1323 Roush St · Young America, IN 46998

$74,900

2 bd · 1.0 ba · 1,140 sqft · SingleFamily · 39 Days on market

Built 1900 Fair condition 0.40 ac lot $66/sqft · 46% below area Est $139k · 46% under ↓ 6% since listing

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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 +29.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Appreciation +5.0/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

This 2 bedroom, 1 bath home in Cass County offers great potential for an investor or buyer ready to make it their own. Features include a spacious great room filled with natural light, a roomy kitchen, hardwood flooring, and a large fenced backyard perfect for outdoor fun and entertaining. Located in an area with no HOA found and minimal flood risk, this property offers added flexibility and peace of mind. With some TLC, this home could truly shine.

Key facts

• Hardwood flooring
• Minimal flood risk
• Great room

Tags

• GREAT ROOM
• HARDWOOD FLOORING
• FENCED BACKYARD
• NO HOA
• MINIMAL FLOOD RISK

Property features AI

Exterior

• Parking: Attached garage with workshop space (1-car garage, 448 sq ft)
• Security: Smoke detectors
• Utilities: Well (private water); Septic system; Electricity connected
• Home design: Single-family residence; One-level home; Facing south; Property listed as fixer
• Construction: Vinyl siding; Crawl space foundation
• Exterior features: Covered patio/porch; Chain link fence; Corner lot with mature trees and small trees; Has a view

Interior

• Kitchen: Dishwasher
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Baseboard electric heating; Central air conditioning
• Interior features: Hardwood floors; Smart thermostat; Laundry in unit
• Laundry & utility: Washer in unit; Laundry room on main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $263 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($988 rent vs $75k).
• Recommended offer: $73k (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.
• Lewis Cass Schools (rural): math 35% / reading 37% proficiency, ranked #177 of 301 in IN (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 active listings in the ZIP; 22 units permitted in Cass County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($518 loan paydown + $2k appreciation (3.0% local appreciation)).
• 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 $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $72,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.32% ✓
• Cap rate: 10.51%
• Cash-on-cash: 15.06%
• DSCR: 1.67
• GRM: 6.3

CMA / ARV

• ARV (median comp): $138,750
• List price: $74,900
• Delta: -46.02%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 21.6%
• Equity multiple: 2.23×
• Total profit: $25,802
• Equity at exit: $33,678

10-year hold

• IRR: 22.7%
• Equity multiple: 4.26×
• Total profit: $68,390
• Equity at exit: $51,902

Cash invested: $20,972 (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 46998

• Active inventory: 1
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $988 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,124/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $263

Break-even live

Break-even rent $655

Max offer price $74,900

Occupancy floor 68%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $74,900 Active 39 DOM
2. 2026-06-18
   days on market $74,900 Active 38 DOM
3. 2026-06-17
   days on market $74,900 Active 37 DOM
4. 2026-06-16
   days on market $74,900 Active 36 DOM
5. 2026-06-15
   days on market $74,900 Active 35 DOM
6. 2026-06-14
   days on market $74,900 Active 33 DOM
7. 2026-06-13
   pricedays on market $74,900 Active 32 DOM
8. 2026-06-10
   days on market $79,900 Active 30 DOM
9. 2026-06-09
   days on market $79,900 Active 29 DOM
10. 2026-06-08
    days on market $79,900 Active 28 DOM
11. 2026-06-07
    days on market $79,900 Active 27 DOM
12. 2026-06-05
    days on market $79,900 Active 24 DOM
13. 2026-06-03
    days on market $79,900 Active 23 DOM
14. 2026-06-02
    days on market $79,900 Active 22 DOM
15. 2026-06-01
    days on market $79,900 Active 21 DOM
16. 2026-05-31
    days on market $79,900 Active 20 DOM
17. 2026-05-30
    days on market $79,900 Active 19 DOM
18. 2026-05-12
    listed $79,900 Active 453-char remark

    Show marketing remark (453 chars)

    This 2 bedroom, 1 bath home in Cass County offers great potential for an investor or buyer ready to make it their own. Features include a spacious great room filled with natural light, a roomy kitchen, hardwood flooring, and a large fenced backyard perfect for outdoor fun and entertaining. Located in an area with no HOA found and minimal flood risk, this property offers added flexibility and peace of mind. With some TLC, this home could truly shine.

19. 2026-05-11
    listed $79,900 Active 453-char remark

ⓘ 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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,861
• − Mortgage interest: −$4,196
• − Property taxes: −$1,124
• − Insurance: −$374
• − Repairs & maintenance: −$949
• − Management: −$949
• − Depreciation: −$2,179
• Taxable income: $2,090
• Est. tax owed @ 24.0%: −$502
• After-tax cash flow: $2,657/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab

This 2-bedroom home has good exterior and landscaping, but needs some exterior painting and landscaping maintenance to improve its curb appeal and rental value.

Repairs flagged

• Minor Landscaping — Some areas of the lawn appear uneven
• Minor Foundation — No visible cracks or issues

Value-add opportunities

• Resale Paint exterior — Fresh paint can enhance curb appeal
• Rental Landscaping — Well-maintained landscaping can attract tenants

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · Some areas of the lawn appear uneven	Minor	$500–3,000
Foundation · No visible cracks or issues	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale Paint exterior — Fresh paint can enhance curb appeal ↑
• Rental Landscaping — Well-maintained landscaping can attract tenants ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Lewis Cass Schools
• NCES district ID: 1810680
• Math proficiency: 35% ▼ -7.00%
• Reading proficiency: 37% ▼ -10.00%
• Median HH income: $50,796
• Composite: 31.25/100
• National rank: #6029
• State rank: #177 of 301 in IN

Livability — Young America

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

Census & demographics

• Census place: Young America, IN
• Population (ZIP): 196

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 (69%)
• Race & ethnicity: White 69% Hispanic / Latino 31% Two or more races 22%
• Foreign-born: 8% · Canada
• Languages at home: 85% English-only · Spanish 15%

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: —
• Current HPI: —
• 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

-6.3% since first listed

4 events — show timeline

• 2026-06-12 Price Changed $74,900 IRMLS
• 2026-06-12 Price Changed $74,900 MIBOR as Distributed by MLS Grid
• 2026-05-12 Listed $79,900 IRMLS
• 2026-05-11 Listed $79,900 MIBOR as Distributed by MLS Grid