320 E 6th St · Rushville, IN 46173

$129,900

3 bd · 2.0 ba · 1,435 sqft · SingleFamily public records · 80 Days on market

Built 1900 3,398 sqft lot Est $145k · 10% 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 +20.4/30.0
• ARV discount +12.2/15.0
• DSCR +6.5/10.0
• 1% rule +4.8/10.0
• Livability +3.5/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderfully loved 3 bed 2 bath in the Downtown District of Rushville. Welcome home with an inviting entrance way that leads to the large living room or the formal dining room. Both bathrooms have been updated, New roof installed last year, newer pex water lines have also been ran in the home, Newer 200 amp service has also been ran in the home.

Key facts

• Attic access
• Pex plumbing
• Attached garage

Tags

• PRIVATE ENSUITE BATHROOM
• UPDATED KITCHEN
• ATTIC ACCESS
• ATTACHED GARAGE
• NEW ROOF
• PEX PLUMBING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $168 ($2k/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 $127k (2.5% below list).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 4.0% in Rushville — 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 69/100 on livability (#184 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D+, amenities F.
• Rush County Schools (town): math 38% / reading 41% proficiency, ranked #147 of 301 in IN (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Rushville Elementary School East (math 47% / reading 42%, grade F, #379 of 994 statewide, top 41%, 329 students, 60% FRL); Benjamin Rush Middle School (math 37% / reading 40%, grade F, #132 of 330 statewide, top 41%, 318 students, 62% FRL); Rushville Consolidated High School (math 37% / reading 67%, grade D+, #106 of 369 statewide, top 31%, 654 students, 54% FRL) — zoned schools average 59% FRL vs 43% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 65 active listings in the ZIP; 59 units permitted in Rush County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Rush County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 26y ago; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $94k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $122,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 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 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. 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: 0.98% ✗
• Cap rate: 7.84%
• Cash-on-cash: 5.54%
• DSCR: 1.25
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $144,935
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
320 E 6th St	0.00mi	2/2.0 (-1)	1,435 (0%)	1mo	$117,000	$82	94
218 E 10th St	0.28mi	2/1.0 (-1)	1,458 (+2%)	2mo	$108,000	$74	74
921 N Willow St	0.24mi	3/2.0	1,539 (+7%)	4mo	$195,000	$127	74
1216 N Cherry St	0.46mi	3/1.5	1,464 (+2%)	4mo	$280,000	$191	70
523 E 8th St	0.19mi	3/1.0	1,310 (-9%)	8mo	$68,000	$52	66
230 E 11th St	0.37mi	2/2.0 (-1)	1,542 (+8%)	3mo	$155,000	$101	63
1004 N Perkins St	0.29mi	3/1.5	1,265 (-12%)	3mo	$175,000	$138	62
1029 N Benjamin St	0.41mi	3/2.0	1,600 (+12%)	1mo	$153,000	$96	61
337 W 10th St	0.49mi	3/1.0	1,287 (-10%)	2mo	$178,000	$138	54
421 W 5th St	0.52mi	2/1.0 (-1)	1,326 (-8%)	2mo	$123,000	$93	52
513 W 2nd St	0.68mi	3/1.5	1,578 (+10%)	9mo	$100,000	$63	42
1020 N Arthur St	0.66mi	3/1.0	1,223 (-15%)	4mo	$165,000	$135	37

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: -7.7%
• Equity multiple: 0.71×
• Total profit: $-10,383
• Equity at exit: $19,369

10-year hold

• IRR: 1.8%
• Equity multiple: 1.13×
• Total profit: $4,636
• Equity at exit: $11,231

Cash invested: $36,372 (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 46173

• Home prices YoY: -14.3%
• Active inventory: 65
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,267 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$98 /mo · $1,171/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $168

Break-even live

Break-even rent $1,054

Max offer price $129,900

Occupancy floor 82%

Sensitivity live

Price	-10% $241	-5% $205	+0% $168	+5% $131	+10% $94
Rent	-10% $68	-5% $118	+0% $168	+5% $218	+10% $268
Rate	-1.0pp $233	-0.5pp $201	base $168	+0.5pp $134	+1.0pp $100

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-04-09
   status Pending
2. 2026-03-25
   price $129,900
3. 2026-03-21
   price $140,000
4. 2026-03-13
   price $148,900
5. 2026-01-19
   listed $150,000 Active
6. 2020-11-02
   soldstatus $94,000 Sold 348-char remark

   Show marketing remark (348 chars)

   Wonderfully loved 3 bed 2 bath in the Downtown District of Rushville. Welcome home with an inviting entrance way that leads to the large living room or the formal dining room. Both bathrooms have been updated, New roof installed last year, newer pex water lines have also been ran in the home, Newer 200 amp service has also been ran in the home.

7. 2020-09-11
   status Pending 348-char remark

   Show marketing remark (348 chars)

   Wonderfully loved 3 bed 2 bath in the Downtown District of Rushville. Welcome home with an inviting entrance way that leads to the large living room or the formal dining room. Both bathrooms have been updated, New roof installed last year, newer pex water lines have also been ran in the home, Newer 200 amp service has also been ran in the home.

8. 2020-09-09
   status Pending 348-char remark

   Show marketing remark (348 chars)

   Wonderfully loved 3 bed 2 bath in the Downtown District of Rushville. Welcome home with an inviting entrance way that leads to the large living room or the formal dining room. Both bathrooms have been updated, New roof installed last year, newer pex water lines have also been ran in the home, Newer 200 amp service has also been ran in the home.

