103 W Wilson St · Bryant, IN 47326

$130,000

2 bd · 2.0 ba · 1,200 sqft · SingleFamily public records · 25 Days on market

Built 1998 8,712 sqft lot

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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 +9.3/30.0
• Appreciation +7.8/10.0
• ARV discount +7.5/15.0
• Schools +3.2/10.0
• Livability +2.9/5.0
• 1% rule +2.8/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome home to this well-maintained, move-in ready home that offers 2 bedrooms, 2 full bathrooms, and approximately 1,200 square feet of comfortable living space. The home also features a 2-car attached garage, providing plenty of storage and convenience. Recent updates include a new water softener, submersible pump, and pressure tanks, giving buyers added peace of mind. Whether you are looking for your first home, downsizing, or simply wanting a well-cared-for property in the Bloomfield School District, this home is ready for its next owner.

Key facts

• 8,712 sq ft lot
• 2 garage spots
• Built 1998

Property features AI

Exterior

• Parking: Attached garage; 2 garage spaces; Garage with gravel approach and garage door opener
• Utilities: Private well water; Public sewer
• Home design: Single-family residence; Site-built home; One-story
• Construction: Vinyl siding; Asphalt shingle roof
• Exterior features: Deck; Wood fencing; Level, landscaped lot

Interior

• Kitchen: Disposal; Dishwasher; Microwave; Refrigerator; Oven
• Bedrooms: Total of 4 rooms (bedrooms/rooms count provided)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms, both on the main level
• Heating & cooling: Propane forced-air heating; Central air conditioning
• Interior features: Kitchen island; Primary suite on the main level; Sump pump and crawl space in the basement
• Laundry & utility: Washer hookup; Electric dryer hookup; Main-level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $-94 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $116k (10.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $102k (21.7% below list).
• Recommended offer: $102k (21.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#610 in IN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety D, crime F, amenities F.
• Jay School Corporation (rural): math 38% / reading 37% proficiency, ranked #175 of 301 in IN (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Bloomfield Elementary School (math 52% / reading 32%, grade F, #434 of 994 statewide, top 48%, 288 students, 41% FRL); Jay County Jr/Sr High School (math 34% / reading 41%, grade F, #245 of 369 statewide, top 67%, 1,242 students, 50% FRL) — zoned schools at 46% FRL track the district average.
• Market conditions: 11 active listings in the ZIP; 19 units permitted in Jay County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($899 loan paydown + $7k appreciation (5.6% local appreciation)).
• Jay County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Recommended offer $101,800 (21.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is F 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?
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: 0.78% ✗
• Cap rate: 5.42%
• Cash-on-cash: -3.10%
• DSCR: 0.86
• GRM: 10.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.7%
• Equity multiple: 1.77×
• Total profit: $28,170
• Equity at exit: $78,127

10-year hold

• IRR: 12.7%
• Equity multiple: 3.43×
• Total profit: $88,573
• Equity at exit: $138,674

Cash invested: $36,400 (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 47326

• Home prices YoY: 2.2%
• Active inventory: 11
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,018 medium
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $-94

Break-even live

Break-even rent $1,137

Max offer price $116,372

Occupancy floor —

Sensitivity live

Price	-10% $-4	-5% $-49	+0% $-94	+5% $-139	+10% $-184
Rent	-10% $-175	-5% $-134	+0% $-94	+5% $-54	+10% $-14
Rate	-1.0pp $-29	-0.5pp $-61	base $-94	+0.5pp $-128	+1.0pp $-162

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-22
   days on market $130,000 Active 25 DOM
2. 2026-06-21
   days on market $130,000 Active 24 DOM
3. 2026-06-21
   days on market $130,000 Active 23 DOM
4. 2026-06-18
   days on market $130,000 Active 21 DOM
5. 2026-06-17
   days on market $130,000 Active 20 DOM
6. 2026-06-16
   days on market $130,000 Active 19 DOM
7. 2026-06-15
   days on market $130,000 Active 18 DOM
8. 2026-06-13
   days on market $130,000 Active 16 DOM
9. 2026-06-12
   days on market $130,000 Active 15 DOM
10. 2026-06-09
    days on market $130,000 Active 12 DOM
11. 2026-06-08
    days on market $130,000 Active 11 DOM
12. 2026-06-07
    days on market $130,000 Active 10 DOM
13. 2026-06-05
    days on market $130,000 Active 8 DOM
14. 2026-06-04
    days on market $130,000 Active 6 DOM
15. 2026-06-02
    days on market $130,000 Active 5 DOM
16. 2026-06-01
    days on market $130,000 Active 4 DOM
17. 2026-05-31
    days on market $130,000 Active 3 DOM
18. 2026-05-31
    days on market $130,000 Active 2 DOM
19. 2026-05-28
    listed $130,000 Active

ⓘ 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
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,216
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$977
• − Management: −$977
• − Depreciation: −$3,782
• Taxable loss: −$3,402
• Est. tax savings @ 24.0%: +$817
• After-tax cash flow: $-314/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: Jay School Corporation
• NCES district ID: 1804980
• Math proficiency: 38% ▼ -13.00%
• Reading proficiency: 37% ▼ -13.00%
• Median HH income: $40,841
• Composite: 31.56/100
• National rank: #5954
• State rank: #175 of 301 in IN

Livability — Bryant

• Score: 57/100
• State rank: #610
• US rank: #21986

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bryant, IN
• Population (ZIP): 1,784

Population outlook (Jay County) Hauer SSP2

• Today (2025): 20,586 people
• By 2030: 20,155 · -2.1%
• By 2040: 19,274 · -6.4%
• By 2050: 18,203 · -11.6%
• By 2075: 15,062 · -26.8%
• By 2100: 10,857 · -47.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Hispanic / Latino 2%
• Common ancestry: Serbian 5% Polish 5% Slovak 4%
• Languages at home: 72% English-only · German/W. Germanic 26% Spanish 2%

Political lean MEDSL · Jay

• 2024 margin: Solid R (+55.2) · D 21.6% · R 76.7% · Other 1.7%
• 2008→2024 swing: -47.3pp toward R · 2008: -7.8pp · 2024: -55.2pp
• All cycles: 2024: R+55.2 2020: R+52.4 2016: R+47.8 2012: R+20.0 2008: R+7.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.56%
• Current HPI: 263.0537
• 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

• 2026-05-28 Listed $130,000 IRMLS

Property tax history

+0.0%/yr

Latest (2017): $20 · +0.0% YoY. Source: county tax records.