314 Craven St · Sweetser, IN 46987

$144,999

4 bd · 1.0 ba · 2,130 sqft · SingleFamily public records · 45 Days on market

Built 1959 0.45 ac lot $68/sqft · 43% below area Est $159k · 9% 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 +22.7/30.0
• ARV discount +11.5/15.0
• DSCR +7.3/10.0
• Appreciation +5.9/10.0
• 1% rule +4.8/10.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome home to this inviting 3-bedroom, 1-bath home in the heart of Sweetser featuring fresh updates throughout! Enjoy new flooring and paint, plus two spacious living areas offering flexibility for relaxing or entertaining. The updated kitchen boasts brand new cabinets and wood butcher block countertops, and opens to a back patio through beautiful sliding glass doors-perfect for those upcoming summer evenings. Major mechanical updates include a new furnace, A/C, and water heater for added peace of mind. Situated on nearly half an acre, the property includes plenty of room to spread out and also a detached two-car garage. A great blend of comfort, space, and convenience!

Key facts

• New furnace
• New flooring
• Sliding glass doors

Tags

• NEW FLOORING
• NEW CABINETS
• BUTCHER BLOCK COUNTERTOPS
• SLIDING GLASS DOORS
• NEW FURNACE
• NEW A/C

Property features AI

Exterior

• Parking: Detached 2-car garage (399 sq ft)
• Utilities: Community sewer; Private water
• Home design: Single-family residence; Two levels
• Construction: Vinyl siding; Crawl space foundation
• Exterior features: Approximately 0.46-acre lot (about 1/4–1/2 acre)

Interior

• Kitchen: Eat-in kitchen (13 x 10)
• Bedrooms: Three bedrooms total (two on the main level, one on the upper level); Bedroom dimensions include 11 x 10 (upper) and 10 x 9 (main)
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Eat-in kitchen; Painted woodwork
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $250 ($3k/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 $142k (1.9% below list).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#239 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, amenities F, commute F.
• Oak Hill United School Corporation (rural): math 40% / reading 50% proficiency, ranked #96 of 301 in IN (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 8 active listings in the ZIP; 52 units permitted in Grant County in 2024 (8 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $3k appreciation (1.7% local appreciation)).
• Grant County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.7% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $42k; list at $145k implies a 245% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,649 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 1959 — 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. 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.
5. 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.
6. 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: 0.98% ✗
• Cap rate: 8.36%
• Cash-on-cash: 7.39%
• DSCR: 1.33
• GRM: 8.5

CMA / ARV

• ARV (median comp): $159,228
• List price: $144,999
• Delta: -8.94%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
218 N Greenberry St	0.08mi	3/2.5 (-1)	2,100 (-1%)	3mo	$180,000	$86	81
110 Greenberry St	0.14mi	3/2.0 (-1)	1,914 (-10%)	15mo	$175,000	$91	55
715 Laura Ln	0.72mi	4/3.0	2,164 (+2%)	2mo	$350,000	$162	55
518 Allen Dr	0.53mi	4/1.5	2,001 (-6%)	13mo	$215,000	$107	53
705 Devoe Dr	0.58mi	4/2.0	2,223 (+4%)	21mo	$300,000	$135	44
638 Laura Ln	0.70mi	3/3.0 (-1)	2,214 (+4%)	6mo	$225,000	$102	43
221 E Sherron St	0.27mi	3/2.0 (-1)	1,867 (-12%)	20mo	$190,000	$102	41
603 Allen Dr	0.49mi	4/2.5	2,372 (+11%)	17mo	$310,000	$131	38
712 Allen Dr	0.68mi	3/2.0 (-1)	1,948 (-8%)	12mo	$259,900	$133	36
707 Allen Dr	0.63mi	3/2.0 (-1)	1,846 (-13%)	14mo	$221,000	$120	28
517 Catherine Dr	0.71mi	3/2.0 (-1)	1,848 (-13%)	22mo	$279,900	$151	17

