10931 N Longbranch St · Monrovia, IN 46157

$300,000

4 bd · 2.5 ba · 2,108 sqft · SingleFamily public records · 406 Days on market

Built 2023 Good condition 8,059 sqft lot $142/sqft · 12% below area Est $331k · 9% under $38/mo HOA · 2% of rent ↓ 2% since listing

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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 +15.0/30.0
• ARV discount +11.7/15.0
• DSCR +4.6/10.0
• Appreciation +4.5/10.0
• Condition / age +4.0/5.0
• 1% rule +3.4/10.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

*Spacious 4 Bedroom Home for Sale!* Welcome to this beautiful 4 bedroom, 2.5 bathroom home, offering plenty of space for family and friends! Key features include: 4 spacious bedrooms, perfect for growing families or guests, 2 full bathrooms upstairs for convenience, 1 half bathroom downstairs for added guest comfort, Luxurious walk-in closet in the primary room, Plush carpet throughout the house for warmth and comfort, Ample parking space with a 2-car garage *Perfect for:* Families, professionals, or anyone seeking a spacious and comfortable living space. Contact us today to schedule a viewing!

Key facts

• 8,059 sq ft lot
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $300k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $94 ($1k/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 $251k (16.3% below list).
• Recommended offer: $251k (16.3% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 4.5% in Monrovia — 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 66/100 on livability (#304 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools D, amenities F, commute F.
• Monroe-Gregg School District (rural): math 31% / reading 45% proficiency, ranked #143 of 301 in IN (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 56 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 330 units permitted in Morgan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Morgan County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 406 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $32k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $251,046 (16.3% below list)

Questions for the listing agent

1. It's been on market 406 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.84% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.34%
• DSCR: 1.06
• GRM: 10.0

CMA / ARV

• ARV (median comp): $331,050
• List price: $300,000
• Delta: -9.38%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2916 W Bargello Ln	0.11mi	4/2.5	2,053 (-3%)	1mo	$289,900	$141	90
11213 N Heirloom Dr	0.38mi	4/2.5	2,128 (+1%)	0mo	$275,000	$129	80
3271 W Keepsake Ln	0.54mi	4/2.5	2,053 (-3%)	3mo	$291,565	$142	68
11220 N Greenthread Dr	0.58mi	4/2.5	2,053 (-3%)	3mo	$299,900	$146	66
11280 N Greenthread Dr	0.62mi	4/2.5	2,047 (-3%)	3mo	$295,900	$145	64
11297 N Greenthread Dr	0.61mi	4/2.5	2,047 (-3%)	4mo	$294,900	$144	64
3266 W Vintage St	0.51mi	4/2.5	2,346 (+11%)	3mo	$315,900	$135	55
3301 W Keepsake Ln	0.56mi	4/2.5	2,346 (+11%)	1mo	$328,025	$140	54
11270 N Greenthread Dr	0.61mi	4/2.5	2,346 (+11%)	0mo	$321,900	$137	53
11327 N Greenthread Dr	0.63mi	4/2.5	2,346 (+11%)	3mo	$316,900	$135	50
11307 N Greenthread Dr	0.61mi	4/2.5	2,346 (+11%)	4mo	$315,000	$134	49
11320 N Greenthread Dr	0.64mi	4/2.5	2,346 (+11%)	4mo	$313,900	$134	48

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

Projected returns pro-forma

-1.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.5%
• Equity multiple: 0.80×
• Total profit: $-16,628
• Equity at exit: $72,465

10-year hold

• IRR: 2.2%
• Equity multiple: 1.21×
• Total profit: $17,411
• Equity at exit: $76,136

Cash invested: $84,000 (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 46157

• Home prices YoY: -0.5%
• Active inventory: 56
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,510 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$153 /mo · $1,836/yr
• Insurance: −$125
• HOA: −$38
• Vacancy / Maint / Mgmt: −$527
• Net cashflow: $94

Break-even live

Break-even rent $2,391

Max offer price $300,000

Occupancy floor 91%

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2919 W Bargello Ln Monrovia, IN	4.0	2.5	2366	$2,800	$1.18	7d	1	0.08mi
3009 W Sampler Ln Monrovia, IN	3.0	2.0	1560	$1,866	$1.20	43d	1	0.29mi
3053 W Meadowbend Ln Monrovia, IN	4.0	2.5	2000	$2,140	$1.07	1d	1	0.55mi
3098 W Meadowbend Ln Monrovia, IN	4.0	2.5	2790	$2,281	$0.82	10d	1	0.60mi

