37042 Carswell Ct · Grissom AFB, IN 46970

$79,900

4 bd · 2.5 ba · 1,550 sqft · SingleFamily public records · 2 Days on market

Built 1970 3,000 sqft lot Est $121k · 34% under $60/mo HOA · 5% of rent

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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
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this well maintained 4-bedroom 2.5 bath townhome in the Estates at Eagles's Pointe! The home features neutral decor throughout and is one of the few townhomes with a one car garage. There is a nice sized yard and a storage area behind the garage. The home is currently rented to a long-term tenant on a month-to-month lease.

Key facts

• One car garage
• Nice sized yard
• Storage area

Tags

• ONE CAR GARAGE
• NICE SIZED YARD
• STORAGE AREA

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee of $60; Community amenities include pool, playground, and sidewalks

Exterior

• Parking: Detached concrete garage with 1 garage space
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Residential condominium (Condo/Villa); 2 stories; Above-grade finished area listed
• Construction: Vinyl siding; Asphalt shingle roof; Slab foundation; Built area reported
• Exterior features: Level lot; Lot dimensions approximately 25 x 120

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Gas range
• Bedrooms: 6 total rooms (bedroom count not specified)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom; One bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air; Ceiling fan(s)
• Interior features: Pantry; Eat-in kitchen; Laminate countertops; Smoke detector(s)
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry on the main level

🏷️ Possibly a rental listed for sale. The $79,900 price doesn't fit this home's estimated sale value (~$120,900) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $438 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).

Location & tenants

• Location reads 65/100 on livability (#359 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety D-.
• Maconaquah School Corporation (rural): math 25% / reading 40% proficiency, ranked #213 of 301 in IN (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Maconaquah Middle School (math 14% / reading 36%, grade F, #247 of 330 statewide, top 76%, 435 students, 63% FRL); Maconaquah High School (math 37% / reading 72%, grade C-, #79 of 369 statewide, top 26%, 594 students, 52% FRL).
• Market conditions: 129 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 35 units permitted in Miami County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Miami County population projected at -12% 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 $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $79,900

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.54% ✓
• Cap rate: 12.86%
• Cash-on-cash: 23.47%
• DSCR: 2.04
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $120,900
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2805 Castle Ct	0.45mi	3/1.0 (-1)	1,540 (-1%)	15mo	$123,500	$80	54
2102 Cannon Cir	0.62mi	3/2.0 (-1)	1,466 (-5%)	2mo	$149,900	$102	53
2924 Travis St	0.40mi	3/2.5 (-1)	1,641 (+6%)	19mo	$125,000	$76	51
2038 Shaw Ave	0.35mi	3/1.0 (-1)	1,740 (+12%)	4mo	$125,900	$72	49
2670 Capehart Ave	0.55mi	3/2.0 (-1)	1,446 (-7%)	12mo	$145,000	$100	46
1831 Norton Ave	0.64mi	3/2.0 (-1)	1,466 (-5%)	14mo	$146,000	$100	42
2807 Castle Ct	0.44mi	3/1.0 (-1)	1,682 (+8%)	21mo	$113,000	$67	37
1421 Eglin Ave	0.64mi	3/2.0 (-1)	1,429 (-8%)	21mo	$84,005	$59	33
1737 S Lincoln Rd	0.75mi	4/2.0	1,442 (-7%)	23mo	$112,900	$78	32
1639 Warhawk St	0.70mi	3/2.0 (-1)	1,429 (-8%)	21mo	$71,600	$50	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: 16.6%
• Equity multiple: 1.67×
• Total profit: $14,928
• Equity at exit: $11,913

10-year hold

• IRR: 25.1%
• Equity multiple: 3.19×
• Total profit: $48,913
• Equity at exit: $6,908

Cash invested: $22,372 (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 46970

• Home prices YoY: -8.8%
• Active inventory: 129
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,229 high
• Mortgage (P&I): −$419
• Tax from tax record: −$21 /mo · $257/yr
• Insurance: −$33
• HOA: −$60
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $438

Break-even live

Break-even rent $676

Max offer price $79,900

Occupancy floor 59%

Sensitivity live

Price	-10% $483	-5% $460	+0% $438	+5% $415	+10% $392
Rent	-10% $340	-5% $389	+0% $438	+5% $486	+10% $535
Rate	-1.0pp $478	-0.5pp $458	base $438	+0.5pp $417	+1.0pp $396

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
36013 Beale Ct Peru, IN	3.0	1.5	1080	$1,050	$0.97	44d	1	0.08mi
38042 Dow Ct Peru, IN	3.0	1.5	1542	$1,150	$0.75	44d	1	0.09mi
39023 Edwards Ct Peru, IN	4.0	2.5	1334	$1,230	$0.92	44d	1	0.13mi
2909 Travis St Peru, IN	3.0	1.5	1148	$1,125	$0.98	44d	1	0.38mi
1703 S Lincoln St Peru, IN	3.0	2.0	1201	$1,100	$0.92	44d	1	0.91mi

HOA detail

• Monthly dues: $60 · $720/yr

Listing history 3 events

1. 2026-06-19
   days on market $79,900 Active 2 DOM
2. 2026-06-17
   remarks 335-char remark
3. 2026-06-17
   listed $79,900 Active 1 DOM

ⓘ 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: $257 · $21/mo
• Projected year-2 tax: $468 · $39/mo
• Expected delta: +$211/yr (+$18/mo · 82.3%)

ⓘ 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 ≥101°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,753
• − Mortgage interest: −$4,476
• − Property taxes: −$257
• − Insurance: −$400
• − Repairs & maintenance: −$1,180
• − Management: −$1,180
• − HOA: −$720
• − Depreciation: −$2,324
• Taxable income: $4,216
• Est. tax owed @ 24.0%: −$1,012
• After-tax cash flow: $4,239/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: Maconaquah School Corporation
• NCES district ID: 1806090
• Math proficiency: 25% ▼ -12.00%
• Reading proficiency: 40% ▼ -6.00%
• Median HH income: $47,296
• Composite: 27.96/100
• National rank: #6859
• State rank: #213 of 301 in IN

Livability — Grissom AFB

• Score: 65/100
• State rank: #359
• US rank: #13555

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grissom AFB, IN
• County: Miami County · 23,020 people
• Metro: Peru, IN
• Population (ZIP): 23,020
• Household income: $57,842
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 498.0

Population outlook (Miami County) Hauer SSP2

• Today (2025): 34,421 people
• By 2030: 33,571 · -2.5%
• By 2040: 31,919 · -7.3%
• By 2050: 30,313 · -11.9%
• By 2075: 26,202 · -23.9%
• By 2100: 20,856 · -39.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 4% Black 3%
• Common ancestry: Iranian 2% Romanian 2% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2% German/W. Germanic 0%

Political lean MEDSL · Miami

• 2024 margin: Solid R (+54.5) · D 21.8% · R 76.3% · Other 1.9%
• 2008→2024 swing: -35.1pp toward R · 2008: -19.5pp · 2024: -54.5pp
• All cycles: 2024: R+54.5 2020: R+53.1 2016: R+53.6 2012: R+30.9 2008: R+19.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -24.29%
• Current HPI: 252.7166
• Rent YoY: —
• Metro: Peru, 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

1 event — show timeline

• 2026-06-17 Listed $79,900 IRMLS

Property tax history

-1.4%/yr

Latest (2024): $257 · +45.1% YoY. Source: county tax records.