2100 N Rosewood Ave · Muncie, IN 47304

$155,000

3 bd · 1.0 ba · 1,744 sqft · SingleFamily public records · 11 Days on market

Built 1936 6,490 sqft lot Est $164k · 5% under

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +13.3/30.0
• ARV discount +10.0/15.0
• Rent growth +4.5/5.0
• DSCR +4.0/10.0
• Livability +4.0/5.0
• 1% rule +3.8/10.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

You're going to love this 5 bedroom rental near BSU! This home features 1744 SF of living space, 5 bedrooms, 2.5 baths, family room, living room, and gravel lot for parking that can handle 9 cars. The home has newer interior and exterior paint, new water heater, and the owners did extensive repairs since purchasing it. The home is also sold partially furnished. Items to stay are the kitchen table and chairs, kitchen freezer, 3 desks and chairs, 4 mattresses and frames, washer/dryer, and other items could be included with the right offer. The home is currently rented at $1400/month and the owner pays all the utilities. Monthly Utilities: Elec $450, trash/sewage $200, Internet $80, Water $100. Note: 5 girls live there and one girl is the owners daughter without a lease. She maintains the property and in turn lives for free. The new owner will need to honor this current arrangement until the end of the Spring 2022 Semester. All tenants move out by the 4th day of the end of the semester. The owner has 5 more girls wanting to lease for a year at $375/mo ($1875 total rent per month with the owner paying utilities, but the tenants will pay for their own internet). Just give us the green light to sign the leases and they will. Great BSU rental! ALL OFFERS ARE DUE BY SATURDAY THE 23RD AT NOON.

Key facts

• Newer appliances
• Private entrance
• Sleek countertops

Tags

• BRIGHT AND OPEN LAYOUT
• UPDATED PAINTED CABINETRY
• SLEEK COUNTERTOPS
• NEWER APPLIANCES
• PRIVATE ENTRANCE
• MULTI-GENERATIONAL LIVING

Property features AI

Exterior

• Parking: Asphalt parking
• Utilities: Public water; Public sewer
• Home design: Single-family site-built home; One story
• Construction: Aluminum siding; Shingle roof; Crawl space foundation; Built as a site-built home
• Exterior features: Chain link fencing; Corner, level lot with 50 x 130 dimensions

Interior

• Kitchen: Dishwasher; Refrigerator; Electric range
• Bedrooms: Bedrooms located on the main level
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms, both on the main level
• Heating & cooling: Natural gas heating; Forced air heating; Central air conditioning
• Interior features: Dishwasher; Refrigerator; Electric range; Gas water heater; Water heater; One fireplace
• Laundry & utility: Washer and dryer included; Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $-1 ($-17/yr) — negative.
• To cash-flow at today's rent, offer at most $155k (0.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (12.1% below list).
• Recommended offer: $136k (12.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 80/100 on livability (#18 in IN, #1,654 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime F, employment F.
• Muncie Community Schools (urban): math 18% / reading 25% proficiency, ranked #275 of 301 in IN (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Northside Middle School (math 17% / reading 36%, grade F, #236 of 330 statewide, top 72%, 583 students, 70% FRL) — zoned schools at 70% FRL track the district average.
• Market conditions: Rents rising fast (+8.1%/yr); 202 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 171 units permitted in Delaware County in 2024 (57 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Delaware County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 19y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $108k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $136,185 (12.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.88% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.04%
• DSCR: 1.00
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $163,936
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2212 N Ball Ave	0.14mi	3/1.0	1,696 (-3%)	4mo	$158,900	$94	86
2304 N Ball Ave	0.15mi	2/1.0 (-1)	1,712 (-2%)	7mo	$140,000	$82	79
1117 W Haines Ave	0.38mi	3/1.0	1,681 (-4%)	0mo	$163,000	$97	76
2500 N Oakwood Ave	0.26mi	4/2.0 (+1)	1,764 (+1%)	4mo	$130,000	$74	73
1301 W Cowing Dr	0.24mi	3/2.0	1,904 (+9%)	1mo	$176,000	$92	69
2201 W Euclid Ave	0.48mi	3/1.0	1,844 (+6%)	6mo	$115,000	$62	63
2500 N Rosewood Ave	0.16mi	3/2.0	1,484 (-15%)	2mo	$164,900	$111	62
612 W Cromer Ave	0.65mi	3/1.5	1,682 (-4%)	4mo	$199,900	$119	59
1308 N Woodridge Ave	0.54mi	3/1.5	1,624 (-7%)	4mo	$197,900	$122	58
2506 W Johnson Rd	0.67mi	3/2.0	1,636 (-6%)	8mo	$237,000	$145	48
1224 W Carson St	0.64mi	2/1.0 (-1)	1,924 (+10%)	5mo	$125,000	$65	44
2408 N Pauline Ave	0.59mi	2/1.0 (-1)	1,533 (-12%)	4mo	$100,000	$65	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -10.9%
• Equity multiple: 0.59×
• Total profit: $-17,984
• Equity at exit: $23,111

