205 N Geiger St · Huntingburg, IN 47542

$160,000

4 bd · 2.0 ba · 2,289 sqft · SingleFamily public records · 1 Days on market

Built 1900 0.33 ac lot Est $211k · 24% 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 +15.2/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• Schools +4.3/10.0
• 1% rule +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

4 bedroom, 2 bath home in Huntingburg.

Key facts

• 0.33 acre lot
• Built 1900

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family, site-built home; One story
• Construction: Vinyl siding; Built as site-built construction
• Exterior features: Level lot; Outbuilding on property

Interior

• Bedrooms: Total of 6 rooms (bedroom count not specified)
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Living room fireplace (1)
• Laundry & utility: Laundry on the main level; Full unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $55 ($663/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 $137k (14.1% below list).
• Recommended offer: $137k (14.1% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.6% in Huntingburg — 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 65/100 on livability (#333 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime A-; Watch: health & safety C-, employment D+, amenities F.
• Southwest Dubois County School Corporation (rural): math 50% / reading 50% proficiency, ranked #56 of 301 in IN (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Huntingburg Elementary School (math 45% / reading 37%, grade F, #486 of 994 statewide, top 49%, 736 students, 63% FRL); Southridge Middle School (math 53% / reading 56%, grade B-, #29 of 330 statewide, top 9%, 409 students, 58% FRL); Southridge High School (math 37% / reading 62%, grade D, #123 of 369 statewide, top 36%, 566 students, 48% FRL) — zoned schools average 56% FRL vs 38% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 60 active listings in the ZIP; 197 units permitted in Dubois County in 2024 (20 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.
• Dubois County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $137,470 (14.1% below list)

Questions for the listing agent

1. Built in 1900 — 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 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?
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: 0.86% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.48%
• DSCR: 1.07
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $210,588
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 N Main St	0.09mi	4/1.5	2,416 (+6%)	12mo	$185,000	$77	74
207 E 1st St	0.16mi	4/2.0	2,330 (+2%)	22mo	$219,700	$94	71
112 E 2nd St	0.16mi	3/2.0 (-1)	2,496 (+9%)	3mo	$165,000	$66	70
213 E 1st Ave	0.22mi	4/1.0	2,304 (+1%)	22mo	$213,000	$92	66
202 N Van Buren St	0.27mi	3/2.0 (-1)	2,452 (+7%)	9mo	$212,000	$86	63
105 E First St	0.24mi	4/1.5	2,080 (-9%)	13mo	$199,900	$96	61
320 N Walnut St	0.21mi	5/1.0 (+1)	2,080 (-9%)	13mo	$180,000	$87	55
507 Fourth St	0.27mi	3/2.0 (-1)	2,460 (+8%)	23mo	$265,000	$108	51
212 W 1st St	0.40mi	4/3.0	2,488 (+9%)	20mo	$256,300	$103	46
710 E 1st St	0.45mi	4/1.5	2,048 (-10%)	22mo	$180,000	$88	41
808 N Washington St	0.66mi	4/2.0	2,042 (-11%)	14mo	$100,000	$49	40
611 S Park Dr	0.67mi	3/3.0 (-1)	2,234 (-2%)	22mo	$339,000	$152	37

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: -14.0%
• Equity multiple: 0.50×
• Total profit: $-22,432
• Equity at exit: $23,857

10-year hold

• IRR: -5.2%
• Equity multiple: 0.66×
• Total profit: $-15,103
• Equity at exit: $13,834

Cash invested: $44,800 (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 47542

• Home prices YoY: -18.1%
• Active inventory: 60
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,375 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$125 /mo · $1,500/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $55

Break-even live

Break-even rent $1,305

Max offer price $160,000

Occupancy floor 91%

Sensitivity live

Price	-10% $146	-5% $101	+0% $55	+5% $10	+10% $-35
Rent	-10% $-53	-5% $1	+0% $55	+5% $110	+10% $164
Rate	-1.0pp $136	-0.5pp $96	base $55	+0.5pp $14	+1.0pp $-28

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-07
   remarks 38-char remark
2. 2026-06-07
   listed $160,000 Pending 1 DOM

ⓘ 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: $1,500 · $125/mo
• Projected year-2 tax: $1,500 · $125/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 6/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,496
• − Mortgage interest: −$8,962
• − Property taxes: −$1,500
• − Insurance: −$800
• − Repairs & maintenance: −$1,320
• − Management: −$1,320
• − Depreciation: −$4,655
• Taxable loss: −$2,060
• Est. tax savings @ 24.0%: +$494
• After-tax cash flow: $1,158/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: Southwest Dubois County School Corporation
• NCES district ID: 1810870
• Math proficiency: 50% ▼ -4.00%
• Reading proficiency: 50% ▼ -1.00%
• Median HH income: $47,814
• Composite: 42.58/100
• National rank: #3193
• State rank: #56 of 301 in IN

Livability — Huntingburg

• Score: 65/100
• State rank: #333
• US rank: #12867

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Huntingburg, IN
• City population: 10,034
• Population (ZIP): 10,034

Population outlook (Dubois County) Hauer SSP2

• Today (2025): 43,036 people
• By 2030: 43,079 · +0.1%
• By 2040: 42,531 · -1.2%
• By 2050: 40,762 · -5.3%
• By 2075: 36,227 · -15.8%
• By 2100: 28,083 · -34.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 25% Two or more races 12% Black 2%
• Hispanic origin (detail): Mexican 6% Puerto Rican 3%
• Common ancestry: Lithuanian 1% Serbian 1%
• Foreign-born: 12% · Canada
• Languages at home: 83% English-only · Spanish 16%

Political lean MEDSL · Dubois

• 2024 margin: Solid R (+42.2) · D 27.8% · R 70.0% · Other 2.2%
• 2008→2024 swing: -38.0pp toward R · 2008: -4.2pp · 2024: -42.2pp
• All cycles: 2024: R+42.2 2020: R+40.1 2016: R+40.0 2012: R+27.7 2008: R+4.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -46.45%
• Current HPI: 209.5365
• 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

2 events — show timeline

• 2026-06-04 Pending — IRMLS
• 2026-06-03 Listed $160,000 IRMLS

Property tax history

+2.2%/yr

Latest (2024): $1,500 · +2.0% YoY. Source: county tax records.