1216 S 750 Rd E · Dayton, IN 47905

$200,000

3 bd · 2.0 ba · 1,332 sqft · SingleFamily public records · 70 Days on market

Built 1961 0.62 ac lot $150/sqft · 23% below area Est $259k · 23% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.4/30.0
• DSCR +4.4/10.0
• Schools +4.0/10.0
• Rent growth +3.8/5.0
• Livability +3.5/5.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy peaceful country living in this inviting 3-bedroom, 2-bath home set on a spacious lot. The open floor plan offers a bright living area, a well-equipped kitchen, and comfortable bedrooms, including a private primary suite. An attached 2-car garage provides ample storage, while the expansive yard is perfect for outdoor living, gardening, or relaxing in a quiet rural setting. It needs cosmetic work. Some updates have been done. New updates include; new HVAC system, new, new water heater and water softener. Property being "SOLD AS IS" Inspections welcome but seller will make no repairs. Property back on the Market do to NO fault of seller. FHA is in place with no problems with value!

Key facts

• Open floor plan
• Expansive yard
• New water heater

Tags

• OPEN FLOOR PLAN
• WELL-EQUIPPED KITCHEN
• PRIVATE PRIMARY SUITE
• EXPANSIVE YARD
• NEW HVAC SYSTEM
• NEW WATER HEATER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $41 ($488/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 $169k (15.6% below list).
• Recommended offer: $169k (15.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#192 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Tippecanoe School Corporation (rural): math 44% / reading 49% proficiency, ranked #80 of 301 in IN (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.1%/yr); 219 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,341 units permitted in Tippecanoe County in 2024 (869 in 5+ unit buildings).
• This rent runs 31% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Tippecanoe County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $127k; list at $200k implies a 58% gain — meaningful room to come down on a strong offer.

Recommended offer $168,873 (15.6% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — 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. 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.
6. 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.
7. 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: 0.84% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.87%
• DSCR: 1.04
• GRM: 9.9

CMA / ARV

• ARV (median comp): $258,778
• List price: $200,000
• Delta: -22.71%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.12% rent growth · sell at horizon

5-year hold

• IRR: -12.7%
• Equity multiple: 0.53×
• Total profit: $-26,171
• Equity at exit: $29,821

10-year hold

• IRR: -0.9%
• Equity multiple: 0.93×
• Total profit: $-3,812
• Equity at exit: $17,292

Cash invested: $56,000 (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 47905

• Home prices YoY: -33.2%
• Rents YoY: 5.1%
• Active inventory: 219
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,689 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$161 /mo · $1,936/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $41

Break-even live

Break-even rent $1,637

Max offer price $200,000

Occupancy floor 93%

Sensitivity live

Price	-10% $154	-5% $97	+0% $41	+5% $-16	+10% $-73
Rent	-10% $-93	-5% $-26	+0% $41	+5% $107	+10% $174
Rate	-1.0pp $141	-0.5pp $92	base $41	+0.5pp $-11	+1.0pp $-64

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1620 Compass Flats CT Lafayette, IN	1.0–2.0	1.0–2.0	831	$1,499	$1.80	14d	9	1.45mi
942 Percheron Pl Lafayette, IN	3.0	2.0	1730	$2,100	$1.21	21d	1	1.48mi

Listing history 11 events

1. 2026-05-15
   status Pending 704-char remark

   Show marketing remark (704 chars)

   Enjoy peaceful country living in this inviting 3-bedroom, 2-bath home set on a spacious lot. The open floor plan offers a bright living area, a well-equipped kitchen, and comfortable bedrooms, including a private primary suite. An attached 2-car garage provides ample storage, while the expansive yard is perfect for outdoor living, gardening, or relaxing in a quiet rural setting. It needs cosmetic work. Some updates have been done. New updates include; new HVAC system, new, new water heater and water softener. Property being "SOLD AS IS" Inspections welcome but seller will make no repairs. Property back on the Market do to NO fault of seller. FHA is in place with no problems with value!

