20553 E 330 Rd N · Cayuga, IN 61870

$79,900

3 bd · 1.0 ba · 1,500 sqft · Other · 18 Days on market

Built 1950 0.40 ac 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
• Schools +5.0/10.0
• Appreciation +4.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Use your imagination and make this home your own. This home has been in the same family for over 50 years. The house sits on 2 lots and is being sold with 2 additional lots. The home offers 3 bedrooms and 1 bath. The property has a lot of potential and would make a great starter home. There have been several updates done to the home already which include new doors, newer windows, roof, water heater, some new flooring and a new shed. Home is being sold AS -IS.

Key facts

• Roof
• New doors
• Water heater

Tags

• 2 LOTS
• 2 ADDITIONAL LOTS
• NEW DOORS
• NEWER WINDOWS
• ROOF
• WATER HEATER

Property features AI

Exterior

• Utilities: Well water; Septic tank
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Shingle roof; Built on crawl space
• Exterior features: Front porch; Gravel road access; Shed(s) on the property

Interior

• Kitchen: Oven; Refrigerator
• Bedrooms: Total of 5 rooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; No central cooling
• Interior features: Electric water heater; Crawl space basement
• Laundry & utility: Washer and dryer on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $80k.

Deal economics

• At list price, monthly cash flow is $509 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#490 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.
• Market conditions: 8 units permitted in Vermilion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-0.8%/yr); year-one equity from $552 of loan paydown is wiped out by about $676 of value loss. Plan a longer hold.
• Vermilion County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.8% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $78,701 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — 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 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?
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: 13.94%
• Cash-on-cash: 27.30%
• DSCR: 2.21
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.85% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.9%
• Equity multiple: 2.20×
• Total profit: $26,957
• Equity at exit: $19,878

10-year hold

• IRR: 30.8%
• Equity multiple: 4.23×
• Total profit: $72,319
• Equity at exit: $21,382

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 61870

• Home prices YoY: -0.4%
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,316 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$78 /mo · $940/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $509

Break-even live

Break-even rent $672

Max offer price $79,900

Occupancy floor 56%

Sensitivity live

Price	-10% $554	-5% $531	+0% $509	+5% $486	+10% $464
Rent	-10% $405	-5% $457	+0% $509	+5% $561	+10% $613
Rate	-1.0pp $549	-0.5pp $529	base $509	+0.5pp $488	+1.0pp $467

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 10 events

1. 2026-06-21
   days on market $79,900 Active 18 DOM
2. 2026-06-18
   days on market $79,900 Active 15 DOM
3. 2026-06-17
   days on market $79,900 Active 14 DOM
4. 2026-06-16
   days on market $79,900 Active 13 DOM
5. 2026-06-15
   days on market $79,900 Active 12 DOM
6. 2026-06-13
   days on market $79,900 Active 10 DOM
7. 2026-06-09
   days on market $79,900 Active 6 DOM
8. 2026-06-08
   days on market $79,900 Active 5 DOM
9. 2026-06-07
   remarks 463-char remark
10. 2026-06-07
    listed $79,900 Active 4 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: $940 · $78/mo
• Projected year-2 tax: $940 · $78/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 ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,790
• − Mortgage interest: −$4,476
• − Property taxes: −$940
• − Insurance: −$400
• − Repairs & maintenance: −$1,263
• − Management: −$1,263
• − Depreciation: −$2,324
• Taxable income: $5,124
• Est. tax owed @ 24.0%: −$1,230
• After-tax cash flow: $4,877/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)

No district data.

Livability — Cayuga

• Score: 61/100
• State rank: #490
• US rank: #17480

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

• Population (ZIP): 1,153

Population outlook (Vermilion County) Hauer SSP2

• Today (2025): 72,775 people
• By 2030: 69,235 · -4.9%
• By 2040: 62,360 · -14.3%
• By 2050: 55,539 · -23.7%
• By 2075: 40,606 · -44.2%
• By 2100: 26,985 · -62.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2% Black 1%
• Common ancestry: Serbian 3% Romanian 1% Iranian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Vermilion

• 2024 margin: Solid R (+35.7) · D 31.4% · R 67.0% · Other 1.6%
• 2008→2024 swing: -36.2pp toward R · 2008: 0.6pp · 2024: -35.7pp
• All cycles: 2024: R+35.7 2020: R+32.9 2016: R+29.2 2012: R+15.7 2008: D+0.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.85%
• Current HPI: 219.5996
• 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

• 2026-06-03 Listed $79,900 CIBR

Property tax history

+3.2%/yr

Latest (2024): $940 · +8.7% YoY. Source: county tax records.