10-year hold

• IRR: 4.4%
• Equity multiple: 1.39×
• Total profit: $17,081
• Equity at exit: $13,402

Cash invested: $43,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Indiana: 90 Strongly Landlord-Friendly · R+11
• County: — inherits STATE
• City: — inherits STATE

10-day pay-or-quit; landlord-favorable; preempted.

Methodology + full state rankings →

ZIP-level market 47304

• Home prices YoY: -28.4%
• Rents YoY: 8.1%
• Active inventory: 202
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,362 high
• Mortgage (P&I): −$813
• Tax from tax record: −$200 /mo · $2,398/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $-1

Break-even live

Break-even rent $1,364

Max offer price $154,754

Occupancy floor 95%

Sensitivity live

Price	-10% $86	-5% $42	+0% $-1	+5% $-45	+10% $-89
Rent	-10% $-109	-5% $-55	+0% $-1	+5% $52	+10% $106
Rate	-1.0pp $77	-0.5pp $38	base $-1	+0.5pp $-42	+1.0pp $-82

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1801 N Glenwood Ave Muncie, IN	2.0	1.0	1096	$1,250	$1.14	44d	1	0.13mi
1901 N Maplewood Ave Muncie, IN	4.0	1.5	1887	$1,700	$0.90	44d	1	0.16mi
2600 N Wheeling Ave Muncie, IN	2.0–3.0	1.0	1024	$1,035	$1.01	44d	1	0.34mi
1200 W Bethel Ave Muncie, IN	3.0	2.0	1100	$1,300	$1.18	44d	13	0.40mi
2201 W Euclid Ave Muncie, IN	3.0	1.0	1844	$1,200	$0.65	44d	1	0.51mi
720 W Centennial Ave Muncie, IN	2.0–3.0	1.0–2.0	1034	$1,099	$1.06	44d	1	0.55mi
711 W Centennial Ave Muncie, IN	3.0	2.0	1372	$1,200	$0.87	44d	1	0.60mi
1810 W Northfield Dr Muncie, IN	2.0	1.5	1418	$1,300	$0.92	44d	1	0.61mi
1001 W Wayne St Muncie, IN	3.0	2.0	1100	$1,200	$1.09	44d	1	0.79mi
816 N New York Ave Muncie, IN	3.0–4.0	1.0	1200	$1,000	$0.83	44d	10	0.79mi
3413 N Milton St Muncie, IN	4.0	1.5	1422	$1,350	$0.95	44d	1	0.89mi
519 N Dill St Muncie, IN	1.0–2.0	1.0	900	$1,125	$1.25	44d	7	0.94mi
808 W Beechwood Ave Muncie, IN	4.0	2.0	1261	$900	$0.71	44d	1	1.02mi
3905 N Franklin St Muncie, IN	2.0	1.5	1342	$1,200	$0.89	44d	1	1.25mi
125 E Oldfield Ln Muncie, IN	1.0–3.0	1.0–2.0	886	$1,325	$1.50	44d	7	1.29mi
3001 N Westwood Rd Muncie, IN	3.0	1.0	1837	$1,200	$0.65	44d	1	1.36mi
4000 N Walnut St Muncie, IN	1.0–3.0	1.0	880	$1,060	$1.20	44d	5	1.37mi
1719 W Adams St Muncie, IN	2.0	1.0	1159	$1,000	$0.86	44d	1	1.38mi
312 S Calvert St Muncie, IN	3.0	1.0	1813	$1,500	$0.83	44d	1	1.40mi
328 S Talley Ave Muncie, IN	2.0	1.0	1770	$1,400	$0.79	44d	1	1.43mi

