8146 Market · Stinesville, IN 47464

$110,000

2 bd · 1.0 ba · 667 sqft · SingleFamily public records · 8 Days on market

Built 1899 6,098 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 +14.7/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• DSCR +4.5/10.0
• Schools +4.0/10.0
• Livability +3.5/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This home may be small, but it is perfect for someone wanting to enjoy the benefits of homeownership and needs a home that is easy to maintain. The seller has completely remodeled this home and it is move in ready. All kitchen appliances stay and the large bathroom has a washer and dryer hookup. The bedroom just needs a closet or armoire added. There is a block structure that is ideal for lawn mower and yard item storage and a lovely and spacious rear yard with mature trees. The property goes all the way to the alley and is within walking distance or a very short drive to the Stinesville General Store.

Key facts

• 6,098 sq ft lot
• Built 1899
• Listed 8 days

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Public water; Municipal sewer connected; No solid waste service listed
• Home design: Single-family residence; One level
• Construction: Vinyl siding, wood siding and stone exterior; Block foundation
• Exterior features: Porch; City lot with mature trees; Less than 1/4 acre

Interior

• Kitchen: Microwave; Electric oven; Refrigerator; Tankless water heater
• Bedrooms: 1 bedroom on the main level (approximately 10 x 14)
• Bathrooms: 1 full bathroom with a full shower stall
• Heating & cooling: Electric heating; Heat pump; Central air; Ductless cooling (heat pump)
• Interior features: Eat-in kitchen; Updated/remodeled; Has view; Low-maintenance lifestyle
• Laundry & utility: Dedicated laundry room; Water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $29 ($346/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 $86k (22.2% below list).
• Recommended offer: $86k (22.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#182 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, amenities F, commute F.
• Richland-Bean Blossom Community School Corporation (suburban): math 41% / reading 52% proficiency, ranked #82 of 301 in IN (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Edgewood Junior High School (math 30% / reading 51%, grade F, #117 of 330 statewide, top 36%, 603 students, 40% FRL); Edgewood High School (math 42% / reading 77%, grade C+, #49 of 369 statewide, top 16%, 820 students, 33% FRL).
• Market conditions: 1 active listings in the ZIP; 872 units permitted in Monroe County in 2024 (663 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($761 loan paydown + $3k appreciation (3.0% local appreciation)).
• Monroe County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1899 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $85,554 (22.2% below list)

Questions for the listing agent

1. Built in 1899 — 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: 0.78% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.12%
• DSCR: 1.05
• GRM: 10.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 8.5%
• Equity multiple: 1.49×
• Total profit: $15,033
• Equity at exit: $49,461

10-year hold

• IRR: 11.0%
• Equity multiple: 2.65×
• Total profit: $50,878
• Equity at exit: $76,225

Cash invested: $30,800 (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 47464

• Active inventory: 1
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $856 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$24 /mo · $292/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $29

Break-even live

Break-even rent $819

Max offer price $110,000

Occupancy floor 92%

Sensitivity live

Price	-10% $91	-5% $60	+0% $29	+5% $-2	+10% $-33
Rent	-10% $-39	-5% $-5	+0% $29	+5% $63	+10% $96
Rate	-1.0pp $84	-0.5pp $57	base $29	+0.5pp $0	+1.0pp $-29

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-22
   days on market $110,000 Active 8 DOM
2. 2026-06-19
   days on market $110,000 Active 6 DOM
3. 2026-06-18
   days on market $110,000 Active 5 DOM
4. 2026-06-17
   days on market $110,000 Active 4 DOM
5. 2026-06-17
   remarks 609-char remark
6. 2026-06-16
   days on market $110,000 Active 3 DOM
7. 2026-06-15
   days on market $110,000 Active 2 DOM
8. 2026-06-14
   remarks 496-char remark
9. 2026-06-14
   listed $110,000 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: $292 · $24/mo
• Projected year-2 tax: $613 · $51/mo
• Expected delta: +$322/yr (+$27/mo · 110.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,266
• − Mortgage interest: −$6,162
• − Property taxes: −$292
• − Insurance: −$550
• − Repairs & maintenance: −$821
• − Management: −$821
• − Depreciation: −$3,200
• Taxable loss: −$1,580
• Est. tax savings @ 24.0%: +$379
• After-tax cash flow: $725/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: Richland-Bean Blossom Community School Corporation
• NCES district ID: 1809480
• Math proficiency: 41% ▼ -15.00%
• Reading proficiency: 52% ▼ -8.00%
• Median HH income: $53,816
• Composite: 40.21/100
• National rank: #3780
• State rank: #82 of 301 in IN

Livability — Stinesville

• Score: 69/100
• State rank: #182
• US rank: #8402

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stinesville, IN
• City population: 316
• Population (ZIP): 316

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 160,645 people
• By 2030: 170,174 · +5.9%
• By 2040: 188,326 · +17.2%
• By 2050: 206,892 · +28.8%
• By 2075: 256,650 · +59.8%
• By 2100: 303,242 · +88.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 12% Hispanic / Latino 10%
• Common ancestry: Iranian 3% Slovak 2% Serbian 1%

Political lean MEDSL · Monroe

• 2024 margin: Strong D (+27.4) · D 63.0% · R 35.5% · Other 1.5%
• 2008→2024 swing: -4.7pp toward R · 2008: 32.2pp · 2024: 27.4pp
• All cycles: 2024: D+27.4 2020: D+28.2 2016: D+23.7 2012: D+16.5 2008: D+32.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

1 event — show timeline

• 2026-06-12 Listed $110,000 MIBOR as Distributed by MLS Grid

Property tax history

+5.3%/yr

Latest (2024): $292 · -1.2% YoY. Source: county tax records.