1615 W 1st St · Marion, IN 46952

$26,500

3 bd · 1.0 ba · 1,456 sqft · SingleFamily public records · 45 Days on market

Built 1900 4,356 sqft lot $18/sqft · 72% below area

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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
• Livability +3.2/5.0
• 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 opportunity to bring this 3 br 1ba bath to life

Key facts

• 4,356 sq ft lot
• Built 1900
• Listed 44 days

Property features AI

Finance

• Financial info: Occupant status: Vacant

Exterior

• Utilities: Public water; Public sewer
• Home design: Two-story house; Built in 1900; Property listed as fixer condition
• Construction: Year built: 1900
• Exterior features: Neighborhood view

Interior

• Kitchen: No appliances listed
• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 3
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; No cooling system
• Interior features: No notable built-in interior features listed; Total of 5 rooms
• Laundry & utility: No laundry or utility appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $26k.

Deal economics

• At list price, monthly cash flow is $750 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $26k).
• Recommended offer: $26k (3.0% below list) — sets the bar for market timing.
• Cap rate 40.3% vs local median 8.7% in Marion — 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 65/100 on livability (#337 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Marion Community Schools (town): math 18% / reading 24% proficiency, ranked #277 of 301 in IN (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 124 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 52 units permitted in Grant County in 2024 (8 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $183 of loan paydown is wiped out by about $795 of value loss. Plan a longer hold.
• Grant County population projected at -18% 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

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

Recommended offer $25,705 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 4.55% ✓
• Cap rate: 40.27%
• Cash-on-cash: 121.36%
• DSCR: 6.40
• GRM: 1.8

CMA / ARV

• ARV (median comp): $56,471
• List price: $26,500
• Delta: -53.07%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1515 W 4th St	0.25mi	3/1.0	1,361 (-6%)	3mo	$161,500	$119	75
205 N F St	0.44mi	3/2.0	1,412 (-3%)	1mo	$164,900	$117	69
820 N Oxford Dr	0.67mi	3/1.0	1,492 (+2%)	2mo	$155,000	$104	62
314 N Hendricks Ave	0.64mi	3/1.5	1,360 (-7%)	2mo	$130,000	$96	56
1710 W Spencer Ave	0.18mi	4/1.5 (+1)	1,289 (-12%)	12mo	$109,900	$85	56
2111 W Euclid Ave	0.62mi	3/1.0	1,272 (-13%)	2mo	$145,000	$114	48
215 N G St	0.38mi	3/1.0	1,242 (-15%)	12mo	$25,000	$20	48
502 N Lenfesty Ave	0.67mi	3/1.5	1,292 (-11%)	1mo	$150,000	$116	47
1015 W 3rd St	0.50mi	2/1.5 (-1)	1,298 (-11%)	7mo	$76,900	$59	45
617 Berkley Dr	0.71mi	2/1.5 (-1)	1,564 (+7%)	3mo	$145,000	$93	45
316 N Miller Ave	0.70mi	3/1.0	1,272 (-13%)	3mo	$102,000	$80	44
916 N Oxford Dr	0.75mi	3/2.0	1,300 (-11%)	3mo	$142,000	$109	41

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: 6.87×
• Total profit: $43,530
• Equity at exit: $3,951

10-year hold

• IRR: —
• Equity multiple: 14.42×
• Total profit: $99,568
• Equity at exit: $2,291

Cash invested: $7,420 (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 46952

• Home prices YoY: -29.9%
• Active inventory: 124
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,205 medium
• Mortgage (P&I): −$139
• Tax from tax record: −$51 /mo · $616/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $750

Break-even live

Break-even rent $255

Max offer price $26,500

Occupancy floor 33%

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: $6,625
• Closing costs: $795
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2116 W 2nd St Marion, IN	1.0–2.0	1.0	764	$945	$1.24	44d	1	0.51mi
2145 W 2nd St Marion, IN	3.0	1.5	1377	$1,650	$1.20	44d	1	0.63mi
2111 W Frederick Dr Marion, IN	1.0–2.0	1.0–1.5	965	$937	$0.97	44d	4	0.90mi