Listing history 10 events

1. 2026-06-19
   days on market $155,000 Active 11 DOM
2. 2026-06-18
   days on market $155,000 Active 10 DOM
3. 2026-06-17
   days on market $155,000 Active 9 DOM
4. 2026-06-16
   days on market $155,000 Active 8 DOM
5. 2026-06-15
   days on market $155,000 Active 7 DOM
6. 2026-06-14
   days on market $155,000 Active 5 DOM
7. 2026-06-13
   days on market $155,000 Active 4 DOM
8. 2026-06-10
   days on market $155,000 Active 2 DOM
9. 2026-06-09
   remarks 641-char remark
10. 2026-06-09
    listed $155,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast IN · Partial reset (capped growth)

• Current annual tax: $2,398 · $200/mo
• Projected year-2 tax: $2,398 · $200/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,342
• − Mortgage interest: −$8,682
• − Property taxes: −$2,398
• − Insurance: −$775
• − Repairs & maintenance: −$1,307
• − Management: −$1,307
• − Depreciation: −$4,509
• Taxable loss: −$2,637
• Est. tax savings @ 24.0%: +$633
• After-tax cash flow: $616/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Muncie Community Schools
• NCES district ID: 1807320
• Math proficiency: 18% ▼ -9.00%
• Reading proficiency: 25% ▼ -4.00%
• Median HH income: $30,052
• Composite: 17.22/100
• National rank: #9099
• State rank: #275 of 301 in IN

Livability — Muncie

• Score: 80/100
• State rank: #18
• US rank: #1654

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment F Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Muncie, IN
• County: Delaware County · 84,658 people
• City population: 84,658
• Metro: Muncie, IN
• Population (ZIP): 31,237
• Household income: $63,215
• Rent vs Own: 34.6% rent · 65.4% own
• Severe rent burden: 1141.0

Population outlook (Delaware County) Hauer SSP2

• Today (2025): 113,036 people
• By 2030: 111,313 · -1.5%
• By 2040: 106,432 · -5.8%
• By 2050: 100,747 · -10.9%
• By 2075: 91,000 · -19.5%
• By 2100: 80,687 · -28.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 5% Black 4% Asian 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 1%
• Foreign-born: 5% · Canada, Vietnam, China
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% Vietnamese 1%

Political lean MEDSL · Delaware

• 2024 margin: R (+15.8) · D 41.2% · R 57.0% · Other 1.8%
• 2008→2024 swing: -30.8pp toward R · 2008: 15.0pp · 2024: -15.8pp
• All cycles: 2024: R+15.8 2020: R+13.2 2016: R+13.7 2012: D+3.1 2008: D+15.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -78.53%
• Current HPI: 197.5213
• Rent YoY: ▲ 8.08%
• Metro: Muncie, IN
• State GDP YoY: ▲ 2.90%
• F500 in state: 18

Industry mix (Fortune 500 HQ in IN)

Industry	F500 HQs	Revenue
▸Industrial Machinery	2	$37B
▸Healthcare	1	$177B
▸Pharmaceuticals	1	$45B
▸Metals / Steel	1	$18B
▸Agriculture	1	$17B
▸Packaging	1	$12B

Price history

+138.8% since first listed

12 events — show timeline

• 2026-06-08 Listed $155,000 IRMLS
• 2021-12-14 Sold (MLS) $108,000 IRMLS
• 2021-10-19 Listed $99,000 IRMLS
• 2019-10-18 Sold (Public Records) $61,000 Public Records
• 2019-06-10 Listed $74,900 IRMLS
• 2017-07-19 Listed $68,500 IRMLS
• 2016-08-08 Sold (MLS) $57,000 IRMLS
• 2016-02-29 Listed $64,900 IRMLS
• 2015-09-10 Listed $64,900 IRMLS
• 2015-03-20 Listed $80,000 IRMLS
• 2008-06-30 Listing Removed — MIBOR as Distributed by MLS Grid
• 2007-05-25 Listed $64,900 MIBOR as Distributed by MLS Grid

Property tax history

-1.6%/yr

Latest (2024): $2,398 · +17.8% YoY. Source: county tax records.