HOA detail

• Monthly dues: $38 · $456/yr

Listing history 26 events

1. 2026-06-18
   days on market $300,000 Active 406 DOM
2. 2026-06-17
   days on market $300,000 Active 405 DOM
3. 2026-06-16
   days on market $300,000 Active 404 DOM
4. 2026-06-15
   days on market $300,000 Active 403 DOM
5. 2026-06-13
   days on market $300,000 Active 401 DOM
6. 2026-06-09
   days on market $300,000 Active 397 DOM
7. 2026-06-08
   days on market $300,000 Active 396 DOM
8. 2026-06-07
   days on market $300,000 Active 395 DOM
9. 2026-06-05
   days on market $300,000 Active 392 DOM
10. 2026-06-03
    days on market $300,000 Active 391 DOM
11. 2026-06-02
    days on market $300,000 Active 390 DOM
12. 2026-06-01
    days on market $300,000 Active 389 DOM
13. 2026-05-31
    days on market $300,000 Active 388 DOM
14. 2026-05-11
    price $300,000 603-char remark

    Show marketing remark (603 chars)

    *Spacious 4 Bedroom Home for Sale!* Welcome to this beautiful 4 bedroom, 2.5 bathroom home, offering plenty of space for family and friends! Key features include: 4 spacious bedrooms, perfect for growing families or guests, 2 full bathrooms upstairs for convenience, 1 half bathroom downstairs for added guest comfort, Luxurious walk-in closet in the primary room, Plush carpet throughout the house for warmth and comfort, Ample parking space with a 2-car garage *Perfect for:* Families, professionals, or anyone seeking a spacious and comfortable living space. Contact us today to schedule a viewing!

15. 2026-01-10
    price $308,000 603-char remark

    Show marketing remark (603 chars)

    *Spacious 4 Bedroom Home for Sale!* Welcome to this beautiful 4 bedroom, 2.5 bathroom home, offering plenty of space for family and friends! Key features include: 4 spacious bedrooms, perfect for growing families or guests, 2 full bathrooms upstairs for convenience, 1 half bathroom downstairs for added guest comfort, Luxurious walk-in closet in the primary room, Plush carpet throughout the house for warmth and comfort, Ample parking space with a 2-car garage *Perfect for:* Families, professionals, or anyone seeking a spacious and comfortable living space. Contact us today to schedule a viewing!

16. 2025-08-25
    price $315,000 603-char remark

    Show marketing remark (603 chars)

    *Spacious 4 Bedroom Home for Sale!* Welcome to this beautiful 4 bedroom, 2.5 bathroom home, offering plenty of space for family and friends! Key features include: 4 spacious bedrooms, perfect for growing families or guests, 2 full bathrooms upstairs for convenience, 1 half bathroom downstairs for added guest comfort, Luxurious walk-in closet in the primary room, Plush carpet throughout the house for warmth and comfort, Ample parking space with a 2-car garage *Perfect for:* Families, professionals, or anyone seeking a spacious and comfortable living space. Contact us today to schedule a viewing!

17. 2025-07-30
    price $323,500 603-char remark

    Show marketing remark (603 chars)

    *Spacious 4 Bedroom Home for Sale!* Welcome to this beautiful 4 bedroom, 2.5 bathroom home, offering plenty of space for family and friends! Key features include: 4 spacious bedrooms, perfect for growing families or guests, 2 full bathrooms upstairs for convenience, 1 half bathroom downstairs for added guest comfort, Luxurious walk-in closet in the primary room, Plush carpet throughout the house for warmth and comfort, Ample parking space with a 2-car garage *Perfect for:* Families, professionals, or anyone seeking a spacious and comfortable living space. Contact us today to schedule a viewing!

18. 2025-06-18
    price $327,000 603-char remark

    Show marketing remark (603 chars)

    *Spacious 4 Bedroom Home for Sale!* Welcome to this beautiful 4 bedroom, 2.5 bathroom home, offering plenty of space for family and friends! Key features include: 4 spacious bedrooms, perfect for growing families or guests, 2 full bathrooms upstairs for convenience, 1 half bathroom downstairs for added guest comfort, Luxurious walk-in closet in the primary room, Plush carpet throughout the house for warmth and comfort, Ample parking space with a 2-car garage *Perfect for:* Families, professionals, or anyone seeking a spacious and comfortable living space. Contact us today to schedule a viewing!

19. 2025-05-20
    price $330,000 603-char remark

    Show marketing remark (603 chars)

    *Spacious 4 Bedroom Home for Sale!* Welcome to this beautiful 4 bedroom, 2.5 bathroom home, offering plenty of space for family and friends! Key features include: 4 spacious bedrooms, perfect for growing families or guests, 2 full bathrooms upstairs for convenience, 1 half bathroom downstairs for added guest comfort, Luxurious walk-in closet in the primary room, Plush carpet throughout the house for warmth and comfort, Ample parking space with a 2-car garage *Perfect for:* Families, professionals, or anyone seeking a spacious and comfortable living space. Contact us today to schedule a viewing!

