149 S 12th St · Clinton, IN 47842

$125,000

2 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 65 Days on market

Built 1904 10,454 sqft lot Est $127k · at est.

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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 +13.6/30.0
• ARV discount +8.2/15.0
• Appreciation +6.0/10.0
• DSCR +4.1/10.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Adorable 2 bedroom, 1 bath home in the quaint town of Clinton, IN. As you enter the home you will step into the roomy but cozy living room. Adjacent to the living room is the formal dining room perfect for entertaining. The eat-in kitchen offers plenty of cabinet space and all appliances are included. Both of the bedrooms are nice sized and have been freshly painted. Outside the home you will find a very large fenced in backyard along with a storage shed and 1 car detached garage. Updates for this home include HVAC & electrical (approx. 3 yrs old) plus fresh paint inside the home. Don't miss this one!!

Key facts

• Great outdoor space
• 0.24 acre lot
• Garage

Tags

• FULLY FENCED BACKYARD
• GREAT OUTDOOR SPACE
• FULLY EQUIPPED KITCHEN

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Shingle roof; Built as a residential single family home
• Exterior features: Covered patio/porch

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Natural gas heating
• Interior features: Dishwasher; Gas oven; Gas range; Refrigerator

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $6 ($70/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $96k (23.4% below list).
• Recommended offer: $96k (23.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#474 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, employment F.
• South Vermillion Community School Corporation (rural): math 31% / reading 42% proficiency, ranked #182 of 301 in IN (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Central Elementary School (math 27% / reading 37%, grade F, #652 of 994 statewide, top 68%, 302 students, 64% FRL); South Vermillion Middle School (math 25% / reading 39%, grade F, #190 of 330 statewide, top 59%, 343 students, 61% FRL); South Vermillion High School (math 27% / reading 62%, grade F, #169 of 369 statewide, top 51%, 478 students, 54% FRL).
• Market conditions: 48 active listings in the ZIP; 28 units permitted in Vermillion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($864 loan paydown + $2k appreciation (2.0% local appreciation)).
• Vermillion County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 $75k; list at $125k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1904 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $95,769 (23.4% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. Built in 1904 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.77% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.20%
• DSCR: 1.01
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $126,880
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
702 S 5th St	0.70mi	2/1.0	1,028 (-1%)	4mo	$118,000	$115	62
925 Walnut St	0.32mi	2/1.0	1,092 (+5%)	18mo	$23,000	$21	62
433 S 8th St	0.38mi	2/2.0	1,002 (-4%)	13mo	$137,500	$137	61
821 N 8th St	0.68mi	2/1.0	968 (-7%)	3mo	$118,000	$122	54
945 Morey St	0.60mi	2/2.0	968 (-7%)	5mo	$155,000	$160	52

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

Projected returns pro-forma

1.98% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.7%
• Equity multiple: 1.25×
• Total profit: $8,792
• Equity at exit: $49,200

10-year hold

• IRR: 8.3%
• Equity multiple: 2.12×
• Total profit: $39,261
• Equity at exit: $70,770

Cash invested: $35,000 (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 47842

• Home prices YoY: 1.0%
• Active inventory: 48
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $958 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$43 /mo · $517/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $6

Break-even live

Break-even rent $950

Max offer price $125,000

Occupancy floor 94%

Sensitivity live

Price	-10% $77	-5% $41	+0% $6	+5% $-30	+10% $-65
Rent	-10% $-70	-5% $-32	+0% $6	+5% $44	+10% $82
Rate	-1.0pp $69	-0.5pp $38	base $6	+0.5pp $-27	+1.0pp $-59

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $125,000 Active 65 DOM
2. 2026-06-21
   days on market $125,000 Active 64 DOM
3. 2026-06-18
   days on market $125,000 Active 62 DOM
4. 2026-06-17
   days on market $125,000 Active 61 DOM
5. 2026-06-16
   days on market $125,000 Active 60 DOM
6. 2026-06-15
   days on market $125,000 Active 59 DOM
7. 2026-06-13
   days on market $125,000 Active 57 DOM
8. 2026-06-12
   days on market $125,000 Active 56 DOM
9. 2026-06-09
   days on market $125,000 Active 53 DOM
10. 2026-06-08
    days on market $125,000 Active 52 DOM
11. 2026-06-07
    days on market $125,000 Active 51 DOM
12. 2026-06-07
    days on market $125,000 Active 50 DOM
13. 2026-06-04
    days on market $125,000 Active 47 DOM
14. 2026-06-02
    days on market $125,000 Active 46 DOM
15. 2026-06-01
    days on market $125,000 Active 45 DOM
16. 2026-05-31
    days on market $125,000 Active 44 DOM
17. 2026-05-31
    days on market $125,000 Active 43 DOM
18. 2026-04-16
    listed $125,000 Active
19. 2024-06-27
    soldstatus $75,000 Closed 614-char remark

    Show marketing remark (614 chars)

    Adorable 2 bedroom, 1 bath home in the quaint town of Clinton, IN. As you enter the home you will step into the roomy but cozy living room. Adjacent to the living room is the formal dining room perfect for entertaining. The eat-in kitchen offers plenty of cabinet space and all appliances are included. Both of the bedrooms are nice sized and have been freshly painted. Outside the home you will find a very large fenced in backyard along with a storage shed and 1 car detached garage. Updates for this home include HVAC & electrical (approx. 3 yrs old) plus fresh paint inside the home. Don't miss this one!!