Listing history 32 events

1. 2026-06-19
   days on market $26,500 Active 45 DOM
2. 2026-06-18
   days on market $26,500 Active 44 DOM
3. 2026-06-17
   days on market $26,500 Active 43 DOM
4. 2026-06-16
   days on market $26,500 Active 42 DOM
5. 2026-06-15
   days on market $26,500 Active 41 DOM
6. 2026-06-14
   days on market $26,500 Active 39 DOM
7. 2026-06-12
   days on market $26,500 Active 38 DOM
8. 2026-06-09
   days on market $26,500 Active 35 DOM
9. 2026-06-08
   days on market $26,500 Active 34 DOM
10. 2026-06-07
    days on market $26,500 Active 33 DOM
11. 2026-06-02
    days on market $26,500 Active 28 DOM
12. 2026-06-01
    days on market $26,500 Active 27 DOM
13. 2026-05-31
    days on market $26,500 Active 26 DOM
14. 2026-05-30
    days on market $26,500 Active 25 DOM
15. 2026-05-05
    listed $26,500 Active 58-char remark
16. 2026-03-29
    historical
17. 2026-03-19
    price $27,500
18. 2026-02-18
    price $30,500
19. 2026-02-09
    price $32,000
20. 2026-01-28
    price $33,500
21. 2025-12-28
    listed $35,000 Active
22. 2025-02-28
    price $36,500
23. 2025-01-06
    price $40,500
24. 2024-12-03
    price $41,500
25. 2024-10-22
    price $42,500
26. 2024-08-22
    price $47,499
27. 2024-08-12
    listed $49,999 Active
28. 2021-09-27
    historical
29. 2021-08-12
    listed $32,900
30. 2021-08-12
    listed $32,900
31. 2020-11-30
    historical
32. 2020-03-09
    listed $25,800

ⓘ 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: $616 · $51/mo
• Projected year-2 tax: $616 · $51/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 3/10 Moderate 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,457
• − Mortgage interest: −$1,484
• − Property taxes: −$616
• − Insurance: −$132
• − Repairs & maintenance: −$1,157
• − Management: −$1,157
• − Depreciation: −$771
• Taxable income: $9,140
• Est. tax owed @ 24.0%: −$2,194
• After-tax cash flow: $6,811/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: Marion Community Schools
• NCES district ID: 1806390
• Math proficiency: 18% ▼ -9.00%
• Reading proficiency: 24% ▼ -6.00%
• Median HH income: $33,415
• Composite: 17.13/100
• National rank: #9115
• State rank: #277 of 301 in IN

Livability — Marion

• Score: 65/100
• State rank: #337
• US rank: #13006

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marion, IN
• County: Grant County · 41,561 people
• City population: 41,561
• Metro: Marion, IN
• Population (ZIP): 18,189
• Household income: $52,880
• Rent vs Own: 31.5% rent · 68.5% own
• Severe rent burden: 662.0

Population outlook (Grant County) Hauer SSP2

• Today (2025): 64,394 people
• By 2030: 62,145 · -3.5%
• By 2040: 57,252 · -11.1%
• By 2050: 52,968 · -17.7%
• By 2075: 45,986 · -28.6%
• By 2100: 39,400 · -38.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 7% Hispanic / Latino 5% Black 4% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 3% Romanian 1% Iranian 1%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Grant

• 2024 margin: Solid R (+41.8) · D 28.2% · R 70.0% · Other 1.9%
• 2008→2024 swing: -28.7pp toward R · 2008: -13.1pp · 2024: -41.8pp
• All cycles: 2024: R+41.8 2020: R+38.8 2016: R+39.5 2012: R+22.0 2008: R+13.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -76.69%
• Current HPI: 180.1174
• Rent YoY: —
• Metro: Marion, IN
• 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

+2.7% since first listed

18 events — show timeline

• 2026-05-05 Listed $26,500 NIRA MLS as Distributed by MLS Grid
• 2026-03-29 Listing Removed — NIRA MLS as Distributed by MLS Grid
• 2026-03-19 Price Changed $27,500 NIRA MLS as Distributed by MLS Grid
• 2026-02-18 Price Changed $30,500 NIRA MLS as Distributed by MLS Grid
• 2026-02-09 Price Changed $32,000 NIRA MLS as Distributed by MLS Grid
• 2026-01-28 Price Changed $33,500 NIRA MLS as Distributed by MLS Grid
• 2025-12-28 Listed $35,000 NIRA MLS as Distributed by MLS Grid
• 2025-02-28 Price Changed $36,500 IRMLS
• 2025-01-06 Price Changed $40,500 IRMLS
• 2024-12-03 Price Changed $41,500 IRMLS
• 2024-10-22 Price Changed $42,500 IRMLS
• 2024-08-22 Price Changed $47,499 IRMLS
• 2024-08-12 Listed $49,999 IRMLS
• 2021-09-27 Listing Removed — MIBOR as Distributed by MLS Grid
• 2021-08-12 Listed $32,900 MIBOR as Distributed by MLS Grid
• 2021-08-12 Listed $32,900 IRMLS
• 2020-11-30 Listing Removed — MIBOR as Distributed by MLS Grid
• 2020-03-09 Listed $25,800 MIBOR as Distributed by MLS Grid

Property tax history

+28.1%/yr

Latest (2025): $616 · -22.2% YoY. Source: county tax records.