708 N Main St · Linden, IN 47955

$89,900

2 bd · 1.0 ba · 1,062 sqft · SingleFamily public records · 39 Days on market

Built 1900 0.25 ac lot Est $153k · 41% 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 +19.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +5.9/10.0
• Appreciation +5.7/10.0
• Schools +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

One story home with side atrium doors opening into the enclosed front porch. Nicely carpeted LR & 2nd bedroom with new drywall in each room. Large eat-in KT. New windows, furnace and electric box in 2014. Home has been mostly rewired per owner. New roof and vinyl siding on house in 2016. Immediate possession at closing for this home that needs some finishing work.

Key facts

• New furnace
• Atrium doors
• Eat-in kt

Tags

• ATRIUM DOORS
• ENCLOSED FRONT PORCH
• EAT-IN KT
• NEW WINDOWS
• NEW FURNACE
• NEW ELECTRIC BOX

Property features AI

Exterior

• Parking: Detached 2-car garage (900 sq ft)
• Utilities: Public water; Municipal sewer connected; No solid waste service listed
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Brick/mortar foundation with crawl space
• Exterior features: Approximately 0.25 acre lot

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 2 bedrooms (both on main level)
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating (natural gas); No central air
• Interior features: Eat-in kitchen; Bonus room (15 x 5, main level); Living room (15 x 13, main level); Kitchen (20 x 11, main level); Bedroom 2 (14 x 7, main level); Laundry room (9 x 9, main level); Basement present; Total of 6 rooms on main level
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $101 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($980 rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#361 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: crime D+, amenities F, commute F.
• North Montgomery Community School Corporation (rural): math 47% / reading 53% proficiency, ranked #50 of 301 in IN (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: North Montgomery High School (math 32% / reading 62%, grade D-, #143 of 369 statewide, top 44%, 516 students, 34% FRL) — zoned schools at 34% FRL track the district average.
• Market conditions: 6 active listings in the ZIP; 52 units permitted in Montgomery County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($622 loan paydown + $1k appreciation (1.3% local appreciation)).
• Montgomery County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.3% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

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

Recommended offer $87,203 (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. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 1.09% ✓
• Cap rate: 7.65%
• Cash-on-cash: 4.84%
• DSCR: 1.22
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $152,928
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
120 N High St	0.42mi	3/1.5 (+1)	1,104 (+4%)	0mo	$203,000	$184	66
114 S Harding St	0.51mi	2/2.0	1,120 (+6%)	1mo	$190,000	$170	62
114 S West St	0.49mi	1/1.5 (-1)	1,014 (-4%)	5mo	$55,000	$54	58
819 North Ln	0.18mi	3/2.0 (+1)	1,190 (+12%)	9mo	$215,000	$181	55
515 E Water St	0.64mi	3/1.0 (+1)	1,092 (+3%)	8mo	$157,500	$144	54
121 Water St	0.53mi	3/1.0 (+1)	1,124 (+6%)	8mo	$96,000	$85	54
421 E Water St	0.61mi	1/1.5 (-1)	988 (-7%)	5mo	$78,500	$79	49
108 N Harvey St	0.52mi	3/2.0 (+1)	1,190 (+12%)	0mo	$170,000	$143	46
402 E Water St	0.55mi	2/1.0	960 (-10%)	14mo	$169,900	$177	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.31% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.3%
• Equity multiple: 1.38×
• Total profit: $9,544
• Equity at exit: $32,131

10-year hold

• IRR: 11.2%
• Equity multiple: 2.41×
• Total profit: $35,391
• Equity at exit: $43,837

Cash invested: $25,172 (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 47955

• Home prices YoY: 0.6%
• Active inventory: 6
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $980 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$163 /mo · $1,962/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $101

Break-even live

Break-even rent $851

Max offer price $89,900

Occupancy floor 85%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $89,900 Active 39 DOM
2. 2026-06-18
   days on market $89,900 Active 38 DOM
3. 2026-06-17
   days on market $89,900 Active 37 DOM
4. 2026-06-16
   days on market $89,900 Active 36 DOM
5. 2026-06-15
   days on market $89,900 Active 35 DOM
6. 2026-06-14
   days on market $89,900 Active 33 DOM
7. 2026-06-13
   days on market $89,900 Active 32 DOM
8. 2026-06-10
   days on market $89,900 Active 30 DOM
9. 2026-06-09
   days on market $89,900 Active 29 DOM
10. 2026-06-08
    days on market $89,900 Active 28 DOM
11. 2026-06-07
    days on market $89,900 Active 27 DOM
12. 2026-06-05
    days on market $89,900 Active 24 DOM
13. 2026-06-02
    days on market $89,900 Active 22 DOM
14. 2026-06-01
    days on market $89,900 Active 21 DOM
15. 2026-05-31
    days on market $89,900 Active 20 DOM
16. 2026-05-30
    days on market $89,900 Active 19 DOM
17. 2026-05-09
    listed $89,900 Active

    Show marketing remark (372 chars)

    One story home with side atrium doors opening into the enclosed front porch. Nicely carpeted LR & 2nd bedroom with new drywall in each room. Large eat-in KT. New windows, furnace and electric box in 2014. Home has been mostly rewired per owner. New roof and vinyl siding on house in 2016. Immediate possession at closing for this home that needs some finishing work.

18. 2026-05-09
    listed $89,900 Active 372-char remark

    Show marketing remark (372 chars)

    One story home with side atrium doors opening into the enclosed front porch. Nicely carpeted LR & 2nd bedroom with new drywall in each room. Large eat-in KT. New windows, furnace and electric box in 2014. Home has been mostly rewired per owner. New roof and vinyl siding on house in 2016. Immediate possession at closing for this home that needs some finishing work.

ⓘ 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: $1,962 · $163/mo
• Projected year-2 tax: $1,962 · $163/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 ≥102°F today · 18 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,755
• − Mortgage interest: −$5,036
• − Property taxes: −$1,962
• − Insurance: −$450
• − Repairs & maintenance: −$940
• − Management: −$940
• − Depreciation: −$2,615
• Taxable loss: −$188
• Est. tax savings @ 24.0%: +$45
• After-tax cash flow: $1,263/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: North Montgomery Community School Corporation
• NCES district ID: 1807900
• Math proficiency: 47% ▼ -1.00%
• Reading proficiency: 53% ▲ 3.00%
• Median HH income: $53,844
• Composite: 43.14/100
• National rank: #3076
• State rank: #50 of 301 in IN

Livability — Linden

• Score: 65/100
• State rank: #361
• US rank: #13607

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Linden, IN
• Population (ZIP): 824

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 37,893 people
• By 2030: 37,539 · -0.9%
• By 2040: 36,536 · -3.6%
• By 2050: 34,454 · -9.1%
• By 2075: 28,852 · -23.9%
• By 2100: 21,145 · -44.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 2% Two or more races 2% Black 2%
• Common ancestry: Italian 2% Slovak 2% Iranian 1%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+48.2) · D 24.9% · R 73.2% · Other 1.9%
• 2008→2024 swing: -28.3pp toward R · 2008: -19.9pp · 2024: -48.2pp
• All cycles: 2024: R+48.2 2020: R+49.1 2016: R+50.9 2012: R+38.5 2008: R+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.31%
• Current HPI: 217.1557
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-09 Listed $89,900 IRMLS
• 2026-05-09 Listed $89,900 MIBOR as Distributed by MLS Grid

Property tax history

+33.2%/yr

Latest (2025): $1,962 · +16.2% YoY. Source: county tax records.