9. 2020-09-08
   price $94,000 348-char remark

   Show marketing remark (348 chars)

   Wonderfully loved 3 bed 2 bath in the Downtown District of Rushville. Welcome home with an inviting entrance way that leads to the large living room or the formal dining room. Both bathrooms have been updated, New roof installed last year, newer pex water lines have also been ran in the home, Newer 200 amp service has also been ran in the home.

10. 2020-09-03
    listed $89,900 Active 348-char remark

    Show marketing remark (348 chars)

    Wonderfully loved 3 bed 2 bath in the Downtown District of Rushville. Welcome home with an inviting entrance way that leads to the large living room or the formal dining room. Both bathrooms have been updated, New roof installed last year, newer pex water lines have also been ran in the home, Newer 200 amp service has also been ran in the home.

11. 2016-02-29
    historical
12. 2016-01-22
    soldstatus $60,000
13. 2015-08-28
    listed $64,500 Active
14. 2015-08-19
    listed $64,500
15. 2012-10-18
    historical
16. 2012-10-18
    soldstatus $55,900
17. 2012-05-25
    listed $57,900
18. 2007-07-25
    soldstatus $88,000
19. 2007-07-25
    soldstatus $88,500
20. 2007-07-06
    listed $89,900
21. 2007-03-07
    soldstatus $16,000
22. 2001-09-20
    soldstatus $50,000
23. 2000-12-02
    listed $55,400

ⓘ 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: $1,171 · $98/mo
• Projected year-2 tax: $1,171 · $98/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 3/10 Moderate 7 d/yr ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $15,201
• − Mortgage interest: −$7,276
• − Property taxes: −$1,171
• − Insurance: −$650
• − Repairs & maintenance: −$1,216
• − Management: −$1,216
• − Depreciation: −$3,779
• Taxable loss: −$107
• Est. tax savings @ 24.0%: +$26
• After-tax cash flow: $2,039/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: Rush County Schools
• NCES district ID: 1809750
• Math proficiency: 38% ▼ -14.00%
• Reading proficiency: 41% ▼ -14.00%
• Median HH income: $46,237
• Composite: 33.72/100
• National rank: #5377
• State rank: #147 of 301 in IN

Livability — Rushville

• Score: 69/100
• State rank: #184
• US rank: #8476

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rushville, IN
• Population (ZIP): 10,544

Population outlook (Rush County) Hauer SSP2

• Today (2025): 15,654 people
• By 2030: 15,036 · -3.9%
• By 2040: 13,674 · -12.6%
• By 2050: 12,239 · -21.8%
• By 2075: 9,466 · -39.5%
• By 2100: 7,104 · -54.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Two or more races 2% Black 1%
• Common ancestry: Slovak 1% Iranian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 2%

Political lean MEDSL · Rush

• 2024 margin: Solid R (+54.0) · D 21.9% · R 75.9% · Other 2.2%
• 2008→2024 swing: -40.4pp toward R · 2008: -13.7pp · 2024: -54.0pp
• All cycles: 2024: R+54.0 2020: R+54.0 2016: R+52.2 2012: R+34.3 2008: R+13.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -40.42%
• Current HPI: 242.9265
• 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

+134.5% since first listed

23 events — show timeline

• 2026-04-09 Pending — MIBOR as Distributed by MLS Grid
• 2026-03-25 Price Changed $129,900 MIBOR as Distributed by MLS Grid
• 2026-03-21 Price Changed $140,000 MIBOR as Distributed by MLS Grid
• 2026-03-13 Price Changed $148,900 MIBOR as Distributed by MLS Grid
• 2026-01-19 Listed $150,000 MIBOR as Distributed by MLS Grid
• 2020-11-02 Sold (MLS) $94,000 MIBOR as Distributed by MLS Grid
• 2020-09-11 Pending — MIBOR as Distributed by MLS Grid
• 2020-09-09 Pending — MIBOR as Distributed by MLS Grid
• 2020-09-08 Price Changed $94,000 MIBOR as Distributed by MLS Grid
• 2020-09-03 Listed $89,900 MIBOR as Distributed by MLS Grid
• 2016-02-29 Listing Removed — MIBOR as Distributed by MLS Grid
• 2016-01-22 Sold (MLS) $60,000 ECIAOR
• 2015-08-28 Listed $64,500 MIBOR as Distributed by MLS Grid
• 2015-08-19 Listed $64,500 ECIAOR
• 2012-10-18 Listing Removed — MIBOR as Distributed by MLS Grid
• 2012-10-18 Sold (MLS) $55,900 MIBOR as Distributed by MLS Grid
• 2012-05-25 Listed $57,900 MIBOR as Distributed by MLS Grid
• 2007-07-25 Sold (Public Records) $88,500 Public Records
• 2007-07-25 Sold (MLS) $88,000 MIBOR as Distributed by MLS Grid
• 2007-07-06 Listed $89,900 MIBOR as Distributed by MLS Grid
• 2007-03-07 Sold (Public Records) $16,000 Public Records
• 2001-09-20 Sold (MLS) $50,000 MIBOR as Distributed by MLS Grid
• 2000-12-02 Listed $55,400 MIBOR as Distributed by MLS Grid

Property tax history

+6.8%/yr

Latest (2024): $1,171 · +7.6% YoY. Source: county tax records.