1414 E Poplar St · Petersburg, IN 47567

$56,000

2 bd · 1.5 ba · 1,256 sqft · SingleFamily public records · 1 Days on market

Built 1910 5,663 sqft lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Here is an income producing investment! Nice 2 bed older home at the end of Poplar Street. Over 1,200 square feet with partial basement. Currently is occupied by tenant who has been there for 14 years and would like to stay. The owner is selling off properties. We will need time to set up showings with the tenant. Buyer will be responsible for making necessary improvements to switch water/sewer into buyer's name.

Key facts

• 5,663 sq ft lot
• Built 1910

🏷️ Possibly a rental listed for sale. The $56,000 price doesn't fit this home's estimated sale value (~$169,560) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $56k.

Deal economics

• At list price, monthly cash flow is $473 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $56k).

Location & tenants

• Location reads 68/100 on livability (#231 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Pike County School Corporation (rural): math 29% / reading 39% proficiency, ranked #203 of 301 in IN (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Petersburg Elementary School (math 32% / reading 32%, grade F, #652 of 994 statewide, top 68%, 458 students, 57% FRL); Pike Central Middle School (math 20% / reading 33%, grade F, #236 of 330 statewide, top 72%, 366 students, 49% FRL); Pike Central High School (math 32% / reading 57%, grade F, #169 of 369 statewide, top 51%, 475 students, 44% FRL) — zoned schools average 50% FRL vs 33% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 28 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 7 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $387 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Pike County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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 $45k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $56,000

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-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. 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: 1.99% ✓
• Cap rate: 16.43%
• Cash-on-cash: 36.22%
• DSCR: 2.61
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $169,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1410 E Poplar St	0.02mi	2/1.0	1,224 (-2%)	8mo	$149,500	$122	87
1510 E Locust St	0.24mi	2/1.5	1,184 (-6%)	10mo	$22,000	$19	72
1210 E Walnut St	0.11mi	3/1.5 (+1)	1,076 (-14%)	3mo	$99,500	$92	64
302 North St	0.61mi	2/1.0	1,206 (-4%)	1mo	$194,000	$161	62
907 E Mona St	0.49mi	2/1.5	1,200 (-4%)	11mo	$195,000	$163	60
623 S Hickory Ln	0.54mi	3/1.5 (+1)	1,241 (-1%)	12mo	$199,900	$161	58
1705 E Main Street St	0.21mi	3/1.0 (+1)	1,110 (-12%)	9mo	$149,900	$135	56
308 S 6th St	0.41mi	2/1.0	1,128 (-10%)	8mo	$165,900	$147	55
512 S 5th St	0.53mi	2/2.0	1,128 (-10%)	5mo	$180,000	$160	52
305 E Maple St	0.60mi	2/1.0	1,176 (-6%)	13mo	$49,900	$42	49
901 E Mona St	0.51mi	2/1.5	1,070 (-15%)	4mo	$79,000	$74	48
1018 E Mona St	0.41mi	3/2.0 (+1)	1,140 (-9%)	14mo	$130,000	$114	47

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.0%
• Equity multiple: 2.35×
• Total profit: $21,095
• Equity at exit: $8,350

10-year hold

• IRR: 39.1%
• Equity multiple: 4.65×
• Total profit: $57,301
• Equity at exit: $4,842

Cash invested: $15,680 (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 47567

• Home prices YoY: -5.7%
• Active inventory: 28
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,116 medium
• Mortgage (P&I): −$294
• Tax from tax record: −$91 /mo · $1,097/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $473

Break-even live

Break-even rent $517

Max offer price $56,000

Occupancy floor 53%

Sensitivity live

Price	-10% $505	-5% $489	+0% $473	+5% $457	+10% $442
Rent	-10% $385	-5% $429	+0% $473	+5% $517	+10% $561
Rate	-1.0pp $501	-0.5pp $487	base $473	+0.5pp $459	+1.0pp $444

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: $14,000
• Closing costs: $1,680
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
308 N White River Ave Petersburg, IN	3.0	1.5	1330	$1,116	$0.84	44d	1	0.99mi

Listing history 5 events

1. 2026-04-13
   status Pending
2. 2026-04-13
   listed $56,000 Active
3. 2020-07-13
   soldstatus $44,900
4. 2020-07-06
   soldstatus $44,900 416-char remark

   Show marketing remark (416 chars)

   Here is an income producing investment! Nice 2 bed older home at the end of Poplar Street. Over 1,200 square feet with partial basement. Currently is occupied by tenant who has been there for 14 years and would like to stay. The owner is selling off properties. We will need time to set up showings with the tenant. Buyer will be responsible for making necessary improvements to switch water/sewer into buyer's name.

5. 2020-06-11
   listed $44,900 416-char remark

   Show marketing remark (416 chars)

   Here is an income producing investment! Nice 2 bed older home at the end of Poplar Street. Over 1,200 square feet with partial basement. Currently is occupied by tenant who has been there for 14 years and would like to stay. The owner is selling off properties. We will need time to set up showings with the tenant. Buyer will be responsible for making necessary improvements to switch water/sewer into buyer's name.

ⓘ 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: $1,097 · $91/mo
• Projected year-2 tax: $1,097 · $91/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 5/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,392
• − Mortgage interest: −$3,137
• − Property taxes: −$1,097
• − Insurance: −$280
• − Repairs & maintenance: −$1,071
• − Management: −$1,071
• − Depreciation: −$1,629
• Taxable income: $5,106
• Est. tax owed @ 24.0%: −$1,226
• After-tax cash flow: $4,453/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: Pike County School Corporation
• NCES district ID: 1808900
• Math proficiency: 29% ▼ -6.00%
• Reading proficiency: 39% ▼ -2.00%
• Median HH income: $43,646
• Composite: 28.88/100
• National rank: #6642
• State rank: #203 of 301 in IN

Livability — Petersburg

• Score: 68/100
• State rank: #231
• US rank: #9979

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Petersburg, IN
• Population (ZIP): 6,187

Population outlook (Pike County) Hauer SSP2

• Today (2025): 11,816 people
• By 2030: 11,348 · -4.0%
• By 2040: 10,351 · -12.4%
• By 2050: 9,410 · -20.4%
• By 2075: 7,638 · -35.4%
• By 2100: 6,118 · -48.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Native American 2% Two or more races 1%
• Common ancestry: Slovak 3% Portuguese 2% Serbian 1%
• Foreign-born: 1% · Canada

Political lean MEDSL · Pike

• 2024 margin: Solid R (+54.9) · D 21.9% · R 76.7% · Other 1.4%
• 2008→2024 swing: -46.2pp toward R · 2008: -8.6pp · 2024: -54.9pp
• All cycles: 2024: R+54.9 2020: R+52.7 2016: R+51.9 2012: R+25.4 2008: R+8.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -12.97%
• Current HPI: 216.028
• 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

+24.7% since first listed

5 events — show timeline

• 2026-04-13 Pending — IRMLS
• 2026-04-13 Listed $56,000 IRMLS
• 2020-07-13 Sold (Public Records) $44,900 Public Records
• 2020-07-06 Sold (MLS) $44,900 IRMLS
• 2020-06-11 Listed $44,900 IRMLS

Property tax history

-0.2%/yr

Latest (2024): $1,097 · +5.1% YoY. Source: county tax records.