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

Projected returns pro-forma

1.73% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.1%
• Equity multiple: 1.59×
• Total profit: $23,853
• Equity at exit: $55,102

10-year hold

• IRR: 14.2%
• Equity multiple: 2.85×
• Total profit: $74,969
• Equity at exit: $77,773

Cash invested: $40,600 (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 46987

• Home prices YoY: 1.0%
• Active inventory: 8
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,423 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$53 /mo · $634/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $250

Break-even live

Break-even rent $1,106

Max offer price $144,999

Occupancy floor 77%

Sensitivity live

Price	-10% $332	-5% $291	+0% $250	+5% $209	+10% $168
Rent	-10% $138	-5% $194	+0% $250	+5% $306	+10% $363
Rate	-1.0pp $323	-0.5pp $287	base $250	+0.5pp $213	+1.0pp $174

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $144,999 Active 45 DOM
2. 2026-06-18
   days on market $144,999 Active 44 DOM
3. 2026-06-17
   days on market $144,999 Active 43 DOM
4. 2026-06-16
   days on market $144,999 Active 42 DOM
5. 2026-06-15
   days on market $144,999 Active 41 DOM
6. 2026-06-14
   days on market $144,999 Active 39 DOM
7. 2026-06-12
   pricedays on market $144,999 Active 38 DOM

   Show marketing remark (680 chars)

   Welcome home to this inviting 3-bedroom, 1-bath home in the heart of Sweetser featuring fresh updates throughout! Enjoy new flooring and paint, plus two spacious living areas offering flexibility for relaxing or entertaining. The updated kitchen boasts brand new cabinets and wood butcher block countertops, and opens to a back patio through beautiful sliding glass doors-perfect for those upcoming summer evenings. Major mechanical updates include a new furnace, A/C, and water heater for added peace of mind. Situated on nearly half an acre, the property includes plenty of room to spread out and also a detached two-car garage. A great blend of comfort, space, and convenience!

8. 2026-06-09
   days on market $149,899 Active 35 DOM
9. 2026-06-08
   days on market $149,899 Active 34 DOM
10. 2026-06-07
    pricedays on market $149,899 Active 33 DOM
11. 2026-06-05
    days on market $149,999 Active 30 DOM

    Show marketing remark (680 chars)

    Welcome home to this inviting 3-bedroom, 1-bath home in the heart of Sweetser featuring fresh updates throughout! Enjoy new flooring and paint, plus two spacious living areas offering flexibility for relaxing or entertaining. The updated kitchen boasts brand new cabinets and wood butcher block countertops, and opens to a back patio through beautiful sliding glass doors-perfect for those upcoming summer evenings. Major mechanical updates include a new furnace, A/C, and water heater for added peace of mind. Situated on nearly half an acre, the property includes plenty of room to spread out and also a detached two-car garage. A great blend of comfort, space, and convenience!

12. 2026-06-03
    days on market $149,999 Active 29 DOM
13. 2026-06-02
    days on market $149,999 Active 28 DOM
14. 2026-06-01
    days on market $149,999 Active 27 DOM
15. 2026-05-31
    days on market $149,999 Active 26 DOM
16. 2026-05-30
    days on market $149,999 Active 25 DOM
17. 2026-05-18
    price $159,899 738-char remark

    Show marketing remark (680 chars)

    Welcome home to this inviting 3-bedroom, 1-bath home in the heart of Sweetser featuring fresh updates throughout! Enjoy new flooring and paint, plus two spacious living areas offering flexibility for relaxing or entertaining. The updated kitchen boasts brand new cabinets and wood butcher block countertops, and opens to a back patio through beautiful sliding glass doors-perfect for those upcoming summer evenings. Major mechanical updates include a new furnace, A/C, and water heater for added peace of mind. Situated on nearly half an acre, the property includes plenty of room to spread out and also a detached two-car garage. A great blend of comfort, space, and convenience!

