149 S 7th St · Austin, IN 47102

$80,000

3 bd · 1.5 ba · 1,656 sqft · SingleFamily public records · 167 Days on market

Built 1962 7,405 sqft lot ↓ 38% 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 +25.2/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Investment Special!!! Welcome to 149 S 7th Street in Austin, Indiana. This home does need some repairs, but features fresh paint and new ceiling fans. The property includes three bedrooms, one and a half bathrooms, and a carport. The sellers are motivated, so don't hesitate to check this property out!

Key facts

• 7,405 sq ft lot
• Built 1962
• Listed 167 days

Property features AI

Finance

• Other: Property listed as a fixer

Exterior

• Parking: Carport
• Utilities: Public water; Municipal sewer; Electricity connected; Sewer connected; Water connected; Solid waste service available
• Home design: Single-family residence; One story; East-facing entry
• Construction: Vinyl siding with stone accents; Crawl space foundation
• Exterior features: Not in a subdivision

Interior

• Kitchen: Refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Attic access
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $178 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($926 rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 4.2% in Austin — 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 60/100 on livability (#523 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: health & safety D, amenities F, commute F.
• Scott County School District 1 (town): math 16% / reading 26% proficiency, ranked #274 of 301 in IN (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Austin Elementary School (math 23% / reading 20%, grade F, #803 of 994 statewide, top 81%, 612 students, 64% FRL); Austin Middle School (math 10% / reading 26%, grade F, #279 of 330 statewide, top 86%, 275 students, 56% FRL); Austin High School (math 12% / reading 47%, grade F, #308 of 369 statewide, top 84%, 432 students, 52% FRL).
• Market conditions: 56 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 73 units permitted in Scott County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Scott County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 167 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $50k (38%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 167 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 1.16% ✓
• Cap rate: 8.97%
• Cash-on-cash: 9.55%
• DSCR: 1.43
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $187,128
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
304 S Lawnview Dr	0.47mi	3/1.0	1,638 (-1%)	13mo	$179,900	$110	64
377 S Second St	0.36mi	3/2.0	1,475 (-11%)	2mo	$160,000	$108	61
180 S 3rd St	0.18mi	3/1.0	1,539 (-7%)	20mo	$177,250	$115	61
188 W Cross St	0.30mi	4/2.0 (+1)	1,680 (+1%)	19mo	$189,900	$113	60
136 S 5th St	0.09mi	2/1.5 (-1)	1,521 (-8%)	23mo	$160,000	$105	58
333 S 1st St	0.40mi	2/1.0 (-1)	1,848 (+12%)	0mo	$155,000	$84	55
255 Church St	0.65mi	3/2.0	1,483 (-10%)	5mo	$167,000	$113	46
321 Short St	0.30mi	4/2.0 (+1)	1,440 (-13%)	18mo	$180,000	$125	43
232 E Main St	0.75mi	3/2.0	1,431 (-14%)	4mo	$209,900	$147	37
1102 W York Rd	0.49mi	3/2.0	1,416 (-14%)	24mo	$70,000	$49	31

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: -1.9%
• Equity multiple: 0.93×
• Total profit: $-1,591
• Equity at exit: $11,928

10-year hold

• IRR: 7.8%
• Equity multiple: 1.59×
• Total profit: $13,297
• Equity at exit: $6,917

Cash invested: $22,400 (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 47102

• Home prices YoY: -8.9%
• Active inventory: 56
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $926 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $178

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 76%

Sensitivity live

Price	-10% $234	-5% $206	+0% $178	+5% $151	+10% $123
Rent	-10% $105	-5% $142	+0% $178	+5% $215	+10% $251
Rate	-1.0pp $219	-0.5pp $199	base $178	+0.5pp $158	+1.0pp $137

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
527 W Cherry St Austin, IN	2.0	1.0	1080	$925	$0.86	45d	1	0.12mi
20 Red Oak Way Austin, IN	2.0	2.0	1080	$929	$0.86	45d	1	0.72mi

Listing history 9 events

1. 2026-05-22
   status Active
2. 2026-04-22
   status Pending
3. 2026-03-09
   status Active
4. 2026-03-09
   price $80,000
5. 2026-03-04
   status Pending
6. 2026-01-28
   price $99,000
7. 2025-12-18
   price $110,000
8. 2025-12-09
   price $120,000
9. 2025-11-01
   listed $130,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,107
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$889
• − Management: −$889
• − Depreciation: −$2,327
• Taxable income: $921
• Est. tax owed @ 24.0%: −$221
• After-tax cash flow: $1,919/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: Scott County School District 1
• NCES district ID: 1809990
• Math proficiency: 16% ▼ -21.00%
• Reading proficiency: 26% ▼ -10.00%
• Median HH income: $36,972
• Composite: 17.46/100
• National rank: #9062
• State rank: #274 of 301 in IN

Livability — Austin

• Score: 60/100
• State rank: #523
• US rank: #18774

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Austin, IN
• City population: 6,647
• Population (ZIP): 6,647

Population outlook (Scott County) Hauer SSP2

• Today (2025): 22,525 people
• By 2030: 21,609 · -4.1%
• By 2040: 19,536 · -13.3%
• By 2050: 17,370 · -22.9%
• By 2075: 12,862 · -42.9%
• By 2100: 9,340 · -58.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 1% · Canada

Political lean MEDSL · Scott

• 2024 margin: Solid R (+51.5) · D 23.4% · R 74.9% · Other 1.6%
• 2008→2024 swing: -49.5pp toward R · 2008: -2.0pp · 2024: -51.5pp
• All cycles: 2024: R+51.5 2020: R+45.6 2016: R+37.9 2012: R+6.2 2008: R+2.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -25.77%
• Current HPI: 263.604
• 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

-38.5% since first listed

9 events — show timeline

• 2026-05-22 Relisted — MIBOR as Distributed by MLS Grid
• 2026-04-22 Pending — MIBOR as Distributed by MLS Grid
• 2026-03-09 Relisted — MIBOR as Distributed by MLS Grid
• 2026-03-09 Price Changed $80,000 MIBOR as Distributed by MLS Grid
• 2026-03-04 Pending — MIBOR as Distributed by MLS Grid
• 2026-01-28 Price Changed $99,000 MIBOR as Distributed by MLS Grid
• 2025-12-18 Price Changed $110,000 MIBOR as Distributed by MLS Grid
• 2025-12-09 Price Changed $120,000 MIBOR as Distributed by MLS Grid
• 2025-11-01 Listed $130,000 MIBOR as Distributed by MLS Grid

Property tax history

-8.1%/yr

Latest (2019): $57 · -33.8% YoY. Source: county tax records.