8159 N Centerville Rd · Williamsburg, IN 47393

$154,800

3 bd · 1.0 ba · 1,476 sqft · SingleFamily public records · 2 Days on market

Built 1920 10,454 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 +18.8/30.0
• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +3.7/10.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Nestled in a peaceful country setting, this charming 1 1/2 story home at 8159 N Centerville Road offers comfortable living within the Northeastern School District. Featuring 3 bedrooms and 1 full bathroom, the home provides a warm and inviting atmosphere with a cozy wood-burning stove perfect for chilly evenings. Enjoy outdoor living on the deck, ideal for relaxing or entertaining. A detached garage adds convenient storage and parking. If you're looking for a blend of rural charm and every functionality, this Williamsburg property is a wonderful place to call home. * Property is being sold AS IS. * Call the Diamond Class Care Team for additional information or a personal tour! 765-233-6360

Key facts

• Fully renovated
• Convenient access
• Peaceful setting

Tags

• FULLY RENOVATED
• NORTHEASTERN SCHOOL DISTRICT
• PEACEFUL SETTING
• CONVENIENT ACCESS
• AMPLE SPACE

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Private well for water; Septic tank for sewer
• Home design: Single-family home; 2 stories
• Construction: Brick veneer and vinyl siding exterior
• Exterior features: Asphalt shingle roof; Lot approximately 0.24 acres; Residential zoning

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Propane heating
• Interior features: Wood-burning fireplace; Partial, unfinished basement with crawl space; 6 total rooms
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $154 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (12.6% below list).
• Recommended offer: $135k (12.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Northeastern Wayne Schools (rural): math 35% / reading 46% proficiency, ranked #132 of 301 in IN (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Northeastern Elementary School (math 48% / reading 38%, grade F, #417 of 994 statewide, top 43%, 590 students, 55% FRL); Northeastern Middle School (math 28% / reading 50%, grade F, #128 of 330 statewide, top 40%, 324 students, 48% FRL); Northeastern High School (math 17% / reading 57%, grade F, #247 of 369 statewide, top 70%, 443 students, 45% FRL) — zoned schools average 49% FRL vs 30% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 8 active listings in the ZIP; 38 units permitted in Wayne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($1k loan paydown + $9k appreciation (5.8% local appreciation)).
• Wayne County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.8% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask is 15% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $60k; list at $155k implies a 158% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,362 (12.6% below list)

Questions for the listing agent

1. Built in 1920 — 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. 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.
4. 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.
5. 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: 0.87% ✗
• Cap rate: 7.49%
• Cash-on-cash: 4.28%
• DSCR: 1.19
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $60,516
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8159 N Centerville Rd	0.00mi	3/1.0	1,476 (0%)	4mo	$60,000	$41	96
8110 N Centerville Rd	0.05mi	3/1.0	1,635 (+11%)	16mo	$120,000	$73	67
8545 Depot St	0.38mi	3/1.0	1,502 (+2%)	23mo	$60,000	$40	60

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

Projected returns pro-forma

5.81% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.4%
• Equity multiple: 2.22×
• Total profit: $52,734
• Equity at exit: $95,481

10-year hold

• IRR: 18.0%
• Equity multiple: 4.41×
• Total profit: $147,735
• Equity at exit: $171,589

Cash invested: $43,344 (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 47393

• Home prices YoY: 2.8%
• Active inventory: 8
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,354 medium
• Mortgage (P&I): −$812
• Tax from tax record: −$39 /mo · $463/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $154

Break-even live

Break-even rent $1,158

Max offer price $154,800

Occupancy floor 84%

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: $38,700
• Closing costs: $4,644
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-20
   status Pending
2. 2026-05-18
   price $154,800
3. 2026-05-18
   listed $134,900 Active
4. 2026-02-13
   soldstatus $60,000 Closed 699-char remark

   Show marketing remark (699 chars)