18. 2026-05-18
    price $159,899 737-char remark

    Show marketing remark (680 chars)

    Welcome home to this inviting 3-bedroom, 1-bath home in the heart of Sweetser featuring fresh updates throughout! Enjoy new flooring and paint, plus two spacious living areas offering flexibility for relaxing or entertaining. The updated kitchen boasts brand new cabinets and wood butcher block countertops, and opens to a back patio through beautiful sliding glass doors-perfect for those upcoming summer evenings. Major mechanical updates include a new furnace, A/C, and water heater for added peace of mind. Situated on nearly half an acre, the property includes plenty of room to spread out and also a detached two-car garage. A great blend of comfort, space, and convenience!

19. 2026-05-05
    listed $159,999 Active 738-char remark

    Show marketing remark (680 chars)

    Welcome home to this inviting 3-bedroom, 1-bath home in the heart of Sweetser featuring fresh updates throughout! Enjoy new flooring and paint, plus two spacious living areas offering flexibility for relaxing or entertaining. The updated kitchen boasts brand new cabinets and wood butcher block countertops, and opens to a back patio through beautiful sliding glass doors-perfect for those upcoming summer evenings. Major mechanical updates include a new furnace, A/C, and water heater for added peace of mind. Situated on nearly half an acre, the property includes plenty of room to spread out and also a detached two-car garage. A great blend of comfort, space, and convenience!

20. 2026-05-05
    listed $159,999 Active 737-char remark

    Show marketing remark (680 chars)

    Welcome home to this inviting 3-bedroom, 1-bath home in the heart of Sweetser featuring fresh updates throughout! Enjoy new flooring and paint, plus two spacious living areas offering flexibility for relaxing or entertaining. The updated kitchen boasts brand new cabinets and wood butcher block countertops, and opens to a back patio through beautiful sliding glass doors-perfect for those upcoming summer evenings. Major mechanical updates include a new furnace, A/C, and water heater for added peace of mind. Situated on nearly half an acre, the property includes plenty of room to spread out and also a detached two-car garage. A great blend of comfort, space, and convenience!

21. 2026-02-27
    soldstatus $42,000 Closed

    Show marketing remark (766 chars)

    This 3-bedroom, 1-bath home sits on an oversized approximately 0.46-acre lot in Sweetser, offering a larger land footprint than most properties in the area. The main level includes two bedrooms, one full bathroom, and central gas heating and air conditioning. Upstairs features a loft area and a third bedroom with electric baseboard heat. The property includes a detached garage that will require significant repair. Utilities include city sewer and a private well. The home has been occupied recently and is livable, though extensive renovation and cosmetic updates are needed throughout. With its lot size, layout, and utility setup, this property presents a clear value-add opportunity for investors or buyers planning a renovation. Property is being sold as-is.

22. 2026-02-26
    status Pending

    Show marketing remark (766 chars)

    This 3-bedroom, 1-bath home sits on an oversized approximately 0.46-acre lot in Sweetser, offering a larger land footprint than most properties in the area. The main level includes two bedrooms, one full bathroom, and central gas heating and air conditioning. Upstairs features a loft area and a third bedroom with electric baseboard heat. The property includes a detached garage that will require significant repair. Utilities include city sewer and a private well. The home has been occupied recently and is livable, though extensive renovation and cosmetic updates are needed throughout. With its lot size, layout, and utility setup, this property presents a clear value-add opportunity for investors or buyers planning a renovation. Property is being sold as-is.

23. 2026-01-30
    historical Active Under Contract

    Show marketing remark (766 chars)

    This 3-bedroom, 1-bath home sits on an oversized approximately 0.46-acre lot in Sweetser, offering a larger land footprint than most properties in the area. The main level includes two bedrooms, one full bathroom, and central gas heating and air conditioning. Upstairs features a loft area and a third bedroom with electric baseboard heat. The property includes a detached garage that will require significant repair. Utilities include city sewer and a private well. The home has been occupied recently and is livable, though extensive renovation and cosmetic updates are needed throughout. With its lot size, layout, and utility setup, this property presents a clear value-add opportunity for investors or buyers planning a renovation. Property is being sold as-is.

