691 E Middle St · Rosedale, IN 47874

$54,900

3 bd · 1.0 ba · 1,350 sqft · SingleFamily public records · 126 Days on market

Built 1929 0.50 ac 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Auction Dates: 5/18/2026 - 5/20/2026 Property Detail Page (PDP): https://www. servicelinkauction.com/property-details/691-e-middle-st-rosedale-47874-in-united-states-trd

Key facts

• 0.5 acre lot
• 2 garage spots
• Built 1929

Property features AI

Exterior

• Parking: Detached 2-car garage (approximately 572 sq ft)
• Utilities: Public water; Municipal sewer
• Home design: Single-family residence; One level
• Construction: Vinyl siding; Block foundation
• Exterior features: Approximately 0.5-acre lot

Interior

• Kitchen: No appliances included
• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); No central air
• Interior features: Attic access
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $533 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#509 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment D, amenities F.
• Southwest Parke Community School Corporation (rural): math 34% / reading 36% proficiency, ranked #195 of 301 in IN (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Rosedale Elementary School (math 42% / reading 32%, grade F, #550 of 994 statewide, top 57%, 312 students, 53% FRL); Riverton Parke Jr-Sr High School (math 23% / reading 39%, grade F, #303 of 369 statewide, top 82%, 472 students, 53% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: 17 active listings in the ZIP; 61 units permitted in Parke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($380 loan paydown + $5k appreciation (10.0% local appreciation)).
• Parke County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $48,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 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 1929 — 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. 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: 2.12% ✓
• Cap rate: 17.93%
• Cash-on-cash: 41.57%
• DSCR: 2.85
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $157,950
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
274 E Sinclair St	0.29mi	3/1.5	1,392 (+3%)	1mo	$163,000	$117	78
68 S Maple St	0.44mi	2/1.0 (-1)	1,200 (-11%)	7mo	$161,400	$135	51
62 N Depot St	0.33mi	2/1.0 (-1)	1,532 (+14%)	14mo	$134,900	$88	45
364 S Main St	0.74mi	2/1.0 (-1)	1,224 (-9%)	1mo	$135,000	$110	44

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 56.5%
• Equity multiple: 5.15×
• Total profit: $63,840
• Equity at exit: $49,458

10-year hold

• IRR: 50.1%
• Equity multiple: 11.50×
• Total profit: $161,369
• Equity at exit: $106,659

Cash invested: $15,372 (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 47874

• Home prices YoY: 9.2%
• Active inventory: 17
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,163 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$75 /mo · $903/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $533

Break-even live

Break-even rent $489

Max offer price $54,900

Occupancy floor 49%

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $54,900 Active 126 DOM
2. 2026-06-18
   days on market $54,900 Active 125 DOM
3. 2026-06-17
   days on market $54,900 Active 124 DOM
4. 2026-06-16
   days on market $54,900 Active 123 DOM
5. 2026-06-15
   days on market $54,900 Active 122 DOM
6. 2026-06-14
   days on market $54,900 Active 120 DOM
7. 2026-06-13
   days on market $54,900 Active 119 DOM
8. 2026-06-10
   days on market $54,900 Active 117 DOM
9. 2026-06-09
   days on market $54,900 Active 116 DOM
10. 2026-06-08
    days on market $54,900 Active 115 DOM
11. 2026-06-07
    days on market $54,900 Active 114 DOM
12. 2026-06-03
    days on market $54,900 Active 110 DOM
13. 2026-06-02
    days on market $54,900 Active 109 DOM
14. 2026-06-01
    days on market $54,900 Active 108 DOM
15. 2026-05-31
    days on market $54,900 Active 107 DOM
16. 2026-05-30
    days on market $54,900 Active 106 DOM
17. 2026-05-04
    price $54,900 170-char remark

    Show marketing remark (170 chars)

    Auction Dates: 5/18/2026 - 5/20/2026 Property Detail Page (PDP): https://www. servicelinkauction.com/property-details/691-e-middle-st-rosedale-47874-in-united-states-trd

18. 2026-05-04
    price $54,900

    Show marketing remark (170 chars)

    Auction Dates: 5/18/2026 - 5/20/2026 Property Detail Page (PDP): https://www. servicelinkauction.com/property-details/691-e-middle-st-rosedale-47874-in-united-states-trd

19. 2026-02-13
    listed $74,900 Active 170-char remark

    Show marketing remark (170 chars)

    Auction Dates: 5/18/2026 - 5/20/2026 Property Detail Page (PDP): https://www. servicelinkauction.com/property-details/691-e-middle-st-rosedale-47874-in-united-states-trd

20. 2026-02-13
    listed $74,900 Active

    Show marketing remark (170 chars)

    Auction Dates: 5/18/2026 - 5/20/2026 Property Detail Page (PDP): https://www. servicelinkauction.com/property-details/691-e-middle-st-rosedale-47874-in-united-states-trd

21. 2025-10-27
    soldstatus $50,189

ⓘ 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: $903 · $75/mo
• Projected year-2 tax: $903 · $75/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 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,953
• − Mortgage interest: −$3,075
• − Property taxes: −$903
• − Insurance: −$274
• − Repairs & maintenance: −$1,116
• − Management: −$1,116
• − Depreciation: −$1,597
• Taxable income: $5,871
• Est. tax owed @ 24.0%: −$1,409
• After-tax cash flow: $4,982/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 Parke Community School Corporation
• NCES district ID: 1810900
• Math proficiency: 34% ▼ -4.00%
• Reading proficiency: 36% ▼ -6.00%
• Median HH income: $42,288
• Composite: 29.61/100
• National rank: #6474
• State rank: #195 of 301 in IN

Livability — Rosedale

• Score: 61/100
• State rank: #509
• US rank: #18028

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rosedale, IN
• Population (ZIP): 2,950

Population outlook (Parke County) Hauer SSP2

• Today (2025): 15,937 people
• By 2030: 15,467 · -2.9%
• By 2040: 14,793 · -7.2%
• By 2050: 14,318 · -10.2%
• By 2075: 13,484 · -15.4%
• By 2100: 12,236 · -23.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Italian 4% Romanian 2% Serbian 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Parke

• 2024 margin: Solid R (+56.9) · D 20.6% · R 77.5% · Other 1.9%
• 2008→2024 swing: -42.8pp toward R · 2008: -14.1pp · 2024: -56.9pp
• All cycles: 2024: R+56.9 2020: R+55.5 2016: R+52.0 2012: R+32.6 2008: R+14.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 18.87%
• Current HPI: 225.1441
• 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

+9.4% since first listed

5 events — show timeline

• 2026-05-04 Price Changed $54,900 THAAR
• 2026-05-04 Price Changed $54,900 MIBOR as Distributed by MLS Grid
• 2026-02-13 Listed $74,900 MIBOR as Distributed by MLS Grid
• 2026-02-13 Listed $74,900 THAAR
• 2025-10-27 Sold (Public Records) $50,189 Public Records

Property tax history

+1.9%/yr

Latest (2024): $903 · +0.9% YoY. Source: county tax records.