6894 S Cr 1100 W · Medora, IN 47260

$106,399

2 bd · 1.0 ba · 1,276 sqft · SingleFamily public records · 48 Days on market

Built 1918 1.10 ac lot

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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 +21.3/30.0
• Appreciation +8.2/10.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Discover the perfect blend of tranquility and opportunity. Nestled in the serene countryside, this property boasts breathtaking views and is conveniently situated next to a horse farm, making it an ideal spot for equestrian enthusiasts. With 1acre, this property offers endless possibilities for investors or home buyers looking to create their dream home or develop a unique investment. Enjoy the peace and quiet of this terrific location, where you can escape the hustle and bustle of city life while still being within easy reach of essential amenities. The property is sold as-is, providing a blank canvas for your vision. Don't miss out on this incredible opportunity to own a piece of paradise

Key facts

• Breathtaking views
• Next to a horse farm
• 1.1 acre lot

Tags

• BREATHTAKING VIEWS
• NEXT TO A HORSE FARM

Property features AI

Finance

• Financial info: Annual tax amount reported

Exterior

• Parking: 2-car garage
• Home design: Single-family residence; 2-story
• Exterior features: Approximately 1.1 acre lot; Residential zoning

Interior

• Bathrooms: 1 full bathroom
• Interior features: Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $106k.

Deal economics

• At list price, monthly cash flow is $155 ($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 $106k (0.4% below list).
• Recommended offer: $103k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#332 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, health & safety D, schools F.
• Medora Community School Corporation (rural): math 20% / reading 25% proficiency, ranked #305 of 324 in IN (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 11 active listings in the ZIP; 101 units permitted in Jackson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($735 loan paydown + $7k appreciation (6.4% local appreciation)).
• Jackson County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (6.4% appreciation + 3.0% rent growth), your $30k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($103k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,207 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 1918 — 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. 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?
5. 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.
6. 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.
7. 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: 1.00% ✗
• Cap rate: 8.04%
• Cash-on-cash: 6.26%
• DSCR: 1.28
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.4%
• Equity multiple: 2.45×
• Total profit: $43,253
• Equity at exit: $69,712

10-year hold

• IRR: 20.3%
• Equity multiple: 4.99×
• Total profit: $118,809
• Equity at exit: $128,933

Cash invested: $29,792 (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 47260

• Home prices YoY: 2.6%
• Active inventory: 11
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,060 medium
• Mortgage (P&I): −$558
• Tax from tax record: −$80 /mo · $956/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $155

Break-even live

Break-even rent $863

Max offer price $106,399

Occupancy floor 80%

Sensitivity live

Price	-10% $216	-5% $185	+0% $155	+5% $125	+10% $95
Rent	-10% $72	-5% $113	+0% $155	+5% $197	+10% $239
Rate	-1.0pp $209	-0.5pp $182	base $155	+0.5pp $128	+1.0pp $100

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: $26,600
• Closing costs: $3,192
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $106,399 Active 48 DOM
2. 2026-06-19
   days on market $106,399 Active 46 DOM
3. 2026-06-18
   days on market $106,399 Active 45 DOM
4. 2026-06-17
   days on market $106,399 Active 44 DOM
5. 2026-06-16
   days on market $106,399 Active 43 DOM
6. 2026-06-15
   days on market $106,399 Active 42 DOM
7. 2026-06-14
   days on market $106,399 Active 40 DOM
8. 2026-06-12
   days on market $106,399 Active 39 DOM
9. 2026-06-09
   days on market $106,399 Active 36 DOM
10. 2026-06-08
    days on market $106,399 Active 35 DOM
11. 2026-06-07
    days on market $106,399 Active 34 DOM
12. 2026-06-05
    days on market $106,399 Active 32 DOM
13. 2026-06-02
    days on market $106,399 Active 29 DOM
14. 2026-06-01
    days on market $106,399 Active 28 DOM
15. 2026-05-31
    days on market $106,399 Active 27 DOM
16. 2026-05-30
    days on market $106,399 Active 26 DOM
17. 2026-05-04
    listed $106,399 Active 851-char remark
18. 2025-11-18
    price $106,399
19. 2025-04-07
    price $106,400

ⓘ 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: $956 · $80/mo
• Projected year-2 tax: $956 · $80/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 4/10 Moderate 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,719
• − Mortgage interest: −$5,960
• − Property taxes: −$956
• − Insurance: −$532
• − Repairs & maintenance: −$1,017
• − Management: −$1,017
• − Depreciation: −$3,095
• Taxable income: $140
• Est. tax owed @ 24.0%: −$34
• After-tax cash flow: $1,830/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: Medora Community School Corporation
• NCES district ID: 1801230
• Math proficiency: 20% ▬ 0.00%
• Reading proficiency: 25% ▼ -5.00%
• Median HH income: $37,263
• Composite: 21.9/100
• National rank: #13557
• State rank: #305 of 324 in IN

Livability — Medora

• Score: 65/100
• State rank: #332
• US rank: #12847

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,909

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 46,376 people
• By 2030: 47,344 · +2.1%
• By 2040: 48,936 · +5.5%
• By 2050: 49,738 · +7.2%
• By 2075: 50,435 · +8.8%
• By 2100: 46,321 · -0.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Serbian 1% Slovak 1% Subsaharan African 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+55.3) · D 21.5% · R 76.8% · Other 1.7%
• 2008→2024 swing: -41.6pp toward R · 2008: -13.7pp · 2024: -55.3pp
• All cycles: 2024: R+55.3 2020: R+53.3 2016: R+51.4 2012: R+27.4 2008: R+13.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.42%
• Current HPI: 248.7449
• 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

-0.0% since first listed

3 events — show timeline

• 2026-05-04 Listed $106,399 RRELMS
• 2025-11-18 Price Changed $106,399 RRELMS
• 2025-04-07 Price Changed $106,400 RRELMS

Property tax history

-2.8%/yr

Latest (2024): $956 · -14.1% YoY. Source: county tax records.