440 N 8th Sts · Clinton, IN 47842

$62,000

3 bd · 1.0 ba · 1,722 sqft · SingleFamily public records · 69 Days on market

Built 1905 8,712 sqft 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
• Appreciation +6.0/10.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Enchanting Clinton, Indiana could be your next destination! A tight community that has much to offer just north of Terre Haute but the most intriguing offer is this 2BR/1BA home with a garage and a fully fenced in backyard. Located on a quiet street and literally a quick walk to the park, you may find this property challenging but fully satisfying as you bring new life to this space. Full basement, a loft, and an office space may be the most surprising aspect of this charmer. Greeted by the enclosed porch for those windy and cold days, the warmth of this turn of the 20th century bungalow will quickly let you know you made the right choice. Don't miss the opportunities of the deep one-car garage that can easily double as a workshop. Finally, the back yard is beautiful during the spring and summer with a charming patio to enjoy it all. Scoop this one up today for the value, then enjoy your transformation.

Key facts

• Full basement
• Enclosed porch
• Deep one-car garage

Tags

• FULLY FENCED IN BACKYARD
• QUICK WALK TO THE PARK
• FULL BASEMENT
• ENCLOSED PORCH
• DEEP ONE-CAR GARAGE
• CHARMING PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $62k.

Deal economics

• At list price, monthly cash flow is $502 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).
• Recommended offer: $58k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.0% vs local median 6.3% in Clinton — 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 62/100 on livability (#474 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, employment F.
• South Vermillion Community School Corporation (rural): math 31% / reading 42% proficiency, ranked #182 of 301 in IN (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Central Elementary School (math 27% / reading 37%, grade F, #652 of 994 statewide, top 68%, 302 students, 64% FRL); South Vermillion Middle School (math 25% / reading 39%, grade F, #190 of 330 statewide, top 59%, 343 students, 61% FRL); South Vermillion High School (math 27% / reading 62%, grade F, #169 of 369 statewide, top 51%, 478 students, 54% FRL).
• Market conditions: 48 active listings in the ZIP; 28 units permitted in Vermillion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($429 loan paydown + $1k appreciation (2.0% local appreciation)).
• Vermillion County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($58k) 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 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $58,280 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.92% ✓
• Cap rate: 16.01%
• Cash-on-cash: 34.70%
• DSCR: 2.54
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $156,702
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1102 Matthews St	0.43mi	3/2.0	1,617 (-6%)	3mo	$300,000	$186	63
411 N Main St	0.47mi	3/2.0	1,596 (-7%)	7mo	$93,500	$59	56
1207 Blackman St	0.52mi	2/1.0 (-1)	1,804 (+5%)	10mo	$110,000	$61	54
757 Vine St	0.26mi	2/2.0 (-1)	1,922 (+12%)	9mo	$49,000	$25	52
559 Mulberry Street St	0.38mi	4/2.0 (+1)	1,924 (+12%)	5mo	$200,000	$104	50
622 S 9th St	0.70mi	2/1.0 (-1)	1,578 (-8%)	2mo	$143,900	$91	47
619 Elm St	0.51mi	2/2.0 (-1)	1,798 (+4%)	16mo	$60,009	$33	46
759 Elm St	0.50mi	4/2.0 (+1)	1,936 (+12%)	3mo	$197,500	$102	45
1203 Blackman St	0.52mi	2/1.0 (-1)	1,628 (-6%)	21mo	$25,200	$15	44
428 S 7th St	0.55mi	3/2.0	1,539 (-11%)	22mo	$152,000	$99	35
778 S Lincoln St	0.68mi	3/2.0	1,505 (-13%)	11mo	$230,000	$153	34
532 S 6th St	0.65mi	2/1.0 (-1)	1,482 (-14%)	9mo	$115,000	$78	34

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

Projected returns pro-forma

1.98% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.8%
• Equity multiple: 3.09×
• Total profit: $36,203
• Equity at exit: $24,403

10-year hold

• IRR: 39.8%
• Equity multiple: 6.09×
• Total profit: $88,349
• Equity at exit: $35,102

Cash invested: $17,360 (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 47842

• Home prices YoY: 1.0%
• Active inventory: 48
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,193 medium
• Mortgage (P&I): −$325
• Tax from tax record: −$90 /mo · $1,075/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $502

Break-even live

Break-even rent $558

Max offer price $62,000

Occupancy floor 53%

Sensitivity live

Price	-10% $537	-5% $520	+0% $502	+5% $484	+10% $467
Rent	-10% $408	-5% $455	+0% $502	+5% $549	+10% $596
Rate	-1.0pp $533	-0.5pp $518	base $502	+0.5pp $486	+1.0pp $470

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: $15,500
• Closing costs: $1,860
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-04
   soldstatus $56,000 Closed 916-char remark

   Show marketing remark (916 chars)

   Enchanting Clinton, Indiana could be your next destination! A tight community that has much to offer just north of Terre Haute but the most intriguing offer is this 2BR/1BA home with a garage and a fully fenced in backyard. Located on a quiet street and literally a quick walk to the park, you may find this property challenging but fully satisfying as you bring new life to this space. Full basement, a loft, and an office space may be the most surprising aspect of this charmer. Greeted by the enclosed porch for those windy and cold days, the warmth of this turn of the 20th century bungalow will quickly let you know you made the right choice. Don't miss the opportunities of the deep one-car garage that can easily double as a workshop. Finally, the back yard is beautiful during the spring and summer with a charming patio to enjoy it all. Scoop this one up today for the value, then enjoy your transformation.

