745 Jim Haaff Blvd · Rockport, IN 47635

$35,900

3 bd · 1.0 ba · 1,369 sqft · SingleFamily public records · 30 Days on market

Built 1965 0.26 ac lot

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Why this score? — see what drove the D+ 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 +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Great investment opportunity! This 3 bedroom, one bathroom home is situated on a 1/4 acre lot in a great Rockport location. Home has two living/family rooms and the potential for a 4th bedroom/bathroom. Home is sold As-Is.

Key facts

• 0.26 acre lot
• Built 1965
• Listed 30 days

Property features AI

Finance

• Other: Directions: From Hwy 66 eastbound, right on Jim Haaff; home is the 5th house on the right.
• Financial info: Tax information provided separately
• HOA & community: No subdivision

Exterior

• Parking: Parking details not specified
• Security: Security details not specified
• Utilities: Public water; Public sewer
• Home design: Single-story single family residence; Site-built home
• Construction: Vinyl siding; Built with site-built construction; Above-grade finished area reported (size not listed in this section)
• Exterior features: Level lot; Outbuilding on the property; Lot dimensions approximately 72 x 153; Lot about 0.26 acres

Interior

• Kitchen: Kitchen details not specified
• Bedrooms: Bedroom count not specified
• Flooring: Flooring details not specified
• Bathrooms: 1 full bathroom; 1 main-level bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Total of 5 rooms; Crawl space basement
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $36k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $36k).
• Recommended offer: $35k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#403 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• South Spencer County School Corporation (rural): math 46% / reading 54% proficiency, ranked #58 of 301 in IN (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Rockport-Ohio Elementary School (math 52% / reading 52%, grade C-, #237 of 994 statewide, top 26%, 318 students, 61% FRL); South Spencer Middle School (math 39% / reading 52%, grade D+, #79 of 330 statewide, top 24%, 228 students, 56% FRL); South Spencer High School (math 47% / reading 67%, grade C, #64 of 369 statewide, top 18%, 357 students, 44% FRL).
• Market conditions: 33 active listings in the ZIP; 78 units permitted in Spencer County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $248 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Spencer County population projected at -16% 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 $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($35k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $35,361 (1.5% below list)

Questions for the listing agent

1. Built in 1965 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 4.47% ✓
• Cap rate: 40.03%
• Cash-on-cash: 120.49%
• DSCR: 6.36
• GRM: 1.9

CMA / ARV

• ARV (on-the-fly): $195,767
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1128 W Cobblefield Dr	0.26mi	3/2.0	1,337 (-2%)	1mo	$235,960	$176	79
930 Sycamore St	0.20mi	2/1.0 (-1)	1,180 (-14%)	3mo	$118,000	$100	60
615 Williamson St	0.46mi	3/1.0	1,243 (-9%)	4mo	$42,000	$34	59
840 S Halbruge St	0.25mi	3/1.0	1,532 (+12%)	14mo	$145,000	$95	57
537 N Silverdale Rd	0.28mi	3/1.5	1,232 (-10%)	14mo	$212,000	$172	57
1052 W Cobblefield Dr	0.20mi	3/2.0	1,239 (-10%)	18mo	$210,000	$169	56
798 W State Road 66 Rds	0.64mi	3/1.0	1,485 (+8%)	4mo	$212,000	$143	53
411 Elm Aly	0.67mi	2/2.0 (-1)	1,470 (+7%)	1mo	$20,000	$14	46
548 Elm St	0.56mi	2/1.0 (-1)	1,324 (-3%)	22mo	$146,900	$111	45
708 Walnut St	0.63mi	3/2.0	1,320 (-4%)	23mo	$228,500	$173	42

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: —
• Equity multiple: 6.82×
• Total profit: $58,497
• Equity at exit: $5,353

10-year hold

• IRR: —
• Equity multiple: 14.31×
• Total profit: $133,841
• Equity at exit: $3,104

Cash invested: $10,052 (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 47635

• Home prices YoY: -2.4%
• Active inventory: 33
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,606 medium
• Mortgage (P&I): −$188
• Tax from tax record: −$57 /mo · $679/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $1,009

Break-even live

Break-even rent $329

Max offer price $35,900

Occupancy floor 32%

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: $8,975
• Closing costs: $1,077
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $35,900 Active 30 DOM
2. 2026-06-17
   days on market $35,900 Active 29 DOM
3. 2026-06-16
   days on market $35,900 Active 28 DOM
4. 2026-06-15
   days on market $35,900 Active 27 DOM
5. 2026-06-14
   days on market $35,900 Active 25 DOM
6. 2026-06-13
   days on market $35,900 Active 24 DOM
7. 2026-06-10
   days on market $35,900 Active 22 DOM
8. 2026-06-09
   days on market $35,900 Active 21 DOM
9. 2026-06-08
   days on market $35,900 Active 20 DOM
10. 2026-06-07
    days on market $35,900 Active 19 DOM
11. 2026-06-05
    days on market $35,900 Active 16 DOM
12. 2026-06-03
    days on market $35,900 Active 15 DOM
13. 2026-06-02
    days on market $35,900 Active 14 DOM
14. 2026-06-01
    days on market $35,900 Active 13 DOM
15. 2026-05-31
    days on market $35,900 Active 12 DOM
16. 2026-05-30
    days on market $35,900 Active 11 DOM
17. 2026-05-19
    listed $35,900 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: $679 · $57/mo
• Projected year-2 tax: $679 · $57/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 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $19,277
• − Mortgage interest: −$2,011
• − Property taxes: −$679
• − Insurance: −$180
• − Repairs & maintenance: −$1,542
• − Management: −$1,542
• − Depreciation: −$1,044
• Taxable income: $12,279
• Est. tax owed @ 24.0%: −$2,947
• After-tax cash flow: $9,165/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: South Spencer County School Corporation
• NCES district ID: 1810560
• Math proficiency: 46% ▼ -6.00%
• Reading proficiency: 54% ▼ -2.00%
• Median HH income: $47,220
• Composite: 42.49/100
• National rank: #3208
• State rank: #58 of 301 in IN

Livability — Rockport

• Score: 64/100
• State rank: #403
• US rank: #14750

Category grades

Amenities F Commute F 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: Rockport, IN
• Population (ZIP): 5,578

Population outlook (Spencer County) Hauer SSP2

• Today (2025): 20,394 people
• By 2030: 19,912 · -2.4%
• By 2040: 18,592 · -8.8%
• By 2050: 17,051 · -16.4%
• By 2075: 14,010 · -31.3%
• By 2100: 10,869 · -46.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 2% Black 1%
• Common ancestry: Italian 3% Scottish 2% Iranian 2%
• Foreign-born: 1% · China, Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Spencer

• 2024 margin: Solid R (+43.3) · D 27.4% · R 70.6% · Other 2.0%
• 2008→2024 swing: -43.6pp toward R · 2008: 0.4pp · 2024: -43.3pp
• All cycles: 2024: R+43.3 2020: R+38.5 2016: R+37.3 2012: R+15.3 2008: D+0.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -4.91%
• Current HPI: 199.6703
• 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

• 2026-05-19 Listed $35,900 IRMLS

Property tax history

+7.7%/yr

Latest (2024): $679 · -3.9% YoY. Source: county tax records.