2. 2026-04-28
   status Active 704-char remark

   Show marketing remark (704 chars)

   Enjoy peaceful country living in this inviting 3-bedroom, 2-bath home set on a spacious lot. The open floor plan offers a bright living area, a well-equipped kitchen, and comfortable bedrooms, including a private primary suite. An attached 2-car garage provides ample storage, while the expansive yard is perfect for outdoor living, gardening, or relaxing in a quiet rural setting. It needs cosmetic work. Some updates have been done. New updates include; new HVAC system, new, new water heater and water softener. Property being "SOLD AS IS" Inspections welcome but seller will make no repairs. Property back on the Market do to NO fault of seller. FHA is in place with no problems with value!

3. 2026-04-16
   historical Active Under Contract 704-char remark

   Show marketing remark (704 chars)

   Enjoy peaceful country living in this inviting 3-bedroom, 2-bath home set on a spacious lot. The open floor plan offers a bright living area, a well-equipped kitchen, and comfortable bedrooms, including a private primary suite. An attached 2-car garage provides ample storage, while the expansive yard is perfect for outdoor living, gardening, or relaxing in a quiet rural setting. It needs cosmetic work. Some updates have been done. New updates include; new HVAC system, new, new water heater and water softener. Property being "SOLD AS IS" Inspections welcome but seller will make no repairs. Property back on the Market do to NO fault of seller. FHA is in place with no problems with value!

4. 2026-03-18
   status Pending 704-char remark

   Show marketing remark (704 chars)

   Enjoy peaceful country living in this inviting 3-bedroom, 2-bath home set on a spacious lot. The open floor plan offers a bright living area, a well-equipped kitchen, and comfortable bedrooms, including a private primary suite. An attached 2-car garage provides ample storage, while the expansive yard is perfect for outdoor living, gardening, or relaxing in a quiet rural setting. It needs cosmetic work. Some updates have been done. New updates include; new HVAC system, new, new water heater and water softener. Property being "SOLD AS IS" Inspections welcome but seller will make no repairs. Property back on the Market do to NO fault of seller. FHA is in place with no problems with value!

5. 2026-03-17
   historical Active Under Contract 704-char remark

   Show marketing remark (704 chars)

   Enjoy peaceful country living in this inviting 3-bedroom, 2-bath home set on a spacious lot. The open floor plan offers a bright living area, a well-equipped kitchen, and comfortable bedrooms, including a private primary suite. An attached 2-car garage provides ample storage, while the expansive yard is perfect for outdoor living, gardening, or relaxing in a quiet rural setting. It needs cosmetic work. Some updates have been done. New updates include; new HVAC system, new, new water heater and water softener. Property being "SOLD AS IS" Inspections welcome but seller will make no repairs. Property back on the Market do to NO fault of seller. FHA is in place with no problems with value!

6. 2026-03-16
   status Active 704-char remark

   Show marketing remark (704 chars)

   Enjoy peaceful country living in this inviting 3-bedroom, 2-bath home set on a spacious lot. The open floor plan offers a bright living area, a well-equipped kitchen, and comfortable bedrooms, including a private primary suite. An attached 2-car garage provides ample storage, while the expansive yard is perfect for outdoor living, gardening, or relaxing in a quiet rural setting. It needs cosmetic work. Some updates have been done. New updates include; new HVAC system, new, new water heater and water softener. Property being "SOLD AS IS" Inspections welcome but seller will make no repairs. Property back on the Market do to NO fault of seller. FHA is in place with no problems with value!

7. 2026-02-07
   historical Active Under Contract 704-char remark

   Show marketing remark (704 chars)

   Enjoy peaceful country living in this inviting 3-bedroom, 2-bath home set on a spacious lot. The open floor plan offers a bright living area, a well-equipped kitchen, and comfortable bedrooms, including a private primary suite. An attached 2-car garage provides ample storage, while the expansive yard is perfect for outdoor living, gardening, or relaxing in a quiet rural setting. It needs cosmetic work. Some updates have been done. New updates include; new HVAC system, new, new water heater and water softener. Property being "SOLD AS IS" Inspections welcome but seller will make no repairs. Property back on the Market do to NO fault of seller. FHA is in place with no problems with value!

8. 2026-01-26
   listed $200,000 Active 704-char remark

   Show marketing remark (704 chars)

   Enjoy peaceful country living in this inviting 3-bedroom, 2-bath home set on a spacious lot. The open floor plan offers a bright living area, a well-equipped kitchen, and comfortable bedrooms, including a private primary suite. An attached 2-car garage provides ample storage, while the expansive yard is perfect for outdoor living, gardening, or relaxing in a quiet rural setting. It needs cosmetic work. Some updates have been done. New updates include; new HVAC system, new, new water heater and water softener. Property being "SOLD AS IS" Inspections welcome but seller will make no repairs. Property back on the Market do to NO fault of seller. FHA is in place with no problems with value!

