212 E Howard St · Brook, IN 47922

$50,000

3 bd · 1.5 ba · 2,250 sqft · SingleFamily public records · 1 Days on market

Built 1912 0.38 ac lot ↓ 13% since listing

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

PRICED REDUCED! This home boasts lots of square footage in a great location of Brook. Open concept from kitchen into huge family room. Additional room could be used as a bedroom. Does need some updating to make it your own but is move in ready while you renovate. The front porch is a nice feature to sit and have your cup of coffee. The great thing is the refrigerator, stove, microwave, washer, dryer, and upright freezer, along with 2 window AC units stay with an acceptable offer. Great price, great location! This home is waiting for new owners!

Key facts

• Great room
• Enclosed front porch
• Mature trees

Tags

• GREAT ROOM
• ENCLOSED FRONT PORCH
• MATURE TREES

Property features AI

Finance

• Other: Property vacant

Exterior

• Parking: Off-street parking
• Security: Other security features (unspecified)
• Utilities: Public water; Public sewer; Natural gas connected; Electricity connected (100 amp service); Cable available
• Home design: One and one-half story house; Built in 1912; Property listed as fixer condition
• Construction: Vinyl siding; Shingle roof
• Exterior features: Enclosed porch; Rain gutters; Neighborhood view; Wood-framed windows

Interior

• Kitchen: No kitchen appliances listed
• Bedrooms: Primary bedroom; Three additional bedrooms (total 4 bedrooms)
• Flooring: Carpet; Linoleum
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No central air cooling
• Interior features: No notable built-in interior features listed; Crawl space basement
• Laundry & utility: Washer hookup on main level; Gas dryer hookup on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $542 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).

Location & tenants

• Location reads 65/100 on livability (#355 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• South Newton School Corporation (rural): math 29% / reading 35% proficiency, ranked #219 of 301 in IN (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: South Newton Elementary School (math 37% / reading 32%, grade F, #597 of 994 statewide, top 63%, 416 students, 68% FRL); South Newton Middle School (math 22% / reading 32%, grade F, #234 of 330 statewide, top 71%, 204 students, 71% FRL); South Newton Senior High School (math 24% / reading 64%, grade F, #169 of 369 statewide, top 51%, 242 students, 52% FRL).
• Market conditions: 8 active listings in the ZIP; 24 units permitted in Newton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($346 loan paydown + $3k appreciation (5.4% local appreciation)).
• Newton County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.4% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 14y 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 $29k; list at $50k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $50,000

Questions for the listing agent

1. Built in 1912 — 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. 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.
5. 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.
6. 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: 2.20% ✓
• Cap rate: 19.29%
• Cash-on-cash: 46.43%
• DSCR: 3.07
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $130,500
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
125 E Broadway St	0.19mi	2/2.0 (-1)	2,336 (+4%)	3mo	$135,900	$58	76
136 E Main St	0.10mi	4/2.5 (+1)	1,948 (-13%)	5mo	$150,000	$77	60
517 W Main St	0.54mi	3/1.5	2,240 (-0%)	18mo	$113,800	$51	59
308 N Jefferson St	0.25mi	4/2.5 (+1)	2,023 (-10%)	13mo	$230,000	$114	52
150 S Canal St	0.45mi	4/1.0 (+1)	2,000 (-11%)	10mo	$40,000	$20	45

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

Projected returns pro-forma

5.44% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 54.8%
• Equity multiple: 4.38×
• Total profit: $47,288
• Equity at exit: $29,675

10-year hold

• IRR: 52.2%
• Equity multiple: 9.04×
• Total profit: $112,585
• Equity at exit: $52,359

Cash invested: $14,000 (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 47922

• Home prices YoY: 2.1%
• Active inventory: 8
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,098 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$43 /mo · $515/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $542

Break-even live

Break-even rent $413

Max offer price $50,000

Occupancy floor 46%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-29
   status Pending
2. 2026-05-28
   listed $50,000 Active
3. 2014-01-13
   soldstatus $28,900 551-char remark

   Show marketing remark (551 chars)

   PRICED REDUCED! This home boasts lots of square footage in a great location of Brook. Open concept from kitchen into huge family room. Additional room could be used as a bedroom. Does need some updating to make it your own but is move in ready while you renovate. The front porch is a nice feature to sit and have your cup of coffee. The great thing is the refrigerator, stove, microwave, washer, dryer, and upright freezer, along with 2 window AC units stay with an acceptable offer. Great price, great location! This home is waiting for new owners!

