1613 S Italiano Dr · Yorktown, IN 47304

$119,900

2 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 170 Days on market

Built 1955 8,946 sqft lot $96/sqft · 22% below area Est $153k · 22% 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 +19.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• Rent growth +4.5/5.0
• Schools +4.3/10.0
• 1% rule +4.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

1613 South Italiano stands like a quiet fortress in Yorktown Schools — not loud, not desperate, just solid enough to make most homes in this price range look flimsy by comparison. The living room pulls in light with the confidence of someone who has nothing to prove. The kitchen is all function and purpose — the kind of place where you make plans, not excuses. The bonus room is open ground, ready for whatever you bring to it — your work, your grit, your next move. And the large laundry room gives you the space to keep your life clean and ordered when the world outside gets messy. The neighborhood carries a steady calm, the kind that settles in your chest and tells you you’re exactly where you should be. This is a home you claim with intention — a foothold, a foundation, a place to plant your banner and move forward with strength. The roof, furnace, vinyl siding, floors, and cabinets are all 7 years old. 3 Parcels included: 18-10-13-382-005.000-017, 18-10-13-382-013.000-017, AND 18-10-13-382-006.000-017

Key facts

• Bonus room
• Large laundry room
• 8,946 sq ft lot

Tags

• LARGE LAUNDRY ROOM
• BONUS ROOM
• STEADY CALM NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $132 ($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 $110k (8.6% below list).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 3.4% in Yorktown — 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 73/100 on livability (#99 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D, amenities F, commute F.
• Yorktown Community Schools (suburban): math 49% / reading 51% proficiency, ranked #48 of 301 in IN (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+8.1%/yr); 202 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 171 units permitted in Delaware County in 2024 (57 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Delaware County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 170 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $12k; list at $120k implies a 899% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 170 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.91% ✗
• Cap rate: 7.62%
• Cash-on-cash: 4.72%
• DSCR: 1.21
• GRM: 9.1

CMA / ARV

• ARV (median comp): $152,986
• List price: $119,900
• Delta: -21.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1618 S Kingston Dr	0.14mi	3/2.0 (+1)	1,256 (+1%)	9mo	$184,900	$147	76
5708 W 11th St	0.24mi	3/2.0 (+1)	1,380 (+11%)	6mo	$150,000	$109	57
6208 W Penrod Rd	0.30mi	3/2.0 (+1)	1,152 (-8%)	9mo	$171,000	$148	56
1723 S Nebo Rd	0.29mi	3/1.0 (+1)	1,152 (-8%)	20mo	$148,000	$128	52
6109 W Penrod Rd	0.26mi	2/1.0	1,120 (-10%)	22mo	$115,000	$103	52
6309 W Penrod Rd	0.31mi	3/2.0 (+1)	1,396 (+12%)	8mo	$185,000	$133	50
6013 W Penrod Rd	0.26mi	3/2.0 (+1)	1,408 (+13%)	9mo	$214,000	$152	50
2213 S Woodbridge Dr	0.56mi	3/1.5 (+1)	1,134 (-9%)	10mo	$142,000	$125	43
6113 W Penrod Rd	0.26mi	3/2.0 (+1)	1,434 (+15%)	22mo	$180,000	$126	36
2309 S Evan Park Dr	0.68mi	3/1.5 (+1)	1,375 (+10%)	12mo	$207,000	$151	34

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -4.0%
• Equity multiple: 0.84×
• Total profit: $-5,260
• Equity at exit: $17,877

10-year hold

• IRR: 10.3%
• Equity multiple: 1.97×
• Total profit: $32,462
• Equity at exit: $10,367

Cash invested: $33,572 (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 47304

• Home prices YoY: -28.4%
• Rents YoY: 8.1%
• Active inventory: 202
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,096 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$55 /mo · $664/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $132

Break-even live

Break-even rent $929

Max offer price $119,900

Occupancy floor 83%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5600 W Kilgore Ave Trlr 91 Muncie, IN	3.0	2.0	920	$995	$1.08	44d	1	0.43mi
405 S Morrison Rd Muncie, IN	1.0–2.0	1.0	800	$1,200	$1.50	44d	1	1.01mi
101 N Redwood Ln Muncie, IN	2.0	1.0	1120	$1,000	$0.89	44d	1	1.37mi

Listing history 22 events

1. 2026-06-19
   days on market $119,900 Active 170 DOM
2. 2026-06-18
   days on market $119,900 Active 169 DOM
3. 2026-06-17
   days on market $119,900 Active 168 DOM
4. 2026-06-16
   days on market $119,900 Active 167 DOM
5. 2026-06-15
   days on market $119,900 Active 166 DOM
6. 2026-06-14
   days on market $119,900 Active 164 DOM
7. 2026-06-13
   days on market $119,900 Active 163 DOM
8. 2026-06-10
   days on market $119,900 Active 161 DOM
9. 2026-06-09
   days on market $119,900 Active 160 DOM
10. 2026-06-08
    days on market $119,900 Active 159 DOM
11. 2026-06-07
    days on market $119,900 Active 158 DOM
12. 2026-06-05
    days on market $119,900 Active 155 DOM
13. 2026-06-03
    days on market $119,900 Active 154 DOM
14. 2026-06-02
    days on market $119,900 Active 153 DOM
15. 2026-06-01
    days on market $119,900 Active 152 DOM
16. 2026-05-31
    days on market $119,900 Active 151 DOM
17. 2026-05-30
    days on market $119,900 Active 150 DOM
18. 2026-01-21
    price $124,900 1047-char remark