   Nestled in a peaceful country setting, this charming 1 1/2 story home at 8159 N Centerville Road offers comfortable living within the Northeastern School District. Featuring 3 bedrooms and 1 full bathroom, the home provides a warm and inviting atmosphere with a cozy wood-burning stove perfect for chilly evenings. Enjoy outdoor living on the deck, ideal for relaxing or entertaining. A detached garage adds convenient storage and parking. If you're looking for a blend of rural charm and every functionality, this Williamsburg property is a wonderful place to call home. * Property is being sold AS IS. * Call the Diamond Class Care Team for additional information or a personal tour! 765-233-6360

5. 2026-01-13
   status Pending 699-char remark

   Show marketing remark (699 chars)

   Nestled in a peaceful country setting, this charming 1 1/2 story home at 8159 N Centerville Road offers comfortable living within the Northeastern School District. Featuring 3 bedrooms and 1 full bathroom, the home provides a warm and inviting atmosphere with a cozy wood-burning stove perfect for chilly evenings. Enjoy outdoor living on the deck, ideal for relaxing or entertaining. A detached garage adds convenient storage and parking. If you're looking for a blend of rural charm and every functionality, this Williamsburg property is a wonderful place to call home. * Property is being sold AS IS. * Call the Diamond Class Care Team for additional information or a personal tour! 765-233-6360

6. 2026-01-12
   listed $80,000 Active 699-char remark

   Show marketing remark (699 chars)

   Nestled in a peaceful country setting, this charming 1 1/2 story home at 8159 N Centerville Road offers comfortable living within the Northeastern School District. Featuring 3 bedrooms and 1 full bathroom, the home provides a warm and inviting atmosphere with a cozy wood-burning stove perfect for chilly evenings. Enjoy outdoor living on the deck, ideal for relaxing or entertaining. A detached garage adds convenient storage and parking. If you're looking for a blend of rural charm and every functionality, this Williamsburg property is a wonderful place to call home. * Property is being sold AS IS. * Call the Diamond Class Care Team for additional information or a personal tour! 765-233-6360

ⓘ 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: $463 · $39/mo
• Projected year-2 tax: $890 · $74/mo
• Expected delta: +$426/yr (+$36/mo · 92.0%)

ⓘ 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 ≥99°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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,243
• − Mortgage interest: −$8,671
• − Property taxes: −$463
• − Insurance: −$774
• − Repairs & maintenance: −$1,299
• − Management: −$1,299
• − Depreciation: −$4,503
• Taxable loss: −$767
• Est. tax savings @ 24.0%: +$184
• After-tax cash flow: $2,038/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: Northeastern Wayne Schools
• NCES district ID: 1808190
• Math proficiency: 35% ▼ -3.00%
• Reading proficiency: 46% ▼ -2.00%
• Median HH income: $51,159
• Composite: 34.98/100
• National rank: #5056
• State rank: #132 of 301 in IN

Livability — Williamsburg

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Williamsburg, IN
• Population (ZIP): 1,595

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 63,316 people
• By 2030: 60,893 · -3.8%
• By 2040: 55,386 · -12.5%
• By 2050: 49,946 · -21.1%
• By 2075: 37,900 · -40.1%
• By 2100: 26,562 · -58.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 6% Two or more races 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Polish 2% Lithuanian 2% Russian 1%
• Foreign-born: 1% · Canada
• Languages at home: 84% English-only · German/W. Germanic 13% Spanish 4%

Political lean MEDSL · Wayne

• 2024 margin: Solid R (+32.5) · D 32.9% · R 65.4% · Other 1.6%
• 2008→2024 swing: -28.6pp toward R · 2008: -3.9pp · 2024: -32.5pp
• All cycles: 2024: R+32.5 2020: R+29.1 2016: R+30.1 2012: R+14.7 2008: R+3.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.81%
• Current HPI: 214.2652
• 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

+93.5% since first listed

6 events — show timeline

• 2026-05-20 Pending — RRELMS
• 2026-05-18 Price Changed $154,800 RRELMS
• 2026-05-18 Listed $134,900 RRELMS
• 2026-02-13 Sold (MLS) $60,000 RRELMS
• 2026-01-13 Pending — RRELMS
• 2026-01-12 Listed $80,000 RRELMS

Property tax history

+9.1%/yr

Latest (2024): $463 · +11.1% YoY. Source: county tax records.