1021 E 35th St · Marion, IN 46953

$70,000

3 bd · 1.0 ba · 1,212 sqft · SingleFamily public records · 21 Days on market

Built 1949 6,534 sqft lot Est $96k · 27% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 3 bedroom ranch on large lot, 2 car detached garage. Bring your tools and bucket it's in need of some TLC. Be sure and check out the hidden room behind the bookshelves. Selling AS IS

Key facts

• Updated electrical
• Hidden room
• Separate dining room

Tags

• HIDDEN ROOM
• UPDATED PLUMBING
• UPDATED ELECTRICAL
• LARGE LOT
• SEPARATE DINING ROOM
• BACKYARD DECK

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Site-built home; 1 story
• Construction: Shingle siding; Vinyl siding; Shingle roof; Slab foundation; Built area above grade: 1,212
• Exterior features: Porch; Level lot

Interior

• Kitchen: Gas water heater; Water heater
• Bedrooms: Total of 6 rooms (bedroom count not specified)
• Flooring: Tile
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Natural gas forced-air heating; Ceiling fan(s) for cooling
• Interior features: Ceiling fan(s); Tile flooring
• Laundry & utility: Electric dryer hookup on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $421 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.5% vs local median 8.7% in Marion — 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 65/100 on livability (#337 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Marion Community Schools (town): math 18% / reading 24% proficiency, ranked #277 of 301 in IN (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Frances Slocum Elem School (math 12% / reading 12%, grade F, #893 of 994 statewide, top 91%, 472 students, 81% FRL); John L Mcculloch Junior High Sch (math 11% / reading 22%, grade F, #287 of 330 statewide, top 88%, 524 students, 74% FRL); Marion High School (math 12% / reading 47%, grade F, #308 of 369 statewide, top 84%, 1,050 students, 66% FRL).
• Market conditions: 112 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 52 units permitted in Grant County in 2024 (8 in 5+ unit buildings).
• This rent runs 31% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Grant County population projected at -18% 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 $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $6k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $70k implies a 133% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $68,950 (1.5% below list)

Questions for the listing agent

1. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.70% ✓
• Cap rate: 13.52%
• Cash-on-cash: 25.80%
• DSCR: 2.15
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $95,748
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1021 E 35th St	0.00mi	3/1.0	1,212 (0%)	8mo	$30,000	$25	93
2 S Colonial Park Dr	0.20mi	3/1.5	1,235 (+2%)	3mo	$185,000	$150	83
3231 S Koldyke Dr	0.35mi	3/1.0	1,232 (+2%)	1mo	$155,000	$126	80
3608 S Home Ave	0.18mi	3/1.0	1,304 (+8%)	4mo	$160,000	$123	76
1002 E 28th St	0.51mi	3/1.0	1,162 (-4%)	0mo	$22,750	$20	69
3238 S Harvey St	0.32mi	3/2.0	1,140 (-6%)	6mo	$90,000	$79	66
617 E 27th St	0.70mi	3/1.0	1,212 (0%)	2mo	$40,000	$33	66
3605 S Home Ave	0.17mi	2/1.0 (-1)	1,336 (+10%)	8mo	$132,900	$99	64
1607 E 36th St	0.41mi	3/2.0	1,110 (-8%)	4mo	$25,000	$23	60
3902 S Meridian St	0.63mi	2/1.0 (-1)	1,152 (-5%)	1mo	$85,000	$74	57
1030 E 29th St	0.44mi	3/2.0	1,296 (+7%)	9mo	$105,000	$81	56
3640 S Adams St	0.73mi	2/1.0 (-1)	1,156 (-5%)	7mo	$41,000	$35	47

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: 19.5%
• Equity multiple: 1.79×
• Total profit: $15,541
• Equity at exit: $10,437

10-year hold

• IRR: 27.8%
• Equity multiple: 3.46×
• Total profit: $48,261
• Equity at exit: $6,052

Cash invested: $19,600 (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 46953

• Home prices YoY: -23.4%
• Active inventory: 112
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,191 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$123 /mo · $1,478/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $421

Break-even live

Break-even rent $657

Max offer price $70,000

Occupancy floor 60%

Sensitivity live

Price	-10% $461	-5% $441	+0% $421	+5% $402	+10% $382
Rent	-10% $327	-5% $374	+0% $421	+5% $469	+10% $516
Rate	-1.0pp $457	-0.5pp $439	base $421	+0.5pp $403	+1.0pp $385

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
703 E 28th St Marion, IN	2.0	1.0	1085	$1,200	$1.11	44d	1	0.63mi

