920 NE A St St · Linton, IN 47441

$70,000

4 bd · 1.5 ba · 2,748 sqft · SingleFamily public records · 32 Days on market

Built 1898 0.28 ac lot

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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
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming Victorian home full of character and ready for restoration. Offering 4 bedrooms and 3 bathrooms, this property features generous room sizes, classic architectural details, and a detached garage complete with a half bath and shop area. Ideal opportunity for buyers looking to customize and add value.

Key facts

• 0.28 acre lot
• 2 garage spots
• Built 1898

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family site-built home; Two stories
• Construction: Aluminum siding
• Exterior features: Asphalt roof; Lot dimensions approximately 60 x 200; Lot size about 0.28 acres; Lot described as 'Other'

Interior

• Bedrooms: Total of 8 rooms (bedroom count not specified)
• Flooring: Hardwood
• Bathrooms: Three full bathrooms; Two bathrooms on the main level
• Heating & cooling: No heating system listed; No cooling system listed
• Interior features: Hardwood flooring; One fireplace in the family room; Basement with crawl space and partial finish
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $657 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.6% vs local median 5.2% in Linton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 71/100 on livability (#129 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Linton-Stockton School Corporation (town): math 39% / reading 45% proficiency, ranked #128 of 301 in IN (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Linton-Stockton Elementary (math 55% / reading 47%, grade C-, #262 of 994 statewide, top 27%, 702 students, 53% FRL); Linton-Stockton Middle School (math 29% / reading 42%, grade F, #162 of 330 statewide, top 49%, 312 students, 52% FRL); Linton-Stockton High School (math 17% / reading 47%, grade F, #295 of 369 statewide, top 82%, 386 students, 48% FRL).
• Market conditions: 66 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Greene County population projected at -22% 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 $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1898 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1898 — 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 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?
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: 2.06% ✓
• Cap rate: 17.55%
• Cash-on-cash: 40.20%
• DSCR: 2.79
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $288,540
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
290 NE 7th St	0.15mi	4/2.0	2,352 (-14%)	8mo	$248,000	$105	60
178 7th St SE	0.36mi	4/2.0	3,044 (+11%)	4mo	$180,000	$59	60
250 Willow Ln	0.71mi	3/2.0 (-1)	2,596 (-6%)	4mo	$375,000	$144	47
509 N Main St	0.55mi	5/2.0 (+1)	2,648 (-4%)	17mo	$212,000	$80	47

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: 36.6%
• Equity multiple: 2.56×
• Total profit: $30,501
• Equity at exit: $10,437

10-year hold

• IRR: 43.3%
• Equity multiple: 5.11×
• Total profit: $80,495
• Equity at exit: $6,052

Cash invested: $19,600 (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 47441

• Home prices YoY: -31.3%
• Active inventory: 66
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,440 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$84 /mo · $1,012/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $657

Break-even live

Break-even rent $608

Max offer price $70,000

Occupancy floor 49%

Sensitivity live

Price	-10% $696	-5% $676	+0% $657	+5% $637	+10% $617
Rent	-10% $543	-5% $600	+0% $657	+5% $714	+10% $770
Rate	-1.0pp $692	-0.5pp $674	base $657	+0.5pp $639	+1.0pp $620

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $70,000 Active 32 DOM
2. 2026-06-18
   days on market $70,000 Active 30 DOM
3. 2026-06-17
   days on market $70,000 Active 29 DOM
4. 2026-06-16
   days on market $70,000 Active 28 DOM
5. 2026-06-15
   days on market $70,000 Active 27 DOM
6. 2026-06-13
   days on market $70,000 Active 25 DOM
7. 2026-06-12
   days on market $70,000 Active 24 DOM
8. 2026-06-09
   days on market $70,000 Active 21 DOM
9. 2026-06-08
   days on market $70,000 Active 20 DOM
10. 2026-06-07
    days on market $70,000 Active 19 DOM
11. 2026-06-07
    days on market $70,000 Active 18 DOM
12. 2026-06-04
    days on market $70,000 Active 15 DOM
13. 2026-06-02
    days on market $70,000 Active 14 DOM
14. 2026-06-01
    days on market $70,000 Active 13 DOM
15. 2026-05-31
    days on market $70,000 Active 12 DOM
16. 2026-05-31
    days on market $70,000 Active 11 DOM
17. 2026-05-19
    listed $70,000 Active

ⓘ 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: $1,012 · $84/mo
• Projected year-2 tax: $1,012 · $84/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 4/10 Moderate 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,275
• − Mortgage interest: −$3,921
• − Property taxes: −$1,012
• − Insurance: −$350
• − Repairs & maintenance: −$1,382
• − Management: −$1,382
• − Depreciation: −$2,036
• Taxable income: $7,191
• Est. tax owed @ 24.0%: −$1,726
• After-tax cash flow: $6,154/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: Linton-Stockton School Corporation
• NCES district ID: 1805910
• Math proficiency: 39% ▼ -6.00%
• Reading proficiency: 45% ▼ -5.00%
• Median HH income: $40,257
• Composite: 35.2/100
• National rank: #4990
• State rank: #128 of 301 in IN

Livability — Linton

• Score: 71/100
• State rank: #129
• US rank: #6717

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Linton, IN
• City population: 8,755
• Population (ZIP): 8,755

Population outlook (Greene County) Hauer SSP2

• Today (2025): 30,724 people
• By 2030: 29,506 · -4.0%
• By 2040: 26,744 · -13.0%
• By 2050: 23,879 · -22.3%
• By 2075: 18,341 · -40.3%
• By 2100: 13,976 · -54.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Lithuanian 7% Slovak 2% Iranian 1%
• Foreign-born: 1% · Canada

Political lean MEDSL · Greene

• 2024 margin: Solid R (+53.7) · D 22.4% · R 76.1% · Other 1.6%
• 2008→2024 swing: -39.2pp toward R · 2008: -14.5pp · 2024: -53.7pp
• All cycles: 2024: R+53.7 2020: R+52.2 2016: R+53.4 2012: R+31.4 2008: R+14.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -87.46%
• Current HPI: 191.9718
• 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

• 2026-05-19 Listed $70,000 IRMLS

Property tax history

+0.5%/yr

Latest (2024): $1,012 · -57.9% YoY. Source: county tax records.