1008 N Perkins St · Rushville, IN 46173

$86,900

2 bd · 1.0 ba · 1,102 sqft · SingleFamily public records · 1 Days on market

Built 1900 5,358 sqft lot Est $159k · 45% 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 +26.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +5.9/10.0
• Livability +3.5/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Built in 1900, this single-family residence offers 1102 square feet of living space, with character and potential. Room sizes are estimated and property is being sold "as is".

Key facts

• 5,358 sq ft lot
• Garage
• Built 1900

Property features AI

Exterior

• Parking: Detached 1-car garage (264 sq ft)
• Utilities: Public water; Municipal sewer connected
• Home design: Single-family residence; One level
• Construction: Aluminum and vinyl siding; Slab foundation
• Exterior features: Lot under 1/4 acre (0.12 acre)

Interior

• Kitchen: Electric oven
• Bedrooms: 2 bedrooms on the main level; Bedroom 2 (12 x 11)
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Eat-in kitchen; Living room (12 x 14)
• Laundry & utility: Main-level laundry (5 x 10)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $87k.

Deal economics

• At list price, monthly cash flow is $239 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($945 rent vs $87k).
• Cap rate 9.6% vs local median 4.0% in Rushville — 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 69/100 on livability (#184 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D+, amenities F.
• Rush County Schools (town): math 38% / reading 41% proficiency, ranked #147 of 301 in IN (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Rushville Consolidated High School (math 37% / reading 67%, grade D+, #106 of 369 statewide, top 31%, 654 students, 54% FRL).
• Zoned-school proficiency averages 52% at this address vs 40% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Rush County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 65 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 59 units permitted in Rush County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $601 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Rush County population projected at -22% 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 $24k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $86,900

Questions for the listing agent

1. Built in 1900 — 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. 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.
4. 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.
5. 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: 9.60%
• Cash-on-cash: 11.81%
• DSCR: 1.53
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $158,688
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
519 E 8th St	0.33mi	2/1.0	1,125 (+2%)	0mo	$140,500	$125	81
519 8th St	0.52mi	2/1.0	1,125 (+2%)	0mo	$140,500	$125	72
603 E 11th St	0.40mi	3/1.0 (+1)	1,064 (-3%)	1mo	$158,000	$148	70
713 E 10th St	0.43mi	2/1.0	1,085 (-2%)	11mo	$55,000	$51	68
829 N Sexton St	0.45mi	2/1.0	1,067 (-3%)	9mo	$175,000	$164	66
1004 N Perkins St	0.01mi	3/1.5 (+1)	1,265 (+15%)	3mo	$175,000	$138	66
1020 N Arthur St	0.48mi	3/1.0 (+1)	1,223 (+11%)	4mo	$165,000	$135	51
634 W 9th St	0.57mi	3/2.0 (+1)	1,073 (-3%)	12mo	$158,000	$147	50
610 W 5th St	0.66mi	2/1.0	1,181 (+7%)	11mo	$170,000	$144	48
804 Parkview Dr	0.74mi	3/1.5 (+1)	1,048 (-5%)	8mo	$166,000	$158	43
618 W 10th St	0.53mi	3/1.0 (+1)	1,238 (+12%)	14mo	$155,000	$125	38
1108 Waggoner Dr	0.67mi	3/1.0 (+1)	960 (-13%)	9mo	$150,000	$156	34

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: 1.2%
• Equity multiple: 1.05×
• Total profit: $1,123
• Equity at exit: $12,957

10-year hold

• IRR: 10.8%
• Equity multiple: 1.84×
• Total profit: $20,437
• Equity at exit: $7,514

Cash invested: $24,332 (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 46173

• Home prices YoY: -14.3%
• Active inventory: 65
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $945 medium
• Mortgage (P&I): −$456
• Tax from tax record: −$15 /mo · $183/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $239

Break-even live

Break-even rent $642

Max offer price $86,900

Occupancy floor 70%

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: $21,725
• Closing costs: $2,607
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1616 N Main St Unit 1616 A-3 Rushville, IN	2.0	1.0	775	$955	$1.23	21d	1	0.54mi
1616 N Main St Unit 1604 D-3 Rushville, IN	2.0	1.0	775	$935	$1.21	23d	1	0.54mi

Listing history 2 events

1. 2026-06-17
   remarks 175-char remark
2. 2026-06-17
   listed $86,900 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: $183 · $15/mo
• Projected year-2 tax: $461 · $38/mo
• Expected delta: +$278/yr (+$23/mo · 152.2%)

ⓘ 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 · 19 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: $11,340
• − Mortgage interest: −$4,868
• − Property taxes: −$183
• − Insurance: −$434
• − Repairs & maintenance: −$907
• − Management: −$907
• − Depreciation: −$2,528
• Taxable income: $1,513
• Est. tax owed @ 24.0%: −$363
• After-tax cash flow: $2,510/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: Rush County Schools
• NCES district ID: 1809750
• Math proficiency: 38% ▼ -14.00%
• Reading proficiency: 41% ▼ -14.00%
• Median HH income: $46,237
• Composite: 33.72/100
• National rank: #5377
• State rank: #147 of 301 in IN

Livability — Rushville

• Score: 69/100
• State rank: #184
• US rank: #8476

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rushville, IN
• Population (ZIP): 10,544

Population outlook (Rush County) Hauer SSP2

• Today (2025): 15,654 people
• By 2030: 15,036 · -3.9%
• By 2040: 13,674 · -12.6%
• By 2050: 12,239 · -21.8%
• By 2075: 9,466 · -39.5%
• By 2100: 7,104 · -54.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Two or more races 2% Black 1%
• Common ancestry: Slovak 1% Iranian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 2%

Political lean MEDSL · Rush

• 2024 margin: Solid R (+54.0) · D 21.9% · R 75.9% · Other 2.2%
• 2008→2024 swing: -40.4pp toward R · 2008: -13.7pp · 2024: -54.0pp
• All cycles: 2024: R+54.0 2020: R+54.0 2016: R+52.2 2012: R+34.3 2008: R+13.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -40.42%
• Current HPI: 242.9265
• 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 event — show timeline

• 2026-06-17 Listed $86,900 MIBOR as Distributed by MLS Grid

Property tax history

+15.1%/yr

Latest (2024): $183 · -87.2% YoY. Source: county tax records.