24. 2026-01-22
    listed $49,900 Active

    Show marketing remark (766 chars)

    This 3-bedroom, 1-bath home sits on an oversized approximately 0.46-acre lot in Sweetser, offering a larger land footprint than most properties in the area. The main level includes two bedrooms, one full bathroom, and central gas heating and air conditioning. Upstairs features a loft area and a third bedroom with electric baseboard heat. The property includes a detached garage that will require significant repair. Utilities include city sewer and a private well. The home has been occupied recently and is livable, though extensive renovation and cosmetic updates are needed throughout. With its lot size, layout, and utility setup, this property presents a clear value-add opportunity for investors or buyers planning a renovation. Property is being sold as-is.

ⓘ 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: $634 · $53/mo
• Projected year-2 tax: $933 · $78/mo
• Expected delta: +$299/yr (+$25/mo · 47.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°F today · 17 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: $17,070
• − Mortgage interest: −$8,122
• − Property taxes: −$634
• − Insurance: −$725
• − Repairs & maintenance: −$1,366
• − Management: −$1,366
• − Depreciation: −$4,218
• Taxable income: $640
• Est. tax owed @ 24.0%: −$154
• After-tax cash flow: $2,848/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: Oak Hill United School Corporation
• NCES district ID: 1808340
• Math proficiency: 40% ▼ -1.00%
• Reading proficiency: 50% ▼ -2.00%
• Median HH income: $52,442
• Composite: 38.84/100
• National rank: #4105
• State rank: #96 of 301 in IN

Livability — Sweetser

• Score: 67/100
• State rank: #239
• US rank: #10305

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sweetser, IN
• City population: 1,109
• Population (ZIP): 1,109

Population outlook (Grant County) Hauer SSP2

• Today (2025): 64,394 people
• By 2030: 62,145 · -3.5%
• By 2040: 57,252 · -11.1%
• By 2050: 52,968 · -17.7%
• By 2075: 45,986 · -28.6%
• By 2100: 39,400 · -38.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 5%
• Common ancestry: Russian 2% Italian 2% Iranian 2%
• Foreign-born: 0%

Political lean MEDSL · Grant

• 2024 margin: Solid R (+41.8) · D 28.2% · R 70.0% · Other 1.9%
• 2008→2024 swing: -28.7pp toward R · 2008: -13.1pp · 2024: -41.8pp
• All cycles: 2024: R+41.8 2020: R+38.8 2016: R+39.5 2012: R+22.0 2008: R+13.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.73%
• Current HPI: 167.6165
• 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

+190.6% since first listed

14 events — show timeline

• 2026-06-12 Price Changed $144,999 IRMLS
• 2026-06-12 Price Changed $144,999 MIBOR as Distributed by MLS Grid
• 2026-06-05 Price Changed $149,899 IRMLS
• 2026-06-05 Price Changed $149,899 MIBOR as Distributed by MLS Grid
• 2026-05-28 Price Changed $149,999 IRMLS
• 2026-05-28 Price Changed $149,999 MIBOR as Distributed by MLS Grid
• 2026-05-18 Price Changed $159,899 MIBOR as Distributed by MLS Grid
• 2026-05-18 Price Changed $159,899 IRMLS
• 2026-05-05 Listed $159,999 MIBOR as Distributed by MLS Grid
• 2026-05-05 Listed $159,999 IRMLS
• 2026-02-27 Sold (MLS) $42,000 IRMLS
• 2026-02-26 Pending — IRMLS
• 2026-01-30 Contingent — IRMLS
• 2026-01-22 Listed $49,900 IRMLS

Property tax history

+5.0%/yr

Latest (2025): $634 · -50.5% YoY. Source: county tax records.