2. 2026-03-27
   status Pending 916-char remark

   Show marketing remark (916 chars)

   Enchanting Clinton, Indiana could be your next destination! A tight community that has much to offer just north of Terre Haute but the most intriguing offer is this 2BR/1BA home with a garage and a fully fenced in backyard. Located on a quiet street and literally a quick walk to the park, you may find this property challenging but fully satisfying as you bring new life to this space. Full basement, a loft, and an office space may be the most surprising aspect of this charmer. Greeted by the enclosed porch for those windy and cold days, the warmth of this turn of the 20th century bungalow will quickly let you know you made the right choice. Don't miss the opportunities of the deep one-car garage that can easily double as a workshop. Finally, the back yard is beautiful during the spring and summer with a charming patio to enjoy it all. Scoop this one up today for the value, then enjoy your transformation.

3. 2026-03-26
   status Pending
4. 2026-01-16
   listed $62,000 Active
5. 2026-01-15
   listed $62,000 Active 916-char remark

   Show marketing remark (916 chars)

   Enchanting Clinton, Indiana could be your next destination! A tight community that has much to offer just north of Terre Haute but the most intriguing offer is this 2BR/1BA home with a garage and a fully fenced in backyard. Located on a quiet street and literally a quick walk to the park, you may find this property challenging but fully satisfying as you bring new life to this space. Full basement, a loft, and an office space may be the most surprising aspect of this charmer. Greeted by the enclosed porch for those windy and cold days, the warmth of this turn of the 20th century bungalow will quickly let you know you made the right choice. Don't miss the opportunities of the deep one-car garage that can easily double as a workshop. Finally, the back yard is beautiful during the spring and summer with a charming patio to enjoy it all. Scoop this one up today for the value, then enjoy your transformation.

6. 2011-05-25
   soldstatus $16,000

ⓘ 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: $1,075 · $90/mo
• Projected year-2 tax: $1,075 · $90/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 ≥105°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 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,318
• − Mortgage interest: −$3,473
• − Property taxes: −$1,075
• − Insurance: −$310
• − Repairs & maintenance: −$1,145
• − Management: −$1,145
• − Depreciation: −$1,804
• Taxable income: $5,365
• Est. tax owed @ 24.0%: −$1,288
• After-tax cash flow: $4,737/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 Vermillion Community School Corporation
• NCES district ID: 1810590
• Math proficiency: 31% ▼ -6.00%
• Reading proficiency: 42% ▬ 0.00%
• Median HH income: $42,809
• Composite: 30.87/100
• National rank: #6123
• State rank: #182 of 301 in IN

Livability — Clinton

• Score: 62/100
• State rank: #474
• US rank: #16763

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clinton, IN
• Population (ZIP): 9,675

Population outlook (Vermillion County) Hauer SSP2

• Today (2025): 14,605 people
• By 2030: 13,942 · -4.5%
• By 2040: 12,592 · -13.8%
• By 2050: 11,381 · -22.1%
• By 2075: 9,063 · -37.9%
• By 2100: 7,098 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Italian 2% Lithuanian 2% Iranian 1%
• Foreign-born: 0%

Political lean MEDSL · Vermillion

• 2024 margin: Solid R (+44.7) · D 26.6% · R 71.3% · Other 2.1%
• 2008→2024 swing: -58.7pp toward R · 2008: 13.9pp · 2024: -44.7pp
• All cycles: 2024: R+44.7 2020: R+40.6 2016: R+35.1 2012: R+6.8 2008: D+13.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.98%
• Current HPI: 201.465
• 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

+250.0% since first listed

6 events — show timeline

• 2026-05-04 Sold (MLS) $56,000 MIBOR as Distributed by MLS Grid
• 2026-03-27 Pending — MIBOR as Distributed by MLS Grid
• 2026-03-26 Pending — IRMLS
• 2026-01-16 Listed $62,000 IRMLS
• 2026-01-15 Listed $62,000 MIBOR as Distributed by MLS Grid
• 2011-05-25 Sold (Public Records) $16,000 Public Records

Property tax history

+8.9%/yr

Latest (2024): $1,075 · +8.4% YoY. Source: county tax records.