1720 E Lois Ln · Grayford, IN 47265

$124,900

3 bd · 2.0 ba · 1,008 sqft · SingleFamily public records · 44 Days on market

Built 1972 0.71 ac lot $124/sqft · 39% below area Est $206k · 39% under

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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 +26.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +6.1/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 Bedroom, 2 full bath home with 1008 sq. ft. Fully remodeled. Setting on .80 of an acre with a nice detached pole barn.

Key facts

• 0.71 acre lot
• Garage
• Built 1972

Property features AI

Exterior

• Parking: Detached garage (1 car, approximately 720 sq ft)
• Utilities: Public water; Septic sewage
• Home design: Single-family residence; One level
• Construction: Brick construction; Crawl space foundation
• Exterior features: Approximately 0.71-acre lot (about 1/2–1 acre)

Interior

• Kitchen: Kitchen (approximately 7.9 x 20); No appliances included
• Bedrooms: 3 bedrooms on the main level (bedroom sizes include 10 x 11 and 10 x 12)
• Flooring: Hardwood floors
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Other heating; Other cooling
• Interior features: Hardwood floors; Living room (approximately 13.11 x 9); Utility room (approximately 6.0 x 13)
• Laundry & utility: Main-level laundry (approximately 7.0 x 20)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $311 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Jennings County School Corporation (rural): math 32% / reading 38% proficiency, ranked #194 of 301 in IN (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 160 active listings in the ZIP; 84 units permitted in Jennings County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Jennings County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $25k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $121,153 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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 1972 — 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. 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.
5. 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.
6. 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: 1.11% ✓
• Cap rate: 9.28%
• Cash-on-cash: 10.68%
• DSCR: 1.48
• GRM: 7.5

CMA / ARV

• ARV (median comp): $206,256
• List price: $124,900
• Delta: -39.44%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1980 E County Road 100 S	0.40mi	3/2.0	1,048 (+4%)	3mo	$210,000	$200	72
910 S 250 E	0.64mi	2/2.0 (-1)	1,148 (+14%)	14mo	$217,150	$189	30

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: -0.3%
• Equity multiple: 0.99×
• Total profit: $-450
• Equity at exit: $18,623

10-year hold

• IRR: 9.3%
• Equity multiple: 1.72×
• Total profit: $25,011
• Equity at exit: $10,799

Cash invested: $34,972 (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 47265

• Home prices YoY: -31.5%
• Active inventory: 160
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,386 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$76 /mo · $917/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $311

Break-even live

Break-even rent $992

Max offer price $124,900

Occupancy floor 73%

Sensitivity live

Price	-10% $382	-5% $346	+0% $311	+5% $276	+10% $240
Rent	-10% $202	-5% $256	+0% $311	+5% $366	+10% $421
Rate	-1.0pp $374	-0.5pp $343	base $311	+0.5pp $279	+1.0pp $246

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $124,900 Active 44 DOM
2. 2026-06-18
   days on market $124,900 Active 43 DOM
3. 2026-06-17
   days on market $124,900 Active 42 DOM
4. 2026-06-16
   days on market $124,900 Active 41 DOM
5. 2026-06-15
   days on market $124,900 Active 40 DOM
6. 2026-06-14
   days on market $124,900 Active 38 DOM
7. 2026-06-12
   days on market $124,900 Active 37 DOM
8. 2026-06-09
   pricedays on market $124,900 Active 34 DOM
9. 2026-06-08
   days on market $149,900 Active 33 DOM
10. 2026-06-07
    days on market $149,900 Active 32 DOM
11. 2026-06-02
    days on market $149,900 Active 27 DOM
12. 2026-06-01
    days on market $149,900 Active 26 DOM
13. 2026-05-31
    days on market $149,900 Active 25 DOM
14. 2026-05-30
    days on market $149,900 Active 24 DOM
15. 2026-05-05
    listed $149,900 Active 238-char remark
16. 2023-10-06
    price $165,000
17. 2023-09-29
    listed $179,900 Active
18. 2020-10-14
    listed $124,900

    Show marketing remark (120 chars)

    3 Bedroom, 2 full bath home with 1008 sq. ft. Fully remodeled. Setting on .80 of an acre with a nice detached pole barn.

19. 2020-09-18
    soldstatus $124,900 Sold

    Show marketing remark (120 chars)

    3 Bedroom, 2 full bath home with 1008 sq. ft. Fully remodeled. Setting on .80 of an acre with a nice detached pole barn.

20. 2020-08-08
    historical

    Show marketing remark (120 chars)

    3 Bedroom, 2 full bath home with 1008 sq. ft. Fully remodeled. Setting on .80 of an acre with a nice detached pole barn.

ⓘ 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: $917 · $76/mo
• Projected year-2 tax: $989 · $82/mo
• Expected delta: +$72/yr (+$6/mo · 7.9%)

ⓘ 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 2/10 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,627
• − Mortgage interest: −$6,996
• − Property taxes: −$917
• − Insurance: −$624
• − Repairs & maintenance: −$1,330
• − Management: −$1,330
• − Depreciation: −$3,633
• Taxable income: $1,795
• Est. tax owed @ 24.0%: −$431
• After-tax cash flow: $3,303/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: Jennings County School Corporation
• NCES district ID: 1805190
• Math proficiency: 32% ▼ -11.00%
• Reading proficiency: 38% ▼ -6.00%
• Median HH income: $45,418
• Composite: 29.89/100
• National rank: #6394
• State rank: #194 of 301 in IN

Livability — Grayford

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Grayford, IN
• Population (ZIP): 20,981

Population outlook (Jennings County) Hauer SSP2

• Today (2025): 26,584 people
• By 2030: 25,591 · -3.7%
• By 2040: 23,423 · -11.9%
• By 2050: 20,973 · -21.1%
• By 2075: 15,445 · -41.9%
• By 2100: 10,714 · -59.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Slovak 2% Romanian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Jennings

• 2024 margin: Solid R (+58.8) · D 19.7% · R 78.5% · Other 1.8%
• 2008→2024 swing: -50.8pp toward R · 2008: -8.0pp · 2024: -58.8pp
• All cycles: 2024: R+58.8 2020: R+56.9 2016: R+52.7 2012: R+22.4 2008: R+8.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -107.36%
• Current HPI: 233.0275
• 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

+0.0% since first listed

7 events — show timeline

• 2026-06-09 Price Changed $124,900 MIBOR as Distributed by MLS Grid
• 2026-05-05 Listed $149,900 MIBOR as Distributed by MLS Grid
• 2023-10-06 Price Changed $165,000 MIBOR as Distributed by MLS Grid
• 2023-09-29 Listed $179,900 MIBOR as Distributed by MLS Grid
• 2020-10-14 Listed $124,900 MIBOR as Distributed by MLS Grid
• 2020-09-18 Sold (MLS) $124,900 MIBOR as Distributed by MLS Grid
• 2020-08-08 Listing Removed — MIBOR as Distributed by MLS Grid

Property tax history

+5.9%/yr

Latest (2024): $917 · +13.1% YoY. Source: county tax records.