20. 2025-05-08
    listed $332,000 Active 603-char remark

    Show marketing remark (603 chars)

    *Spacious 4 Bedroom Home for Sale!* Welcome to this beautiful 4 bedroom, 2.5 bathroom home, offering plenty of space for family and friends! Key features include: 4 spacious bedrooms, perfect for growing families or guests, 2 full bathrooms upstairs for convenience, 1 half bathroom downstairs for added guest comfort, Luxurious walk-in closet in the primary room, Plush carpet throughout the house for warmth and comfort, Ample parking space with a 2-car garage *Perfect for:* Families, professionals, or anyone seeking a spacious and comfortable living space. Contact us today to schedule a viewing!

21. 2025-05-08
    historical

    Show marketing remark (603 chars)

    *Spacious 4 Bedroom Home for Sale!* Welcome to this beautiful 4 bedroom, 2.5 bathroom home, offering plenty of space for family and friends! Key features include: 4 spacious bedrooms, perfect for growing families or guests, 2 full bathrooms upstairs for convenience, 1 half bathroom downstairs for added guest comfort, Luxurious walk-in closet in the primary room, Plush carpet throughout the house for warmth and comfort, Ample parking space with a 2-car garage *Perfect for:* Families, professionals, or anyone seeking a spacious and comfortable living space. Contact us today to schedule a viewing!

22. 2025-04-22
    listed $335,000 Active
23. 2024-04-26
    soldstatus $305,000 Closed
24. 2024-02-26
    status Pending
25. 2024-02-15
    price $307,750
26. 2024-02-14
    listed $305,270 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: $1,836 · $153/mo
• Projected year-2 tax: $2,193 · $183/mo
• Expected delta: +$357/yr (+$30/mo · 19.4%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $30,126
• − Mortgage interest: −$16,805
• − Property taxes: −$1,836
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,410
• − Management: −$2,410
• − HOA: −$456
• − Depreciation: −$8,727
• Taxable loss: −$4,018
• Est. tax savings @ 24.0%: +$964
• After-tax cash flow: $2,093/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 · 12 photos

Good 80/100 Cosmetic rehab

This home is in good condition with a good condition score of 80. It is move-in ready with minimal cosmetic updates needed to enhance its resale and rental value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Updating the flooring in the bathrooms — Modern flooring can improve the look and feel of the bathrooms.
• Both Upgrading the kitchen appliances — New appliances can make the kitchen more functional and appealing to potential buyers/renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Updating the flooring in the bathrooms — Modern flooring can improve the look and feel of the bathrooms. ↑
• Both Upgrading the kitchen appliances — New appliances can make the kitchen more functional and appealing to potential buyers/renters. ↑

ⓘ 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: Monroe-Gregg School District
• NCES district ID: 1804140
• Math proficiency: 31% ▼ -9.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $64,767
• Composite: 34.2/100
• National rank: #5266
• State rank: #143 of 301 in IN

Livability — Monrovia

• Score: 66/100
• State rank: #304
• US rank: #12092

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Monrovia, IN
• Population (ZIP): 4,370

Population outlook (Morgan County) Hauer SSP2

• Today (2025): 71,081 people
• By 2030: 71,178 · +0.1%
• By 2040: 69,907 · -1.7%
• By 2050: 66,455 · -6.5%
• By 2075: 57,291 · -19.4%
• By 2100: 43,782 · -38.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 3% Black 2% Asian 1%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 1%
• Foreign-born: 2%
• Languages at home: 98% English-only · Tagalog/Filipino 1%

Political lean MEDSL · Morgan

• 2024 margin: Solid R (+54.3) · D 22.0% · R 76.3% · Other 1.7%
• 2008→2024 swing: -27.3pp toward R · 2008: -27.1pp · 2024: -54.3pp
• All cycles: 2024: R+54.3 2020: R+54.6 2016: R+56.6 2012: R+41.1 2008: R+27.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.00%
• Current HPI: 212.8798
• 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

-1.7% since first listed

13 events — show timeline

• 2026-05-11 Price Changed $300,000 MIBOR as Distributed by MLS Grid
• 2026-01-10 Price Changed $308,000 MIBOR as Distributed by MLS Grid
• 2025-08-25 Price Changed $315,000 MIBOR as Distributed by MLS Grid
• 2025-07-30 Price Changed $323,500 MIBOR as Distributed by MLS Grid
• 2025-06-18 Price Changed $327,000 MIBOR as Distributed by MLS Grid
• 2025-05-20 Price Changed $330,000 MIBOR as Distributed by MLS Grid
• 2025-05-08 Listing Removed — MIBOR as Distributed by MLS Grid
• 2025-05-08 Listed $332,000 MIBOR as Distributed by MLS Grid
• 2025-04-22 Listed $335,000 MIBOR as Distributed by MLS Grid
• 2024-04-26 Sold (MLS) $305,000 MIBOR as Distributed by MLS Grid
• 2024-02-26 Pending — MIBOR as Distributed by MLS Grid
• 2024-02-15 Price Changed $307,750 MIBOR as Distributed by MLS Grid
• 2024-02-14 Listed $305,270 MIBOR as Distributed by MLS Grid

Property tax history

+78.6%/yr

Latest (2025): $1,836 · +3.0% YoY. Source: county tax records.