4. 2014-01-13
   soldstatus $28,900

   Show marketing remark (551 chars)

   PRICED REDUCED! This home boasts lots of square footage in a great location of Brook. Open concept from kitchen into huge family room. Additional room could be used as a bedroom. Does need some updating to make it your own but is move in ready while you renovate. The front porch is a nice feature to sit and have your cup of coffee. The great thing is the refrigerator, stove, microwave, washer, dryer, and upright freezer, along with 2 window AC units stay with an acceptable offer. Great price, great location! This home is waiting for new owners!

5. 2013-12-17
   historical
6. 2013-04-03
   listed $34,900 551-char remark

   Show marketing remark (551 chars)

   PRICED REDUCED! This home boasts lots of square footage in a great location of Brook. Open concept from kitchen into huge family room. Additional room could be used as a bedroom. Does need some updating to make it your own but is move in ready while you renovate. The front porch is a nice feature to sit and have your cup of coffee. The great thing is the refrigerator, stove, microwave, washer, dryer, and upright freezer, along with 2 window AC units stay with an acceptable offer. Great price, great location! This home is waiting for new owners!

7. 2012-11-30
   listed $57,500

ⓘ 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: $515 · $43/mo
• Projected year-2 tax: $515 · $43/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 ≥102°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,180
• − Mortgage interest: −$2,801
• − Property taxes: −$515
• − Insurance: −$250
• − Repairs & maintenance: −$1,054
• − Management: −$1,054
• − Depreciation: −$1,455
• Taxable income: $6,050
• Est. tax owed @ 24.0%: −$1,452
• After-tax cash flow: $5,048/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 Newton School Corporation
• NCES district ID: 1810470
• Math proficiency: 29% ▼ -18.00%
• Reading proficiency: 35% ▼ -14.00%
• Median HH income: $46,624
• Composite: 27.52/100
• National rank: #6952
• State rank: #219 of 301 in IN

Livability — Brook

• Score: 65/100
• State rank: #355
• US rank: #13497

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brook, IN
• Population (ZIP): 1,347

Population outlook (Newton County) Hauer SSP2

• Today (2025): 13,726 people
• By 2030: 13,448 · -2.0%
• By 2040: 12,771 · -7.0%
• By 2050: 12,104 · -11.8%
• By 2075: 11,059 · -19.4%
• By 2100: 9,813 · -28.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 16% Two or more races 3%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Romanian 8% Lithuanian 1% Iranian 1%
• Foreign-born: 11% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Newton

• 2024 margin: Solid R (+57.0) · D 20.8% · R 77.7% · Other 1.5%
• 2008→2024 swing: -45.8pp toward R · 2008: -11.2pp · 2024: -57.0pp
• All cycles: 2024: R+57.0 2020: R+52.1 2016: R+46.1 2012: R+19.1 2008: R+11.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.44%
• Current HPI: 269.6516
• 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

-13.0% since first listed

7 events — show timeline

• 2026-05-29 Pending — NIRA MLS as Distributed by MLS Grid
• 2026-05-28 Listed $50,000 NIRA MLS as Distributed by MLS Grid
• 2014-01-13 Sold (Public Records) $28,900 Public Records
• 2014-01-13 Sold (MLS) $28,900 NIRA MLS as Distributed by MLS Grid
• 2013-12-17 Listing Removed — NIRA MLS as Distributed by MLS Grid
• 2013-04-03 Listed $34,900 NIRA MLS as Distributed by MLS Grid
• 2012-11-30 Listed $57,500 NIRA MLS as Distributed by MLS Grid

Property tax history

+3.3%/yr

Latest (2024): $515 · +6.6% YoY. Source: county tax records.