211 W Miami Ave · Logansport, IN 46947

$115,000

3 bd · 1.5 ba · 1,780 sqft · SingleFamily public records · 3 Days on market

Built 1900 4,792 sqft lot Est $130k · 11% 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 +28.5/30.0
• ARV discount +12.7/15.0
• DSCR +10.0/10.0
• 1% rule +6.7/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Multiple Offers. .. Highest & Best offers due by 5/13/26 by 5:00pm. This lovingly maintained home is located on the west side of Logansport. The property highlights are: LIVING SPACES: an inviting layout ideal for relaxation and entertaining KITCHEN: an abundance of cabinets and a cozy breakfast nook BEDROOMS & BATHS: the main level has one bedroom and one bath-laundry is located on the main level in the bath. Upstairs you will find 3 good sized bedrooms and one bath OUTDOOR SPACES: the front porch is equipped with a swing or entertain on the back deck overlooking the fire pit. PARKING & STORAGE: the property includes a carport and shed, providing convenient parking and a

Key facts

• Cozy breakfast nook
• Front porch
• Carport

Tags

• ABUNDANCE OF CABINETS
• COZY BREAKFAST NOOK
• FRONT PORCH
• BACK DECK
• FIRE PIT
• CARPORT

Property features AI

Exterior

• Utilities: Public water; Public sewer; Gas service (natural gas)
• Home design: Single-family site-built home; One story
• Construction: Vinyl siding
• Exterior features: Level lot; Lot dimensions approximately 37 x 129

Interior

• Kitchen: Microwave; Refrigerator; Gas range
• Bedrooms: Total of 7 rooms (bedroom count not specified)
• Bathrooms: 2 full bathrooms; 1 bathroom on the main level
• Heating & cooling: Central air; Natural gas forced-air heating; Gas water heater
• Interior features: Window treatments; Partial basement
• Laundry & utility: Stacked washer/dryer; Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $321 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Cap rate 10.2% vs local median 4.4% in Logansport — 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 78/100 on livability (#34 in IN, #2,683 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, amenities A+, cost of living A+; Watch: commute F, employment D-.
• Logansport Community School Corporation (town): math 26% / reading 32% proficiency, ranked #252 of 301 in IN (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Columbia Elementary School (math 27% / reading 22%, grade F, #762 of 994 statewide, top 78%, 481 students, 81% FRL); Logansport Junior High School (math 17% / reading 30%, grade F, #257 of 330 statewide, top 79%, 607 students, 67% FRL); Logansport Community High School (math 24% / reading 46%, grade F, #266 of 369 statewide, top 73%, 1,224 students, 62% FRL) — zoned schools average 70% FRL vs 50% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 129 active listings in the ZIP; 22 units permitted in Cass County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Cass County population projected at -16% 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 $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.17% ✓
• Cap rate: 10.23%
• Cash-on-cash: 14.04%
• DSCR: 1.62
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $129,940
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
211 W Miami Ave	0.00mi	4/2.0 (+1)	1,780 (0%)	0mo	$130,000	$73	93
325 Wheatland Ave	0.18mi	3/1.0	1,876 (+5%)	6mo	$55,000	$29	75
514 W Linden Ave	0.23mi	3/2.0	1,872 (+5%)	5mo	$110,000	$59	75
316-318 Grove St	0.69mi	3/1.5	1,800 (+1%)	1mo	$45,000	$25	65
207 E Miami Ave	0.32mi	3/1.5	1,568 (-12%)	5mo	$155,000	$99	61
21 W Columbia St	0.38mi	4/2.0 (+1)	1,668 (-6%)	8mo	$66,000	$40	58
1544 Grant St	0.70mi	3/1.0	1,856 (+4%)	1mo	$139,000	$75	58
305 Tanguy St	0.70mi	4/2.0 (+1)	1,752 (-2%)	3mo	$152,000	$87	56
225 E Columbia St	0.44mi	3/2.0	1,600 (-10%)	6mo	$120,000	$75	55
920 Michigan Avenue St	0.65mi	3/2.0	1,637 (-8%)	5mo	$95,000	$58	50
1316 Peter St	0.46mi	2/1.0 (-1)	1,536 (-14%)	7mo	$99,000	$64	43
17 E Colfax St	0.73mi	2/1.0 (-1)	1,564 (-12%)	3mo	$154,900	$99	36

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: 1.5%
• Equity multiple: 1.06×
• Total profit: $1,815
• Equity at exit: $17,147

10-year hold

• IRR: 11.1%
• Equity multiple: 1.87×
• Total profit: $27,876
• Equity at exit: $9,943

Cash invested: $32,200 (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 46947

• Home prices YoY: -28.9%
• Active inventory: 129
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,343 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$34 /mo · $402/yr
• Insurance: −$48
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $321

Break-even live

Break-even rent $937

Max offer price $115,000

Occupancy floor 71%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-14
   status Pending
2. 2026-05-13
   historical Active Under Contract
3. 2026-05-11
   listed $115,000 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: $402 · $34/mo
• Projected year-2 tax: $690 · $57/mo
• Expected delta: +$288/yr (+$24/mo · 71.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,122
• − Mortgage interest: −$6,442
• − Property taxes: −$402
• − Insurance: −$1,242
• − Repairs & maintenance: −$1,290
• − Management: −$1,290
• − Depreciation: −$3,345
• Taxable income: $2,111
• Est. tax owed @ 24.0%: −$507
• After-tax cash flow: $3,349/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: Logansport Community School Corporation
• NCES district ID: 1806030
• Math proficiency: 26% ▼ -10.00%
• Reading proficiency: 32% ▼ -7.00%
• Median HH income: $37,767
• Composite: 24.19/100
• National rank: #7733
• State rank: #252 of 301 in IN

Livability — Logansport

• Score: 78/100
• State rank: #34
• US rank: #2683

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Logansport, IN
• City population: 28,830
• Population (ZIP): 28,830

Population outlook (Cass County) Hauer SSP2

• Today (2025): 36,480 people
• By 2030: 35,390 · -3.0%
• By 2040: 33,077 · -9.3%
• By 2050: 30,631 · -16.0%
• By 2075: 25,426 · -30.3%
• By 2100: 20,617 · -43.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 22% Two or more races 8% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Italian 2% Iranian 1% Lithuanian 1%
• Foreign-born: 12% · Canada, China
• Languages at home: 80% English-only · Spanish 17% French/Haitian/Cajun 1% Other Asian/Pacific 1%

Political lean MEDSL · Cass

• 2024 margin: Solid R (+46.2) · D 26.2% · R 72.4% · Other 1.4%
• 2008→2024 swing: -37.7pp toward R · 2008: -8.5pp · 2024: -46.2pp
• All cycles: 2024: R+46.2 2020: R+41.1 2016: R+42.0 2012: R+21.7 2008: R+8.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -91.21%
• Current HPI: 223.8394
• 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

3 events — show timeline

• 2026-05-14 Pending — IRMLS
• 2026-05-13 Contingent — IRMLS
• 2026-05-11 Listed $115,000 IRMLS

Property tax history

-1.6%/yr

Latest (2023): $402 · +1.9% YoY. Source: county tax records.