807 S 20th St · Lafayette, IN 47905

$155,000

2 bd · 1.0 ba · 1,580 sqft · SingleFamily public records · 101 Days on market

Built 1901 8,063 sqft lot $98/sqft · 21% below area Est $197k · 21% 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).

• Cash flow +23.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +5.6/10.0
• Rent growth +3.8/5.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to a home filled with character and light. The spacious living room is enhanced by elegant architectural archways and generous natural light, creating an inviting and airy atmosphere. The functional floor plan includes a bright eat-in kitchen and a versatile bonus room that offers flexibility as a den, office, or creative space. This property is complete with both an outdoor basement for extra storage and convenient off-street parking

Key facts

• Bonus room
• Outdoor basement
• Eat-in kitchen

Tags

• EAT-IN KITCHEN
• BONUS ROOM
• OUTDOOR BASEMENT
• OFF-STREET PARKING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $294 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $141k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 4.2% in Lafayette — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 74/100 on livability (#68 in IN, #4,374 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D+, employment D+, crime F.
• Lafayette School Corporation (urban): math 29% / reading 34% proficiency, ranked #235 of 301 in IN (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Oakland Elementary School (math 52% / reading 47%, grade D, #279 of 994 statewide, top 30%, 223 students, 73% FRL); Lafayette Sunnyside Intermediate (math 26% / reading 26%, grade F, #240 of 330 statewide, top 73%, 1,047 students, 77% FRL); Jefferson High School (math 23% / reading 55%, grade F, #235 of 369 statewide, top 65%, 2,118 students, 69% FRL).
• Market conditions: Rents rising fast (+5.1%/yr); 223 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,341 units permitted in Tippecanoe County in 2024 (869 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 5.1% rent growth), your $43k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 9y 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 $125k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $141,050 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1901 — 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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.06% ✓
• Cap rate: 8.57%
• Cash-on-cash: 8.12%
• DSCR: 1.36
• GRM: 7.9

CMA / ARV

• ARV (median comp): $197,422
• List price: $155,000
• Delta: -21.49%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1006 S 20th St	0.12mi	3/1.0 (+1)	1,636 (+4%)	3mo	$200,000	$122	81
1120 S 20th St	0.22mi	3/2.5 (+1)	1,544 (-2%)	2mo	$255,000	$165	73
2515 Main St	0.32mi	3/1.5 (+1)	1,528 (-3%)	3mo	$290,000	$190	70
1501 Franklin St	0.33mi	3/2.5 (+1)	1,560 (-1%)	4mo	$250,000	$160	69
723 Park Ave	0.31mi	3/1.0 (+1)	1,452 (-8%)	0mo	$212,500	$146	66
615 S 28th St	0.51mi	3/3.0 (+1)	1,568 (-1%)	1mo	$248,000	$158	61
1619 Logan Ave	0.50mi	2/2.0	1,456 (-8%)	1mo	$167,000	$115	59
125 S 28th St	0.65mi	3/1.5 (+1)	1,632 (+3%)	1mo	$221,000	$135	57
1903 Jackson St	0.52mi	2/2.0	1,416 (-10%)	1mo	$237,000	$167	54
5 Park Ave	0.63mi	3/2.0 (+1)	1,695 (+7%)	1mo	$257,000	$152	49
807 S 30th St	0.62mi	3/2.0 (+1)	1,733 (+10%)	2mo	$270,000	$156	44
123 S 29th St	0.70mi	3/2.0 (+1)	1,420 (-10%)	0mo	$200,000	$141	41

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

Projected returns pro-forma

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

5-year hold

• IRR: -1.7%
• Equity multiple: 0.93×
• Total profit: $-2,848
• Equity at exit: $23,111

10-year hold

• IRR: 10.0%
• Equity multiple: 1.85×
• Total profit: $36,889
• Equity at exit: $13,402

Cash invested: $43,400 (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 47905

• Home prices YoY: -33.2%
• Rents YoY: 5.1%
• Active inventory: 223
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,644 high
• Mortgage (P&I): −$813
• Tax from tax record: −$128 /mo · $1,536/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $294