20. 2024-06-13
    status Pending

    Show marketing remark (614 chars)

    Adorable 2 bedroom, 1 bath home in the quaint town of Clinton, IN. As you enter the home you will step into the roomy but cozy living room. Adjacent to the living room is the formal dining room perfect for entertaining. The eat-in kitchen offers plenty of cabinet space and all appliances are included. Both of the bedrooms are nice sized and have been freshly painted. Outside the home you will find a very large fenced in backyard along with a storage shed and 1 car detached garage. Updates for this home include HVAC & electrical (approx. 3 yrs old) plus fresh paint inside the home. Don't miss this one!!

21. 2024-06-13
    status Pending 614-char remark

    Show marketing remark (614 chars)

    Adorable 2 bedroom, 1 bath home in the quaint town of Clinton, IN. As you enter the home you will step into the roomy but cozy living room. Adjacent to the living room is the formal dining room perfect for entertaining. The eat-in kitchen offers plenty of cabinet space and all appliances are included. Both of the bedrooms are nice sized and have been freshly painted. Outside the home you will find a very large fenced in backyard along with a storage shed and 1 car detached garage. Updates for this home include HVAC & electrical (approx. 3 yrs old) plus fresh paint inside the home. Don't miss this one!!

22. 2024-06-10
    listed $75,000 Active 614-char remark

    Show marketing remark (614 chars)

    Adorable 2 bedroom, 1 bath home in the quaint town of Clinton, IN. As you enter the home you will step into the roomy but cozy living room. Adjacent to the living room is the formal dining room perfect for entertaining. The eat-in kitchen offers plenty of cabinet space and all appliances are included. Both of the bedrooms are nice sized and have been freshly painted. Outside the home you will find a very large fenced in backyard along with a storage shed and 1 car detached garage. Updates for this home include HVAC & electrical (approx. 3 yrs old) plus fresh paint inside the home. Don't miss this one!!

23. 2024-06-10
    listed $75,000 Active

    Show marketing remark (614 chars)

    Adorable 2 bedroom, 1 bath home in the quaint town of Clinton, IN. As you enter the home you will step into the roomy but cozy living room. Adjacent to the living room is the formal dining room perfect for entertaining. The eat-in kitchen offers plenty of cabinet space and all appliances are included. Both of the bedrooms are nice sized and have been freshly painted. Outside the home you will find a very large fenced in backyard along with a storage shed and 1 car detached garage. Updates for this home include HVAC & electrical (approx. 3 yrs old) plus fresh paint inside the home. Don't miss this one!!

ⓘ 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: $517 · $43/mo
• Projected year-2 tax: $790 · $66/mo
• Expected delta: +$273/yr (+$23/mo · 52.7%)

ⓘ 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 4/10 Moderate 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,492
• − Mortgage interest: −$7,002
• − Property taxes: −$517
• − Insurance: −$625
• − Repairs & maintenance: −$919
• − Management: −$919
• − Depreciation: −$3,636
• Taxable loss: −$2,127
• Est. tax savings @ 24.0%: +$511
• After-tax cash flow: $581/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: South Vermillion Community School Corporation
• NCES district ID: 1810590
• Math proficiency: 31% ▼ -6.00%
• Reading proficiency: 42% ▬ 0.00%
• Median HH income: $42,809
• Composite: 30.87/100
• National rank: #6123
• State rank: #182 of 301 in IN

Livability — Clinton

• Score: 62/100
• State rank: #474
• US rank: #16763

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clinton, IN
• Population (ZIP): 9,675

Population outlook (Vermillion County) Hauer SSP2

• Today (2025): 14,605 people
• By 2030: 13,942 · -4.5%
• By 2040: 12,592 · -13.8%
• By 2050: 11,381 · -22.1%
• By 2075: 9,063 · -37.9%
• By 2100: 7,098 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Italian 2% Lithuanian 2% Iranian 1%
• Foreign-born: 0%

Political lean MEDSL · Vermillion

• 2024 margin: Solid R (+44.7) · D 26.6% · R 71.3% · Other 2.1%
• 2008→2024 swing: -58.7pp toward R · 2008: 13.9pp · 2024: -44.7pp
• All cycles: 2024: R+44.7 2020: R+40.6 2016: R+35.1 2012: R+6.8 2008: D+13.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.98%
• Current HPI: 201.465
• Rent YoY: —
• Metro: —
• 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

+66.7% since first listed

6 events — show timeline

• 2026-04-16 Listed $125,000 THAAR
• 2024-06-27 Sold (MLS) $75,000 MIBOR as Distributed by MLS Grid
• 2024-06-13 Pending — THAAR
• 2024-06-13 Pending — MIBOR as Distributed by MLS Grid
• 2024-06-10 Listed $75,000 THAAR
• 2024-06-10 Listed $75,000 MIBOR as Distributed by MLS Grid

Property tax history

+9.4%/yr

Latest (2024): $517 · -0.7% YoY. Source: county tax records.