201 E Vine St · Van Buren, IN 46991

$94,900

3 bd · 1.0 ba · 1,398 sqft · SingleFamily public records · 147 Days on market

Built 1930 8,712 sqft lot $68/sqft · 12% below area Est $108k · 12% 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 +28.2/30.0
• ARV discount +12.9/15.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Appreciation +7.3/10.0
• Schools +3.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Solid structure. .. .with some elbow grease would be a great home

Key facts

• 8,712 sq ft lot
• Garage
• Built 1930

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $300 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#529 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: health & safety C-, crime D, schools D-.
• Eastbrook Community School Corporation (rural): math 42% / reading 46% proficiency, ranked #98 of 301 in IN (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 9 active listings in the ZIP; 52 units permitted in Grant County in 2024 (8 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($656 loan paydown + $4k appreciation (4.6% local appreciation)).
• Grant County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.6% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $66k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 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 1930 — 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 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?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.27% ✓
• Cap rate: 10.09%
• Cash-on-cash: 13.55%
• DSCR: 1.60
• GRM: 6.5

CMA / ARV

• ARV (median comp): $107,900
• List price: $94,900
• Delta: -12.05%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
407 E Plum St	0.17mi	3/1.0	1,386 (-1%)	15mo	$99,900	$72	78
603 W Main St	0.42mi	3/1.0	1,261 (-10%)	1mo	$79,900	$63	64
708 W Main St	0.52mi	4/2.0 (+1)	1,484 (+6%)	19mo	$140,000	$94	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.61% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.8%
• Equity multiple: 2.46×
• Total profit: $38,922
• Equity at exit: $51,570

10-year hold

• IRR: 23.3%
• Equity multiple: 4.85×
• Total profit: $102,223
• Equity at exit: $87,228

Cash invested: $26,572 (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 46991

• Home prices YoY: 2.4%
• Active inventory: 9
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,210 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,424/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $300

Break-even live

Break-even rent $830

Max offer price $94,900

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $94,900 Active 147 DOM
2. 2026-06-18
   days on market $94,900 Active 146 DOM
3. 2026-06-17
   days on market $94,900 Active 145 DOM
4. 2026-06-16
   days on market $94,900 Active 144 DOM
5. 2026-06-15
   days on market $94,900 Active 143 DOM
6. 2026-06-14
   days on market $94,900 Active 141 DOM
7. 2026-06-12
   days on market $94,900 Active 140 DOM
8. 2026-06-09
   days on market $94,900 Active 137 DOM
9. 2026-06-08
   days on market $94,900 Active 136 DOM
10. 2026-06-07
    days on market $94,900 Active 135 DOM
11. 2026-06-05
    days on market $94,900 Active 132 DOM
12. 2026-06-03
    days on market $94,900 Active 131 DOM
13. 2026-06-02
    days on market $94,900 Active 130 DOM
14. 2026-06-01
    days on market $94,900 Active 129 DOM
15. 2026-05-31
    days on market $94,900 Active 128 DOM
16. 2026-05-30
    days on market $94,900 Active 127 DOM
17. 2026-03-11
    price $94,900 65-char remark

    Show marketing remark (65 chars)

    Solid structure. .. .with some elbow grease would be a great home

18. 2026-01-23
    listed $99,900 Active 65-char remark

    Show marketing remark (65 chars)

    Solid structure. .. .with some elbow grease would be a great home

19. 2026-01-09
    soldstatus $66,000 Closed 793-char remark

    Show marketing remark (793 chars)

    3-Bedroom Home with Enclosed Porch and Detached Garage selling via Online Only Auction on Wednesday, December 17, 2025 - Bidding begins closing out at 6 pm! This 3 bedroom, 1 bath home is situated on a corner lot. The enclosed front porch with hardwood flooring offers a welcoming entry. The main floor features a spacious living room and formal dining room, both with hardwood floors, along with a full bath for added convenience. Upstairs includes two bedrooms and a versatile landing room that can serve as a third bedroom, home office, or flex space. Outside, the property offers two storage sheds and a 1-car detached garage with a workshop area—ideal for projects or extra storage. A great opportunity to own a home with plenty of potential! Open House: Wed. December 10th 5:30-6pm

20. 2025-12-19
    status Pending 793-char remark

    Show marketing remark (793 chars)

    3-Bedroom Home with Enclosed Porch and Detached Garage selling via Online Only Auction on Wednesday, December 17, 2025 - Bidding begins closing out at 6 pm! This 3 bedroom, 1 bath home is situated on a corner lot. The enclosed front porch with hardwood flooring offers a welcoming entry. The main floor features a spacious living room and formal dining room, both with hardwood floors, along with a full bath for added convenience. Upstairs includes two bedrooms and a versatile landing room that can serve as a third bedroom, home office, or flex space. Outside, the property offers two storage sheds and a 1-car detached garage with a workshop area—ideal for projects or extra storage. A great opportunity to own a home with plenty of potential! Open House: Wed. December 10th 5:30-6pm

21. 2025-11-21
    listed $66,000 Active 793-char remark

    Show marketing remark (793 chars)

    3-Bedroom Home with Enclosed Porch and Detached Garage selling via Online Only Auction on Wednesday, December 17, 2025 - Bidding begins closing out at 6 pm! This 3 bedroom, 1 bath home is situated on a corner lot. The enclosed front porch with hardwood flooring offers a welcoming entry. The main floor features a spacious living room and formal dining room, both with hardwood floors, along with a full bath for added convenience. Upstairs includes two bedrooms and a versatile landing room that can serve as a third bedroom, home office, or flex space. Outside, the property offers two storage sheds and a 1-car detached garage with a workshop area—ideal for projects or extra storage. A great opportunity to own a home with plenty of potential! Open House: Wed. December 10th 5:30-6pm

ⓘ 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 3/10 Moderate 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $14,519
• − Mortgage interest: −$5,316
• − Property taxes: −$1,424
• − Insurance: −$474
• − Repairs & maintenance: −$1,162
• − Management: −$1,162
• − Depreciation: −$2,761
• Taxable income: $2,221
• Est. tax owed @ 24.0%: −$533
• After-tax cash flow: $3,067/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: Eastbrook Community School Corporation
• NCES district ID: 1803030
• Math proficiency: 42% ▬ 0.00%
• Reading proficiency: 46% ▼ -1.00%
• Median HH income: $55,030
• Composite: 38.28/100
• National rank: #4234
• State rank: #98 of 301 in IN

Livability — Van Buren

• Score: 60/100
• State rank: #529
• US rank: #19010

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Van Buren, IN
• Population (ZIP): 1,657

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 (90%)
• Race & ethnicity: White 90% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Serbian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

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: ▲ 4.61%
• Current HPI: 193.7506
• 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

+43.8% since first listed

5 events — show timeline

• 2026-03-11 Price Changed $94,900 IRMLS
• 2026-01-23 Listed $99,900 IRMLS
• 2026-01-09 Sold (MLS) $66,000 IRMLS
• 2025-12-19 Pending — IRMLS
• 2025-11-21 Listed $66,000 IRMLS

Property tax history

+9.3%/yr

Latest (2025): $107 · +33.1% YoY. Source: county tax records.