Break-even live

Break-even rent $1,273

Max offer price $155,000

Occupancy floor 77%

Sensitivity live

Price	-10% $381	-5% $338	+0% $294	+5% $250	+10% $206
Rent	-10% $164	-5% $229	+0% $294	+5% $359	+10% $424
Rate	-1.0pp $372	-0.5pp $333	base $294	+0.5pp $253	+1.0pp $213

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1213 S 19th St Lafayette, IN	3.0	2.0	1484	$1,900	$1.28	15d	1	0.29mi
1611 Grove St Lafayette, IN	3.0	1.5	1250	$1,195	$0.96	15d	1	0.48mi
1512 Main St Unit 1 Lafayette, IN	2.0	1.5	1200	$1,349	$1.12	15d	1	0.69mi
407 N 24th St Lafayette, IN	3.0	2.0	1388	$2,200	$1.59	45d	1	0.81mi
711 South St Lafayette, IN	2.0	2.5	1550	$1,999	$1.29	45d	1	0.92mi
711 South St Lafayette, IN	2.0	2.5	1550	$1,824	$1.18	15d	1	0.92mi
1024 Main St Unit 10245 Lafayette, IN	2.0	1.0	1200	$1,350	$1.12	22d	1	0.93mi
205 S 6th St Lafayette, IN	2.0	1.0	1123	$1,200	$1.07	22d	1	0.97mi
124 S 6th St Unit 2 Lafayette, IN	1.0	1.0	1200	$1,795	$1.50	22d	1	1.00mi
201 S 4th St #6 Lafayette, IN	2.0	2.5	1767	$2,250	$1.27	45d	1	1.08mi
400 N 9th St Lafayette, IN	1.0–2.0	1.0–2.0	1600	$2,675	$1.67	45d	2	1.09mi
512 Portledge Commons Dr Lafayette, IN	1.0–2.0	1.0–2.0	978	$1,325	$1.35	45d	1	1.09mi
500 South St Lafayette, IN	1.0–2.0	1.0–2.0	1232	$2,000	$1.62	22d	1	1.10mi
475 South St Lafayette, IN	1.0–2.0	1.0–2.0	870	$2,100	$2.41	15d	12	1.11mi
117 N 5th St Lafayette, IN	2.0	1.0–1.5	1123	$1,632	$1.45	22d	4	1.14mi
6 S 4th St Lafayette, IN	1.0–3.0	1.0–3.0	1102	$1,474	$1.34	15d	1	1.16mi
12 N 3rd St Unit 203 Lafayette, IN	2.0	2.0	1900	$2,695	$1.42	45d	1	1.23mi
102 N 3rd St Apt 3A Lafayette, IN	2.0	2.5	1725	$1,995	$1.16	45d	1	1.27mi
802 N 9th St Lafayette, IN	2.0	1.0–2.0	902	$789	$0.87	15d	1	1.31mi
423 N 3rd St Lafayette, IN	2.0	1.0	1100	$1,379	$1.25	45d	1	1.37mi
816 Salem St Lafayette, IN	1.0	1.0	1284	$850	$0.66	45d	1	1.37mi

Listing history 32 events

1. 2026-06-22
   days on market $155,000 Active 101 DOM
2. 2026-06-19
   days on market $155,000 Active 99 DOM
3. 2026-06-18
   days on market $155,000 Active 98 DOM
4. 2026-06-17
   days on market $155,000 Active 97 DOM
5. 2026-06-16
   days on market $155,000 Active 96 DOM
6. 2026-06-15
   days on market $155,000 Active 95 DOM
7. 2026-06-14
   days on market $155,000 Active 93 DOM
8. 2026-06-13
   days on market $155,000 Active 92 DOM
9. 2026-06-10
   days on market $155,000 Active 90 DOM
10. 2026-06-09
    days on market $155,000 Active 89 DOM
11. 2026-06-08
    days on market $155,000 Active 88 DOM
12. 2026-06-07
    days on market $155,000 Active 87 DOM
13. 2026-06-02
    days on market $155,000 Active 82 DOM
14. 2026-06-01
    days on market $155,000 Active 81 DOM
15. 2026-05-31
    days on market $155,000 Active 80 DOM
16. 2026-05-30
    days on market $155,000 Active 79 DOM
17. 2026-04-03
    status Active 446-char remark

    Show marketing remark (446 chars)