    Show marketing remark (1047 chars)

    1613 South Italiano stands like a quiet fortress in Yorktown Schools — not loud, not desperate, just solid enough to make most homes in this price range look flimsy by comparison. The living room pulls in light with the confidence of someone who has nothing to prove. The kitchen is all function and purpose — the kind of place where you make plans, not excuses. The bonus room is open ground, ready for whatever you bring to it — your work, your grit, your next move. And the large laundry room gives you the space to keep your life clean and ordered when the world outside gets messy. The neighborhood carries a steady calm, the kind that settles in your chest and tells you you’re exactly where you should be. This is a home you claim with intention — a foothold, a foundation, a place to plant your banner and move forward with strength. The roof, furnace, vinyl siding, floors, and cabinets are all 7 years old. 3 Parcels included: 18-10-13-382-005.000-017, 18-10-13-382-013.000-017, AND 18-10-13-382-006.000-017

19. 2025-12-31
    listed $129,900 Active 1047-char remark

    Show marketing remark (1047 chars)

    1613 South Italiano stands like a quiet fortress in Yorktown Schools — not loud, not desperate, just solid enough to make most homes in this price range look flimsy by comparison. The living room pulls in light with the confidence of someone who has nothing to prove. The kitchen is all function and purpose — the kind of place where you make plans, not excuses. The bonus room is open ground, ready for whatever you bring to it — your work, your grit, your next move. And the large laundry room gives you the space to keep your life clean and ordered when the world outside gets messy. The neighborhood carries a steady calm, the kind that settles in your chest and tells you you’re exactly where you should be. This is a home you claim with intention — a foothold, a foundation, a place to plant your banner and move forward with strength. The roof, furnace, vinyl siding, floors, and cabinets are all 7 years old. 3 Parcels included: 18-10-13-382-005.000-017, 18-10-13-382-013.000-017, AND 18-10-13-382-006.000-017

20. 2018-01-05
    soldstatus $12,000
21. 2017-12-18
    listed $11,000
22. 2017-12-04
    soldstatus $23,725

ⓘ 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: $664 · $55/mo
• Projected year-2 tax: $842 · $70/mo
• Expected delta: +$178/yr (+$15/mo · 26.7%)

ⓘ 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 ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,158
• − Mortgage interest: −$6,716
• − Property taxes: −$664
• − Insurance: −$600
• − Repairs & maintenance: −$1,053
• − Management: −$1,053
• − Depreciation: −$3,488
• Taxable loss: −$415
• Est. tax savings @ 24.0%: +$100
• After-tax cash flow: $1,685/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: Yorktown Community Schools
• NCES district ID: 1807230
• Math proficiency: 49% ▼ -8.00%
• Reading proficiency: 51% ▼ -2.00%
• Median HH income: $55,611
• Composite: 43.32/100
• National rank: #3036
• State rank: #48 of 301 in IN

Livability — Yorktown

• Score: 73/100
• State rank: #99
• US rank: #5439

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Yorktown, IN
• County: Delaware County · 84,658 people
• City population: 7,808
• Metro: Muncie, IN
• Population (ZIP): 31,237
• Household income: $63,215
• Rent vs Own: 34.6% rent · 65.4% own
• Severe rent burden: 1141.0

Population outlook (Delaware County) Hauer SSP2

• Today (2025): 113,036 people
• By 2030: 111,313 · -1.5%
• By 2040: 106,432 · -5.8%
• By 2050: 100,747 · -10.9%
• By 2075: 91,000 · -19.5%
• By 2100: 80,687 · -28.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 5% Black 4% Asian 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 1%
• Foreign-born: 5% · Canada, Vietnam, China
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% Vietnamese 1%

Political lean MEDSL · Delaware

• 2024 margin: R (+15.8) · D 41.2% · R 57.0% · Other 1.8%
• 2008→2024 swing: -30.8pp toward R · 2008: 15.0pp · 2024: -15.8pp
• All cycles: 2024: R+15.8 2020: R+13.2 2016: R+13.7 2012: D+3.1 2008: D+15.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -78.53%
• Current HPI: 197.5213
• Rent YoY: ▲ 8.08%
• Metro: Muncie, 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

+426.4% since first listed

5 events — show timeline

• 2026-01-21 Price Changed $124,900 IRMLS
• 2025-12-31 Listed $129,900 IRMLS
• 2018-01-05 Sold (MLS) $12,000 IRMLS
• 2017-12-18 Listed $11,000 IRMLS
• 2017-12-04 Sold (Public Records) $23,725 Public Records

Property tax history

+14.3%/yr

Latest (2024): $664 · +0.0% YoY. Source: county tax records.