430 W Market St · Newport, IN 47966

$120,000

3 bd · 1.0 ba · 1,527 sqft · SingleFamily public records · 37 Days on market

Built 1912 10,019 sqft lot

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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 +22.6/30.0
• Appreciation +9.2/10.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +5.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Lots of room and character in this 3 bedroom, 1.5 story home. New carpet, 1 bedroom on main level, metal roof, vinyl replacement windows, vinyl siding, deck overlooking the backyard and a nice enclosed front porch. Detached 2 car garage. (The second level does not have heat/duct work so adding electric baseboard heat is a possibility). Priced to sell!

Key facts

• Metal roof
• New pex plumbing
• Black top driveway

Tags

• SCREENED IN FRONT PORCH
• BLACK TOP DRIVEWAY
• METAL ROOF
• VINYL SIDING
• NEW PEX PLUMBING
• NEW SEWAGE LINES

Property features AI

Exterior

• Parking: Detached paved garage with 2 spaces
• Utilities: Public sewer
• Home design: Single-family residence; 2 stories
• Construction: Frame construction with vinyl siding
• Exterior features: Front porch; Metal roof

Interior

• Kitchen: Electric range; Electric oven; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Wall/window air conditioning
• Interior features: Insulated windows; Fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#562 in IN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D, amenities F, commute F.
• North Vermillion Community School Corporation (rural): math 21% / reading 35% proficiency, ranked #253 of 301 in IN (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: North Vermillion Elementary School (math 28% / reading 33%, grade F, #688 of 994 statewide, top 70%, 332 students, 54% FRL); North Vermillion High School (math 12% / reading 37%, grade F, #325 of 369 statewide, top 91%, 341 students, 58% FRL) — zoned schools average 56% FRL vs 39% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 4 active listings in the ZIP; 28 units permitted in Vermillion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($830 loan paydown + $10k appreciation (8.4% local appreciation)).
• Vermillion County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.4% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $34k; list at $120k implies a 253% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1912 — 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. 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?
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: 1.02% ✓
• Cap rate: 8.34%
• Cash-on-cash: 7.30%
• DSCR: 1.32
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.4% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.4%
• Equity multiple: 2.95×
• Total profit: $65,536
• Equity at exit: $94,469

10-year hold

• IRR: 23.6%
• Equity multiple: 6.38×
• Total profit: $180,630
• Equity at exit: $190,759

Cash invested: $33,600 (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 47966

• Home prices YoY: 3.8%
• Active inventory: 4
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,228 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$87 /mo · $1,040/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $204

Break-even live

Break-even rent $970

Max offer price $120,000

Occupancy floor 78%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $120,000 Active 37 DOM
2. 2026-06-17
   days on market $120,000 Active 36 DOM
3. 2026-06-16
   days on market $120,000 Active 35 DOM
4. 2026-06-16
   price $120,000 Active 34 DOM
5. 2026-06-15
   days on market $130,000 Active 34 DOM
6. 2026-06-13
   days on market $130,000 Active 32 DOM
7. 2026-06-12
   days on market $130,000 Active 31 DOM
8. 2026-06-09
   days on market $130,000 Active 28 DOM
9. 2026-06-08
   days on market $130,000 Active 27 DOM
10. 2026-06-07
    days on market $130,000 Active 26 DOM
11. 2026-06-05
    days on market $130,000 Active 24 DOM
12. 2026-06-04
    days on market $130,000 Active 22 DOM
13. 2026-06-02
    days on market $130,000 Active 21 DOM
14. 2026-06-01
    days on market $130,000 Active 20 DOM
15. 2026-05-31
    days on market $130,000 Active 19 DOM
16. 2026-05-31
    days on market $130,000 Active 18 DOM
17. 2026-05-11
    listed $130,000 Active
18. 2019-02-26
    soldstatus $34,000 353-char remark

    Show marketing remark (353 chars)

    Lots of room and character in this 3 bedroom, 1.5 story home. New carpet, 1 bedroom on main level, metal roof, vinyl replacement windows, vinyl siding, deck overlooking the backyard and a nice enclosed front porch. Detached 2 car garage. (The second level does not have heat/duct work so adding electric baseboard heat is a possibility). Priced to sell!

19. 2018-12-14
    listed $34,000 353-char remark

    Show marketing remark (353 chars)

    Lots of room and character in this 3 bedroom, 1.5 story home. New carpet, 1 bedroom on main level, metal roof, vinyl replacement windows, vinyl siding, deck overlooking the backyard and a nice enclosed front porch. Detached 2 car garage. (The second level does not have heat/duct work so adding electric baseboard heat is a possibility). Priced to sell!

ⓘ 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: $1,040 · $87/mo
• Projected year-2 tax: $1,040 · $87/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: $14,740
• − Mortgage interest: −$6,722
• − Property taxes: −$1,040
• − Insurance: −$600
• − Repairs & maintenance: −$1,179
• − Management: −$1,179
• − Depreciation: −$3,491
• Taxable income: $529
• Est. tax owed @ 24.0%: −$127
• After-tax cash flow: $2,326/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: North Vermillion Community School Corporation
• NCES district ID: 1808070
• Math proficiency: 21% ▼ -8.00%
• Reading proficiency: 35% ▼ -5.00%
• Median HH income: $46,272
• Composite: 24.14/100
• National rank: #7744
• State rank: #253 of 301 in IN

Livability — Newport

• Score: 59/100
• State rank: #562
• US rank: #20166

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newport, IN
• City population: 297
• Population (ZIP): 297

Population outlook (Vermillion County) Hauer SSP2

• Today (2025): 14,605 people
• By 2030: 13,942 · -4.5%
• By 2040: 12,592 · -13.8%
• By 2050: 11,381 · -22.1%
• By 2075: 9,063 · -37.9%
• By 2100: 7,098 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 9% Hispanic / Latino 4% Native American 2%
• Common ancestry: Slovak 10% Italian 7% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% French/Haitian/Cajun 1%

Political lean MEDSL · Vermillion

• 2024 margin: Solid R (+44.7) · D 26.6% · R 71.3% · Other 2.1%
• 2008→2024 swing: -58.7pp toward R · 2008: 13.9pp · 2024: -44.7pp
• All cycles: 2024: R+44.7 2020: R+40.6 2016: R+35.1 2012: R+6.8 2008: D+13.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.40%
• Current HPI: 229.9319
• 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

+282.4% since first listed

3 events — show timeline

• 2026-05-11 Listed $130,000 THAAR
• 2019-02-26 Sold (MLS) $34,000 IRMLS
• 2018-12-14 Listed $34,000 IRMLS

Property tax history

+32.0%/yr

Latest (2024): $1,040 · +12.3% YoY. Source: county tax records.