304 Main Street St · Rising Sun, IN 47040

$79,900

4 bd · 1.5 ba · 2,160 sqft · SingleFamily public records · 3 Days on market

Built 1877 9,583 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Check out this diamond in the rough! This 2 story Brick is ready for some tender love and care. Home has 5 bedrooms, 2 bathrooms all sitting on a nice sized lot in Rising Sun. Come take a look before itis to late. Home is being sold as-is, cash or conventional only.

Key facts

• 9,583 sq ft lot
• Built 1877
• Listed 3 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; Two levels / 2 stories
• Construction: Brick construction
• Exterior features: Metal roof; Level lot; Shed(s); Publicly maintained road; Has a view

Interior

• Bedrooms: Total rooms: 8
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot water heating; Radiant heating; Oil heating; Ceiling fans for cooling
• Interior features: Electric water heater; Fireplace (3 total); Partial, unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $466 ($6k/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 (#345 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: employment D+, amenities F, commute D-.
• Rising Sun-Ohio County Com (rural): math 24% / reading 38% proficiency, ranked #225 of 301 in IN (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ohio County Elementary School (math 27% / reading 27%, grade F, #737 of 994 statewide, top 76%, 409 students, 49% FRL); Rising Sun High School (math 34% / reading 64%, grade D, #123 of 369 statewide, top 36%, 226 students, 35% FRL).
• Market conditions: 31 active listings in the ZIP; 6 units permitted in Ohio 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.
• Ohio County population projected at -30% 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 ~5 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1877 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,900

Questions for the listing agent

1. Built in 1877 — 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 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?
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: 1.65% ✓
• Cap rate: 13.29%
• Cash-on-cash: 25.01%
• DSCR: 2.11
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $287,280
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
831 Turner Rd	0.64mi	3/3.0 (-1)	2,134 (-1%)	0mo	$285,000	$134	57
325 Rio Vista Ln	0.63mi	4/2.0	2,172 (+1%)	14mo	$288,500	$133	56
305 N High St	0.20mi	4/2.0	2,421 (+12%)	19mo	$70,000	$29	52
518 5th St	0.27mi	3/1.0 (-1)	1,898 (-12%)	11mo	$206,000	$109	51
206 N Poplar St	0.17mi	3/1.0 (-1)	1,888 (-13%)	24mo	$153,900	$82	44
4948 State Road 56 N	0.54mi	4/3.0	1,868 (-14%)	8mo	$249,900	$134	40

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: 18.5%
• Equity multiple: 1.75×
• Total profit: $16,779
• Equity at exit: $11,913

10-year hold

• IRR: 26.9%
• Equity multiple: 3.37×
• Total profit: $52,979
• 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 47040

• Home prices YoY: -6.6%
• Active inventory: 31
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,316 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$121 /mo · $1,457/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $466

Break-even live

Break-even rent $726

Max offer price $79,900

Occupancy floor 60%

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: —

Listing history 3 events

1. 2026-06-07
   statusdays on market $79,900 Pending 3 DOM
2. 2026-06-02
   remarks 266-char remark
3. 2026-06-02
   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: $1,457 · $121/mo
• Projected year-2 tax: $1,457 · $121/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 5/10 Major 7 d/yr ≥103°F today · 20 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,796
• − Mortgage interest: −$4,476
• − Property taxes: −$1,457
• − Insurance: −$400
• − Repairs & maintenance: −$1,264
• − Management: −$1,264
• − Depreciation: −$2,324
• Taxable income: $4,612
• Est. tax owed @ 24.0%: −$1,107
• After-tax cash flow: $4,488/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: Rising Sun-Ohio County Com
• NCES district ID: 1809600
• Math proficiency: 24% ▼ -12.00%
• Reading proficiency: 38% ▼ -14.00%
• Median HH income: $51,559
• Composite: 27.13/100
• National rank: #7034
• State rank: #225 of 301 in IN

Livability — Rising Sun

• Score: 65/100
• State rank: #345
• US rank: #13179

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rising Sun, IN
• Population (ZIP): 5,408

Population outlook (Ohio County) Hauer SSP2

• Today (2025): 5,660 people
• By 2030: 5,409 · -4.4%
• By 2040: 4,718 · -16.6%
• By 2050: 3,978 · -29.7%
• By 2075: 2,798 · -50.6%
• By 2100: 2,129 · -62.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4%
• Common ancestry: Iranian 2% Serbian 2% Slovak 1%
• Foreign-born: 1%

Political lean MEDSL · Ohio

• 2024 margin: Solid R (+55.5) · D 21.6% · R 77.0% · Other 1.4%
• 2008→2024 swing: -36.5pp toward R · 2008: -19.0pp · 2024: -55.5pp
• All cycles: 2024: R+55.5 2020: R+51.9 2016: R+49.1 2012: R+27.2 2008: R+19.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -15.15%
• Current HPI: 215.0049
• 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

• 2026-06-02 Listed $79,900 SEIBR

Property tax history

+20.4%/yr

Latest (2024): $1,457 · +17.8% YoY. Source: county tax records.