9. 2024-01-05
   soldstatus $126,900 Closed 347-char remark

   Show marketing remark (347 chars)

   This is a great investment opportunity. Put your style into this home with new flooring, appliances, and repairs. This is a great way to start out with a blank slate. The septic line is damaged by tree roots and will need repairs. This home has been vacant, so it is unknown if mechanicals work. Selling "as is" and ready to be fixed up.

10. 2023-12-27
    status Pending 347-char remark

    Show marketing remark (347 chars)

    This is a great investment opportunity. Put your style into this home with new flooring, appliances, and repairs. This is a great way to start out with a blank slate. The septic line is damaged by tree roots and will need repairs. This home has been vacant, so it is unknown if mechanicals work. Selling "as is" and ready to be fixed up.

11. 2023-12-22
    listed $124,900 Active 347-char remark

    Show marketing remark (347 chars)

    This is a great investment opportunity. Put your style into this home with new flooring, appliances, and repairs. This is a great way to start out with a blank slate. The septic line is damaged by tree roots and will need repairs. This home has been vacant, so it is unknown if mechanicals work. Selling "as is" and ready to be fixed up.

ⓘ 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: $1,936 · $161/mo
• Projected year-2 tax: $1,936 · $161/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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,265
• − Mortgage interest: −$11,203
• − Property taxes: −$1,936
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,621
• − Management: −$1,621
• − Depreciation: −$5,818
• Taxable loss: −$2,935
• Est. tax savings @ 24.0%: +$704
• After-tax cash flow: $1,192/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: Tippecanoe School Corporation
• NCES district ID: 1811340
• Math proficiency: 44% ▼ -6.00%
• Reading proficiency: 49% ▼ -5.00%
• Median HH income: $55,087
• Composite: 40.36/100
• National rank: #3741
• State rank: #80 of 301 in IN

Livability — Dayton

• Score: 69/100
• State rank: #192
• US rank: #8757

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Tippecanoe County · 181,820 people
• City population: 1,047
• Metro: Lafayette-West Lafayette, IN
• Population (ZIP): 42,219
• Household income: $65,861
• Rent vs Own: 38.6% rent · 61.4% own
• Severe rent burden: 1475.0

Population outlook (Tippecanoe County) Hauer SSP2

• Today (2025): 215,327 people
• By 2030: 232,284 · +7.9%
• By 2040: 266,517 · +23.8%
• By 2050: 302,826 · +40.6%
• By 2075: 394,445 · +83.2%
• By 2100: 463,500 · +115.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 12% Two or more races 8% Black 7% Asian 4%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Romanian 3% Italian 2% Slovak 2%
• Foreign-born: 10% · Canada, China, Vietnam
• Languages at home: 91% English-only · Spanish 6% Other Asian/Pacific 1% Vietnamese 1%

Political lean MEDSL · Tippecanoe

• 2024 margin: Toss-up / Even · D 49.0% · R 49.1% · Other 1.9%
• 2008→2024 swing: -11.8pp toward R · 2008: 11.6pp · 2024: -0.1pp
• All cycles: 2024: R+0.1 2020: D+0.6 2016: R+5.7 2012: R+3.6 2008: D+11.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -113.05%
• Current HPI: 227.1583
• Rent YoY: ▲ 5.12%
• Metro: Lafayette-West Lafayette, IN
• 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

+60.1% since first listed

11 events — show timeline

• 2026-05-15 Pending — IRMLS
• 2026-04-28 Relisted — IRMLS
• 2026-04-16 Contingent — IRMLS
• 2026-03-18 Pending — IRMLS
• 2026-03-17 Contingent — IRMLS
• 2026-03-16 Relisted — IRMLS
• 2026-02-07 Contingent — IRMLS
• 2026-01-26 Listed $200,000 IRMLS
• 2024-01-05 Sold (MLS) $126,900 IRMLS
• 2023-12-27 Pending — IRMLS
• 2023-12-22 Listed $124,900 IRMLS

Property tax history

+20.1%/yr

Latest (2024): $1,936 · +5.6% YoY. Source: county tax records.