1103 W Oak St · Union City, IN 47390

$155,000

3 bd · 1.0 ba · 1,005 sqft · SingleFamily public records · 115 Days on market

Built 1910 7,841 sqft lot $154/sqft · 108% above area ↓ 6% since listing

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.6/30.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +0.8/10.0
• 1% rule +0.4/10.0

Listing remarks MLS

Welcome to 1103 W Oak Street! This nicely updated 3-bedroom, 2-bathroom home offers comfort and convenience with the primary suite located on the main floor and two additional bedrooms upstairs. The home features a maintenance-free exterior, plenty of storage throughout and sits on a desirable corner lot. A chain-link fence provides a secure space for pets or play. Move-in ready and full of charm, this property is a must-see!

Key facts

• Primary suite
• Corner lot
• 7,841 sq ft lot

Tags

• PRIMARY SUITE
• MAINTENANCE-FREE EXTERIOR
• CORNER LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $-256 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $110k (29.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $84k (45.7% below list).
• Recommended offer: $84k (45.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#432 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, schools D-, amenities F.
• Randolph Eastern School Corporation (town): math 29% / reading 31% proficiency, ranked #246 of 301 in IN (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 36 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 19 units permitted in Randolph County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Randolph County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,100 (45.7% 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. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 46% concession, seller financing, or rate buy-down credit?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 0.54% ✗
• Cap rate: 4.31%
• Cash-on-cash: -7.08%
• DSCR: 0.68
• GRM: 15.4

CMA / ARV

• ARV (median comp): $101,264
• List price: $155,000
• Delta: 53.07%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
402 Charles St	0.20mi	3/1.0	1,056 (+5%)	7mo	$107,000	$101	76
1032 Debolt Ave	0.44mi	3/1.0	1,040 (+4%)	9mo	$138,000	$133	66
212 S Walnut St	0.46mi	3/1.0	989 (-2%)	16mo	$10,000	$10	62
1000 Debolt Ave	0.43mi	3/1.0	1,040 (+4%)	19mo	$142,500	$137	59
1310 W Hickory St	0.17mi	3/1.0	1,120 (+11%)	22mo	$127,500	$114	55
606 Boggs Ave	0.30mi	2/1.0 (-1)	888 (-12%)	14mo	$95,000	$107	50
811 N Howard St	0.69mi	2/2.0 (-1)	994 (-1%)	10mo	$72,000	$72	49

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: 19.3%
• Equity multiple: 2.57×
• Total profit: $68,023
• Equity at exit: $139,636

10-year hold

• IRR: 17.7%
• Equity multiple: 5.91×
• Total profit: $212,986
• Equity at exit: $301,131

Cash invested: $43,400 (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 47390

• Home prices YoY: 9.1%
• Active inventory: 36
• Price-to-rent: 15.4×

Monthly cashflow live

• Estimated rent: $841 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$43 /mo · $518/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$177
• Net cashflow: $-256

Break-even live

Break-even rent $1,165

Max offer price $109,749

Occupancy floor —

Sensitivity live

Price	-10% $-168	-5% $-212	+0% $-256	+5% $-300	+10% $-344
Rent	-10% $-323	-5% $-289	+0% $-256	+5% $-223	+10% $-190
Rate	-1.0pp $-178	-0.5pp $-217	base $-256	+0.5pp $-296	+1.0pp $-337

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
310 N Walnut St Union City, IN	1.0–2.0	1.0	750	$841	$1.12	44d	1	0.38mi

Listing history 21 events

1. 2026-06-21
   days on market $155,000 Active 115 DOM
2. 2026-06-18
   days on market $155,000 Active 113 DOM
3. 2026-06-17
   days on market $155,000 Active 112 DOM
4. 2026-06-16
   days on market $155,000 Active 111 DOM
5. 2026-06-15
   days on market $155,000 Active 110 DOM
6. 2026-06-13
   days on market $155,000 Active 108 DOM
7. 2026-06-12
   days on market $155,000 Active 107 DOM
8. 2026-06-09
   days on market $155,000 Active 104 DOM
9. 2026-06-08
   days on market $155,000 Active 103 DOM
10. 2026-06-07
    days on market $155,000 Active 102 DOM
11. 2026-06-05
    days on market $155,000 Active 100 DOM
12. 2026-06-04
    days on market $155,000 Active 98 DOM
13. 2026-06-02
    days on market $155,000 Active 97 DOM
14. 2026-06-01
    days on market $155,000 Active 96 DOM
15. 2026-05-31
    days on market $155,000 Active 95 DOM
16. 2026-05-31
    days on market $155,000 Active 94 DOM
17. 2026-02-25
    listed $155,000 Active 429-char remark

    Show marketing remark (429 chars)

    Welcome to 1103 W Oak Street! This nicely updated 3-bedroom, 2-bathroom home offers comfort and convenience with the primary suite located on the main floor and two additional bedrooms upstairs. The home features a maintenance-free exterior, plenty of storage throughout and sits on a desirable corner lot. A chain-link fence provides a secure space for pets or play. Move-in ready and full of charm, this property is a must-see!

18. 2025-08-26
    price $159,900
19. 2025-08-26
    price $159,900
20. 2025-08-15
    listed $169,900 Active
21. 2025-02-07
    price $165,000

ⓘ 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: $518 · $43/mo
• Projected year-2 tax: $918 · $76/mo
• Expected delta: +$400/yr (+$33/mo · 77.3%)

ⓘ 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 ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,092
• − Mortgage interest: −$8,682
• − Property taxes: −$518
• − Insurance: −$775
• − Repairs & maintenance: −$807
• − Management: −$807
• − Depreciation: −$4,509
• Taxable loss: −$6,007
• Est. tax savings @ 24.0%: +$1,442
• After-tax cash flow: $-1,632/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: Randolph Eastern School Corporation
• NCES district ID: 1803180
• Math proficiency: 29% ▼ -15.00%
• Reading proficiency: 31% ▼ -15.00%
• Median HH income: $36,652
• Composite: 24.92/100
• National rank: #7570
• State rank: #246 of 301 in IN

Livability — Union City

• Score: 63/100
• State rank: #432
• US rank: #15530

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Union City, IN
• Population (ZIP): 5,084

Population outlook (Randolph County) Hauer SSP2

• Today (2025): 22,998 people
• By 2030: 21,815 · -5.1%
• By 2040: 19,360 · -15.8%
• By 2050: 17,010 · -26.0%
• By 2075: 12,491 · -45.7%
• By 2100: 8,986 · -60.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 15% Two or more races 9% Black 3%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Romanian 3% Portuguese 2% Italian 1%
• Foreign-born: 6% · Canada, South Korea, Guatemala
• Languages at home: 88% English-only · Spanish 10% Korean 1% Other Indo-European 1%

Political lean MEDSL · Randolph

• 2024 margin: Solid R (+53.7) · D 22.3% · R 75.9% · Other 1.8%
• 2008→2024 swing: -44.9pp toward R · 2008: -8.8pp · 2024: -53.7pp
• All cycles: 2024: R+53.7 2020: R+52.4 2016: R+48.5 2012: R+24.1 2008: R+8.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 22.82%
• Current HPI: 273.6736
• 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

-6.1% since first listed

5 events — show timeline

• 2026-02-25 Listed $155,000 IRMLS
• 2025-08-26 Price Changed $159,900 IRMLS
• 2025-08-26 Price Changed $159,900 RRELMS
• 2025-08-15 Listed $169,900 IRMLS
• 2025-02-07 Price Changed $165,000 Dayton MLS

Property tax history

+5.0%/yr

Latest (2024): $518 · +7.7% YoY. Source: county tax records.