    Welcome to a home filled with character and light. The spacious living room is enhanced by elegant architectural archways and generous natural light, creating an inviting and airy atmosphere. The functional floor plan includes a bright eat-in kitchen and a versatile bonus room that offers flexibility as a den, office, or creative space. This property is complete with both an outdoor basement for extra storage and convenient off-street parking

18. 2026-04-03
    price $155,000 446-char remark

    Show marketing remark (446 chars)

    Welcome to a home filled with character and light. The spacious living room is enhanced by elegant architectural archways and generous natural light, creating an inviting and airy atmosphere. The functional floor plan includes a bright eat-in kitchen and a versatile bonus room that offers flexibility as a den, office, or creative space. This property is complete with both an outdoor basement for extra storage and convenient off-street parking

19. 2026-02-11
    status Pending 446-char remark

    Show marketing remark (446 chars)

    Welcome to a home filled with character and light. The spacious living room is enhanced by elegant architectural archways and generous natural light, creating an inviting and airy atmosphere. The functional floor plan includes a bright eat-in kitchen and a versatile bonus room that offers flexibility as a den, office, or creative space. This property is complete with both an outdoor basement for extra storage and convenient off-street parking

20. 2026-01-20
    listed $160,000 Active 446-char remark

    Show marketing remark (446 chars)

    Welcome to a home filled with character and light. The spacious living room is enhanced by elegant architectural archways and generous natural light, creating an inviting and airy atmosphere. The functional floor plan includes a bright eat-in kitchen and a versatile bonus room that offers flexibility as a den, office, or creative space. This property is complete with both an outdoor basement for extra storage and convenient off-street parking

21. 2025-12-04
    price $165,000
22. 2025-10-28
    price $180,000
23. 2025-10-06
    price $185,000
24. 2025-09-29
    price $190,000
25. 2025-09-12
    price $192,500
26. 2025-08-13
    listed $195,000 Active
27. 2021-06-11
    soldstatus $125,000
28. 2021-04-29
    listed $98,000
29. 2019-03-25
    soldstatus $58,500
30. 2019-01-30
    listed $59,000
31. 2018-10-12
    listed $79,350
32. 2017-11-03
    listed $50,000

ⓘ 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: $1,536 · $128/mo
• Projected year-2 tax: $1,536 · $128/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 ≥102°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: $19,733
• − Mortgage interest: −$8,682
• − Property taxes: −$1,536
• − Insurance: −$775
• − Repairs & maintenance: −$1,579
• − Management: −$1,579
• − Depreciation: −$4,509
• Taxable income: $1,073
• Est. tax owed @ 24.0%: −$258
• After-tax cash flow: $3,266/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: Lafayette School Corporation
• NCES district ID: 1805400
• Math proficiency: 29% ▼ -9.00%
• Reading proficiency: 34% ▼ -7.00%
• Median HH income: $39,817
• Composite: 26.46/100
• National rank: #7217
• State rank: #235 of 301 in IN

Livability — Lafayette

• Score: 74/100
• State rank: #68
• US rank: #4374

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lafayette, IN
• County: Tippecanoe County · 181,820 people
• City population: 106,622
• 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

+210.0% since first listed

16 events — show timeline

• 2026-04-03 Relisted — IRMLS
• 2026-04-03 Price Changed $155,000 IRMLS
• 2026-02-11 Pending — IRMLS
• 2026-01-20 Listed $160,000 IRMLS
• 2025-12-04 Price Changed $165,000 IRMLS
• 2025-10-28 Price Changed $180,000 IRMLS
• 2025-10-06 Price Changed $185,000 IRMLS
• 2025-09-29 Price Changed $190,000 IRMLS
• 2025-09-12 Price Changed $192,500 IRMLS
• 2025-08-13 Listed $195,000 IRMLS
• 2021-06-11 Sold (MLS) $125,000 IRMLS
• 2021-04-29 Listed $98,000 IRMLS
• 2019-03-25 Sold (MLS) $58,500 IRMLS
• 2019-01-30 Listed $59,000 IRMLS
• 2018-10-12 Listed $79,350 IRMLS
• 2017-11-03 Listed $50,000 IRMLS

Property tax history

-0.3%/yr

Latest (2024): $1,536 · +12.6% YoY. Source: county tax records.