Listing history 21 events

1. 2026-06-19
   days on market $70,000 Active 21 DOM
2. 2026-06-18
   days on market $70,000 Active 20 DOM
3. 2026-06-17
   pricedays on market $70,000 Active 19 DOM
4. 2026-06-17
   remarks 526-char remark
5. 2026-06-16
   days on market $76,300 Active 18 DOM
6. 2026-06-15
   days on market $76,300 Active 17 DOM
7. 2026-06-14
   days on market $76,300 Active 15 DOM
8. 2026-06-12
   days on market $76,300 Active 14 DOM
9. 2026-06-09
   days on market $76,300 Active 11 DOM
10. 2026-06-08
    days on market $76,300 Active 10 DOM
11. 2026-06-07
    days on market $76,300 Active 9 DOM
12. 2026-06-02
    days on market $76,300 Active 4 DOM
13. 2026-06-01
    days on market $76,300 Active 3 DOM
14. 2026-05-31
    days on market $76,300 Active 2 DOM
15. 2026-05-29
    listed $76,300 Active
16. 2025-10-08
    soldstatus $30,000 Closed 191-char remark

    Show marketing remark (191 chars)

    Spacious 3 bedroom ranch on large lot, 2 car detached garage. Bring your tools and bucket it's in need of some TLC. Be sure and check out the hidden room behind the bookshelves. Selling AS IS

17. 2025-10-01
    status Pending 191-char remark

    Show marketing remark (191 chars)

    Spacious 3 bedroom ranch on large lot, 2 car detached garage. Bring your tools and bucket it's in need of some TLC. Be sure and check out the hidden room behind the bookshelves. Selling AS IS

18. 2025-08-06
    historical Active Under Contract 191-char remark

    Show marketing remark (191 chars)

    Spacious 3 bedroom ranch on large lot, 2 car detached garage. Bring your tools and bucket it's in need of some TLC. Be sure and check out the hidden room behind the bookshelves. Selling AS IS

19. 2025-07-31
    listed $35,000 Active 191-char remark

    Show marketing remark (191 chars)

    Spacious 3 bedroom ranch on large lot, 2 car detached garage. Bring your tools and bucket it's in need of some TLC. Be sure and check out the hidden room behind the bookshelves. Selling AS IS

20. 2024-07-16
    status Pending
21. 2024-07-15
    listed $35,000 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: $1,478 · $123/mo
• Projected year-2 tax: $1,478 · $123/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 · 18 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: $14,292
• − Mortgage interest: −$3,921
• − Property taxes: −$1,478
• − Insurance: −$350
• − Repairs & maintenance: −$1,143
• − Management: −$1,143
• − Depreciation: −$2,036
• Taxable income: $4,220
• Est. tax owed @ 24.0%: −$1,013
• After-tax cash flow: $4,045/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: Marion Community Schools
• NCES district ID: 1806390
• Math proficiency: 18% ▼ -9.00%
• Reading proficiency: 24% ▼ -6.00%
• Median HH income: $33,415
• Composite: 17.13/100
• National rank: #9115
• State rank: #277 of 301 in IN

Livability — Marion

• Score: 65/100
• State rank: #337
• US rank: #13006

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marion, IN
• County: Grant County · 41,561 people
• City population: 41,561
• Metro: Marion, IN
• Population (ZIP): 23,372
• Household income: $46,288
• Rent vs Own: 32.2% rent · 67.8% own
• Severe rent burden: 597.0

Population outlook (Grant County) Hauer SSP2

• Today (2025): 64,394 people
• By 2030: 62,145 · -3.5%
• By 2040: 57,252 · -11.1%
• By 2050: 52,968 · -17.7%
• By 2075: 45,986 · -28.6%
• By 2100: 39,400 · -38.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 10% Two or more races 9% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 3% Iranian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Grant

• 2024 margin: Solid R (+41.8) · D 28.2% · R 70.0% · Other 1.9%
• 2008→2024 swing: -28.7pp toward R · 2008: -13.1pp · 2024: -41.8pp
• All cycles: 2024: R+41.8 2020: R+38.8 2016: R+39.5 2012: R+22.0 2008: R+13.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -52.47%
• Current HPI: 171.7246
• Rent YoY: —
• Metro: Marion, IN
• 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

+118.0% since first listed

7 events — show timeline

• 2026-05-29 Listed $76,300 IRMLS
• 2025-10-08 Sold (MLS) $30,000 IRMLS
• 2025-10-01 Pending — IRMLS
• 2025-08-06 Contingent — IRMLS
• 2025-07-31 Listed $35,000 IRMLS
• 2024-07-16 Pending — IRMLS
• 2024-07-15 Listed $35,000 IRMLS

Property tax history

+9.6%/yr

Latest (2025): $1,478 · +127.4% YoY. Source: county tax records.