1709 E Sycamore St · Petersburg, IN 47567

$26,900

1 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 9 Days on market

Built 1938 5,227 sqft lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.4/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Unlock the potential of this Petersburg property, offering a rare opportunity for a full renovation or new build on a generous 52x105 lot. The home features a solid shingle roof estimated at 15-20 years old and a full unfinished basement, providing a strong foundation for your vision. With the interior mostly gutted after a past fire, you have a blank slate to design and rebuild exactly as you wish. City water and sewer are available, and the property sits in a convenient location close to local schools. Whether you're looking to restore, reimagine, or start fresh, this property is ready for your creative plans. Seize the chance to transform this space and add value in a growing area.

Key facts

• New build
• City water and sewer
• Full renovation

Tags

• FULL RENOVATION
• NEW BUILD
• SOLID SHINGLE ROOF
• FULL UNFINISHED BASEMENT
• CITY WATER AND SEWER
• CONVENIENT LOCATION

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family site-built home; One-story
• Construction: Vinyl siding with asphalt components; Built as a site-built residence
• Exterior features: Level lot; Lot dimensions approximately 52 x 105

Interior

• Bathrooms: One full bathroom (main level)
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Full unfinished basement; Basement laundry area (in basement); Total of 2 rooms
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $27k.

Deal economics

• At list price, monthly cash flow is $766 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $27k).

Location & tenants

• Location reads 68/100 on livability (#231 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Pike County School Corporation (rural): math 29% / reading 39% proficiency, ranked #203 of 301 in IN (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Petersburg Elementary School (math 32% / reading 32%, grade F, #652 of 994 statewide, top 68%, 458 students, 57% FRL); Pike Central Middle School (math 20% / reading 33%, grade F, #236 of 330 statewide, top 72%, 366 students, 49% FRL); Pike Central High School (math 32% / reading 57%, grade F, #169 of 369 statewide, top 51%, 475 students, 44% FRL) — zoned schools average 50% FRL vs 33% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 28 active listings in the ZIP; 7 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $186 of loan paydown is wiped out by about $807 of value loss. Plan a longer hold.
• Pike County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $3k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $26,900

Questions for the listing agent

1. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 4.50% ✓
• Cap rate: 40.48%
• Cash-on-cash: 122.08%
• DSCR: 6.43
• GRM: 1.9

CMA / ARV

• ARV (on-the-fly): $183,456
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1510 E Locust St	0.09mi	2/1.5 (+1)	1,184 (-5%)	10mo	$22,000	$19	72
1410 E Poplar St	0.28mi	2/1.0 (+1)	1,224 (-2%)	8mo	$149,500	$122	72
1501 E Locust St	0.13mi	2/1.0 (+1)	1,176 (-6%)	23mo	$50,000	$43	61
308 S 6th St	0.51mi	2/1.0 (+1)	1,128 (-10%)	8mo	$165,900	$147	49
512 S 5th St	0.56mi	2/2.0 (+1)	1,128 (-10%)	5mo	$180,000	$160	45
305 E Maple St	0.66mi	2/1.0 (+1)	1,176 (-6%)	13mo	$49,900	$42	44
414 S 5th St	0.56mi	2/2.0 (+1)	1,086 (-13%)	17mo	$181,500	$167	29
410 S 5th St	0.55mi	2/2.0 (+1)	1,086 (-13%)	18mo	$175,000	$161	29

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.90×
• Total profit: $44,466
• Equity at exit: $4,011

10-year hold

• IRR: —
• Equity multiple: 14.50×
• Total profit: $101,647
• Equity at exit: $2,326

Cash invested: $7,532 (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 47567

• Home prices YoY: -5.7%
• Active inventory: 28
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,210 medium
• Mortgage (P&I): −$141
• Tax from tax record: −$38 /mo · $452/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $766

Break-even live

Break-even rent $240

Max offer price $26,900

Occupancy floor 32%

Sensitivity live

Price	-10% $781	-5% $774	+0% $766	+5% $759	+10% $751
Rent	-10% $671	-5% $718	+0% $766	+5% $814	+10% $862
Rate	-1.0pp $780	-0.5pp $773	base $766	+0.5pp $759	+1.0pp $752

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: $6,725
• Closing costs: $807
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-19
   days on market $26,900 Active 9 DOM
2. 2026-06-18
   days on market $26,900 Active 8 DOM
3. 2026-06-17
   days on market $26,900 Active 7 DOM
4. 2026-06-16
   days on market $26,900 Active 6 DOM
5. 2026-06-16
   price $26,900 Active 5 DOM
6. 2026-06-15
   days on market $29,900 Active 5 DOM
7. 2026-06-14
   days on market $29,900 Active 3 DOM
8. 2026-06-12
   remarks 693-char remark
9. 2026-06-12
   listed $29,900 Active 2 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: $452 · $38/mo
• Projected year-2 tax: $452 · $38/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 5/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,525
• − Mortgage interest: −$1,507
• − Property taxes: −$452
• − Insurance: −$134
• − Repairs & maintenance: −$1,162
• − Management: −$1,162
• − Depreciation: −$783
• Taxable income: $9,325
• Est. tax owed @ 24.0%: −$2,238
• After-tax cash flow: $6,957/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: Pike County School Corporation
• NCES district ID: 1808900
• Math proficiency: 29% ▼ -6.00%
• Reading proficiency: 39% ▼ -2.00%
• Median HH income: $43,646
• Composite: 28.88/100
• National rank: #6642
• State rank: #203 of 301 in IN

Livability — Petersburg

• Score: 68/100
• State rank: #231
• US rank: #9979

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Petersburg, IN
• Population (ZIP): 6,187

Population outlook (Pike County) Hauer SSP2

• Today (2025): 11,816 people
• By 2030: 11,348 · -4.0%
• By 2040: 10,351 · -12.4%
• By 2050: 9,410 · -20.4%
• By 2075: 7,638 · -35.4%
• By 2100: 6,118 · -48.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Native American 2% Two or more races 1%
• Common ancestry: Slovak 3% Portuguese 2% Serbian 1%
• Foreign-born: 1% · Canada

Political lean MEDSL · Pike

• 2024 margin: Solid R (+54.9) · D 21.9% · R 76.7% · Other 1.4%
• 2008→2024 swing: -46.2pp toward R · 2008: -8.6pp · 2024: -54.9pp
• All cycles: 2024: R+54.9 2020: R+52.7 2016: R+51.9 2012: R+25.4 2008: R+8.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -12.97%
• Current HPI: 216.028
• 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

+13.3% since first listed

2 events — show timeline

• 2026-06-10 Listed $29,900 IRMLS
• 2014-08-01 Listed $26,400 IRMLS

Property tax history

-6.8%/yr

Latest (2024): $452 · +4.4% YoY. Source: county tax records.