611 N Sycamore St · Ladoga, IN 47954

$139,000

3 bd · 1.0 ba · 888 sqft · SingleFamily public records · 1 Days on market

Built 1952 8,712 sqft lot Est $120k · 16% over

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• Cash flow +7.6/30.0
• Schools +4.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.7/10.0
• ARV discount +0.3/15.0

Listing remarks MLS

NEW...NEW...NEW!! This 3 bedroom home has been completely remodeled with an added bedroom, new furnace, central air, vinyl replacement windows, new roof, vinyl plank flooring, carpet in the bedrooms, lighting and updated plumbing and electric. The kitchen features new cabinets, counter tops, appliances and the bath has been renovated. All this, and a one car attached garage. Don't miss your chance to own this fantastic home for less than you'd pay in rent.

Key facts

• Newer furnace
• Updated cabinets
• Newer roof

Tags

• NEWER FURNACE
• CENTRAL AIR
• VINYL REPLACEMENT WINDOWS
• NEWER ROOF
• VINYL PLANK FLOORING
• UPDATED CABINETS

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Community sewer; Private water
• Home design: Single family residence; One story
• Construction: Aluminum and vinyl siding; Block foundation
• Exterior features: Screened porch/patio

Interior

• Kitchen: Electric oven; Refrigerator
• Bedrooms: Three bedrooms on the main level (dimensions: 12x10, 10x10, one additional bedroom 18x12)
• Flooring: Luxury vinyl plank
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Luxury vinyl plank flooring in main living areas; Family room
• Laundry & utility: Washer included; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $-169 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $115k (17.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $100k (27.9% below list).
• Recommended offer: $100k (27.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#244 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• South Montgomery Community School Corporation (rural): math 52% / reading 49% proficiency, ranked #46 of 301 in IN (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Southmont Sr High School (math 32% / reading 62%, grade D-, #143 of 369 statewide, top 44%, 477 students, 39% FRL).
• Market conditions: 14 active listings in the ZIP; 52 units permitted in Montgomery County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($961 loan paydown + $14k appreciation (10.0% local appreciation)).
• Montgomery County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 3, paydown + projected appreciation supports a ~$38k 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.
• 4 sale attempts since 23y 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 $79k; list at $139k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $100,244 (27.9% 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 1952 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
6. 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.
7. 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.
8. 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: 0.72% ✗
• Cap rate: 4.84%
• Cash-on-cash: -5.20%
• DSCR: 0.77
• GRM: 11.6

CMA / ARV

• ARV (on-the-fly): $119,880
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
626 E Main St	0.43mi	3/1.0	960 (+8%)	24mo	$129,900	$135	47

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.6%
• Equity multiple: 2.67×
• Total profit: $64,976
• Equity at exit: $125,222

10-year hold

• IRR: 18.7%
• Equity multiple: 6.13×
• Total profit: $199,820
• Equity at exit: $270,046

Cash invested: $38,920 (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 47954

• Home prices YoY: 5.0%
• Active inventory: 14
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,002 medium
• Mortgage (P&I): −$729
• Tax est. 1.5%: −$174 /mo · $2,085/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $-169

Break-even live

Break-even rent $1,216

Max offer price $114,593

Occupancy floor —

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-18
   remarks 397-char remark
2. 2026-06-18
   listed $139,000 Active 1 DOM

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

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 ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $12,029
• − Mortgage interest: −$7,786
• − Property taxes: −$2,085
• − Insurance: −$695
• − Repairs & maintenance: −$962
• − Management: −$962
• − Depreciation: −$4,044
• Taxable loss: −$4,505
• Est. tax savings @ 24.0%: +$1,081
• After-tax cash flow: $-943/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 Montgomery Community School Corporation
• NCES district ID: 1810450
• Math proficiency: 52% ▼ -3.00%
• Reading proficiency: 49% ▼ -4.00%
• Median HH income: $55,952
• Composite: 43.79/100
• National rank: #2935
• State rank: #46 of 301 in IN

Livability — Ladoga

• Score: 67/100
• State rank: #244
• US rank: #10363

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ladoga, IN
• Population (ZIP): 2,223

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 37,893 people
• By 2030: 37,539 · -0.9%
• By 2040: 36,536 · -3.6%
• By 2050: 34,454 · -9.1%
• By 2075: 28,852 · -23.9%
• By 2100: 21,145 · -44.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Asian 2% Hispanic / Latino 1%
• Common ancestry: Scottish 5% Romanian 2% Slovak 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Other Asian/Pacific 1%

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+48.2) · D 24.9% · R 73.2% · Other 1.9%
• 2008→2024 swing: -28.3pp toward R · 2008: -19.9pp · 2024: -48.2pp
• All cycles: 2024: R+48.2 2020: R+49.1 2016: R+50.9 2012: R+38.5 2008: R+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.04%
• Current HPI: 232.3894
• 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

+209.6% since first listed

9 events — show timeline

• 2026-06-18 Listed $139,000 MIBOR as Distributed by MLS Grid
• 2020-02-12 Sold (MLS) $79,000 MIBOR as Distributed by MLS Grid
• 2020-01-06 Pending — MIBOR as Distributed by MLS Grid
• 2019-12-16 Price Changed $79,000 MIBOR as Distributed by MLS Grid
• 2019-12-07 Listed $79,500 MIBOR as Distributed by MLS Grid
• 2007-11-01 Listing Removed — MIBOR as Distributed by MLS Grid
• 2006-07-25 Listed $30,000 MIBOR as Distributed by MLS Grid
• 2004-03-22 Listing Removed — MIBOR as Distributed by MLS Grid
• 2003-09-22 Listed $44,900 MIBOR as Distributed by MLS Grid

Property tax history

-8.7%/yr

Latest (2025): $268 · -9.3% YoY. Source: county tax records.