307 W Giltner St · Oaktown, IN 47561

$95,000

2 bd · 1.0 ba · 1,018 sqft · SingleFamily public records · 186 Days on market

Built 1900 7,405 sqft lot $93/sqft · 25% below area Est $126k · 25% under

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Why this score? — see what drove the C+ 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 +18.4/30.0
• ARV discount +15.0/15.0
• Appreciation +6.4/10.0
• DSCR +5.8/10.0
• 1% rule +4.9/10.0
• Schools +3.1/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

2 bedroom, 1 bath home with a mix of laminate flooring and carpet. The roof and furnace were both updated recently. The living room offers a comfortable amount of space and makes a nice spot to relax or gather.

Key facts

• Laminate flooring
• Furnace replaced
• Carpet

Tags

• LAMINATE FLOORING
• CARPET
• ROOF REPLACED
• FURNACE REPLACED
• LIVING ROOM SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $89 ($1k/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 $94k (0.7% below list).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#649 in IN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• North Knox School Corporation (rural): math 28% / reading 45% proficiency, ranked #186 of 301 in IN (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 7 active listings in the ZIP; 36 units permitted in Knox County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($657 loan paydown + $3k appreciation (2.9% local appreciation)).
• Knox County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.9% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 186 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $95k implies a 377% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 186 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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: 0.99% ✗
• Cap rate: 7.42%
• Cash-on-cash: 4.01%
• DSCR: 1.18
• GRM: 8.4

CMA / ARV

• ARV (median comp): $126,136
• List price: $95,000
• Delta: -24.68%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
307 3rd St	0.51mi	2/1.0	1,016 (-0%)	3mo	$130,000	$128	74
204 S State St	0.33mi	2/1.0	1,036 (+2%)	11mo	$128,600	$124	72
312 N Locust St	0.57mi	2/1.0	1,020 (+0%)	2mo	$95,000	$93	71
314 N Locust St	0.57mi	2/1.5	1,110 (+9%)	16mo	$142,500	$128	43

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

Projected returns pro-forma

2.86% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.9%
• Equity multiple: 1.62×
• Total profit: $16,420
• Equity at exit: $41,965

10-year hold

• IRR: 13.2%
• Equity multiple: 2.93×
• Total profit: $51,427
• Equity at exit: $64,096

Cash invested: $26,600 (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 47561

• Home prices YoY: 1.4%
• Active inventory: 7
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $944 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $89

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 86%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-13
   price $95,000 210-char remark

   Show marketing remark (210 chars)

   2 bedroom, 1 bath home with a mix of laminate flooring and carpet. The roof and furnace were both updated recently. The living room offers a comfortable amount of space and makes a nice spot to relax or gather.

2. 2026-04-29
   status Active 210-char remark

   Show marketing remark (210 chars)

   2 bedroom, 1 bath home with a mix of laminate flooring and carpet. The roof and furnace were both updated recently. The living room offers a comfortable amount of space and makes a nice spot to relax or gather.

3. 2026-04-24
   status Pending 210-char remark

   Show marketing remark (210 chars)

   2 bedroom, 1 bath home with a mix of laminate flooring and carpet. The roof and furnace were both updated recently. The living room offers a comfortable amount of space and makes a nice spot to relax or gather.

4. 2026-02-19
   price $98,900 210-char remark

   Show marketing remark (210 chars)

   2 bedroom, 1 bath home with a mix of laminate flooring and carpet. The roof and furnace were both updated recently. The living room offers a comfortable amount of space and makes a nice spot to relax or gather.

5. 2026-01-21
   price $109,900 210-char remark

   Show marketing remark (210 chars)

   2 bedroom, 1 bath home with a mix of laminate flooring and carpet. The roof and furnace were both updated recently. The living room offers a comfortable amount of space and makes a nice spot to relax or gather.

6. 2025-11-19
   listed $114,900 Active 210-char remark

   Show marketing remark (210 chars)

   2 bedroom, 1 bath home with a mix of laminate flooring and carpet. The roof and furnace were both updated recently. The living room offers a comfortable amount of space and makes a nice spot to relax or gather.

7. 2021-12-29
   soldstatus $19,900

ⓘ 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 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 2% 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: $11,324
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$906
• − Management: −$906
• − Depreciation: −$2,764
• Taxable loss: −$473
• Est. tax savings @ 24.0%: +$113
• After-tax cash flow: $1,181/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: North Knox School Corporation
• NCES district ID: 1807830
• Math proficiency: 28% ▼ -11.00%
• Reading proficiency: 45% ▼ -3.00%
• Median HH income: $42,553
• Composite: 30.82/100
• National rank: #6139
• State rank: #186 of 301 in IN

Livability — Oaktown

• Score: 52/100
• State rank: #649
• US rank: #24704

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oaktown, IN
• Population (ZIP): 1,293

Population outlook (Knox County) Hauer SSP2

• Today (2025): 37,092 people
• By 2030: 36,271 · -2.2%
• By 2040: 34,196 · -7.8%
• By 2050: 32,405 · -12.6%
• By 2075: 28,754 · -22.5%
• By 2100: 24,110 · -35.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Lithuanian 4% Slovak 3% Italian 3%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Knox

• 2024 margin: Solid R (+50.4) · D 24.0% · R 74.4% · Other 1.6%
• 2008→2024 swing: -43.9pp toward R · 2008: -6.5pp · 2024: -50.4pp
• All cycles: 2024: R+50.4 2020: R+47.4 2016: R+47.2 2012: R+28.9 2008: R+6.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.86%
• Current HPI: 207.4804
• 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

+377.4% since first listed

7 events — show timeline

• 2026-05-13 Price Changed $95,000 IRMLS
• 2026-04-29 Relisted — IRMLS
• 2026-04-24 Pending — IRMLS
• 2026-02-19 Price Changed $98,900 IRMLS
• 2026-01-21 Price Changed $109,900 IRMLS
• 2025-11-19 Listed $114,900 IRMLS
• 2021-12-29 Sold (Public Records) $19,900 Public Records

Property tax history

-10.0%/yr

Latest (2024): $158 · +22.7% YoY. Source: county tax records.