107 Christian St · Worthington, IN 47471

$49,900

5 bd · 2.0 ba · 2,866 sqft · SingleFamily public records · 53 Days on market

Built 1910 1.03 ac lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Appreciation +5.8/10.0
• Cash flow +4.6/30.0
• Livability +3.5/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Old World home ready for your vision!! Over 2800 sq ft home w/ 2 stories. 5 bedrooms and 2 full baths. Living rm, Kitchen, Formal dining rm PLUS a bonus rm. Covered front porch. Cellar. 1 car detached garage w/ storage. All sitting on 1 acre+. HUD Case #151-839616/IE. Sold AS IS. HUD Owned. For more information on lead-based paint, radon gas, mold notices, as well as electronic bidding and earnest money procedures go to www. Hudhomestore. gov. It is illegal to discriminate against any person because of race, color, religion, sex, handicap, familial status or national origin. Equal Housing Opportunity. Check out AUCTION DATES at www. servicelinkauction. com--for all offers, see agent remarks.

Key facts

• 1.03 acre lot
• Garage
• Built 1910

Property features AI

Exterior

• Parking: Has garage; 1 garage space; Has carport; Detached parking
• Utilities: Public water connected; Public sewer
• Home design: 2-story home; Frame construction; Shingle roof; Residential zoning; Paved road access; Below-grade unfinished area (cellar/block foundation)
• Construction: Frame construction; Block foundation; Cellar foundation; Shingle roof; Built with 2 stories
• Exterior features: Covered porch; Porch; Shed(s)

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Multiple bedrooms on the second floor; At least one bedroom on the first floor (main level primary)
• Flooring: Carpet flooring throughout noted rooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Separate formal dining room; Main level primary bedroom; Split bedroom layout; Utility room; Bonus room; Has basement; Decorative fireplaces (2 total)
• Laundry & utility: Laundry on main level

🔨 Auction listing. The $49,900 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $233,787 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $-594 ($-7k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#174 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, employment D, amenities F.
• White River Valley School District (rural): math 33% / reading 39% proficiency, ranked #187 of 301 in IN (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 17 active listings in the ZIP.

Forward outlook

• In year one you build about $5k of equity ($2k loan paydown + $4k appreciation (1.5% local appreciation)).
• Greene County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 17 sale attempts since 5y ago; this cycle's ask has dropped $10k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $50k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.3% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $48,403 (3.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.49% ✗
• Cap rate: 3.24%
• Cash-on-cash: -10.89%
• DSCR: 0.52
• GRM: 17.0

CMA / ARV

• ARV (median comp): $233,787
• List price: $49,900
• Delta: -78.66%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
326 Harrah St	0.55mi	4/2.0 (-1)	2,778 (-3%)	0mo	$280,000	$101	64
527 Smith Ferry Rd	0.28mi	4/3.0 (-1)	2,642 (-8%)	8mo	$344,900	$131	58
14 S Edwards St	0.38mi	4/2.0 (-1)	3,052 (+6%)	11mo	$289,000	$95	58

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

Projected returns pro-forma

1.51% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.1%
• Equity multiple: 0.58×
• Total profit: $-27,615
• Equity at exit: $86,074

10-year hold

• IRR: -2.5%
• Equity multiple: 0.67×
• Total profit: $-21,656
• Equity at exit: $119,395

Cash invested: $65,460 (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 47471

• Home prices YoY: 0.8%
• Active inventory: 17
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,148 medium
• Mortgage (P&I): −$1,226
• Tax from tax record: −$177 /mo · $2,125/yr
• Insurance: −$97
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $-594

Break-even live

Break-even rent $1,899

Max offer price $128,885

Occupancy floor —

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: $58,447
• Closing costs: $7,014
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-19
   days on market $49,900 Active 53 DOM
2. 2026-06-18
   days on market $49,900 Active 52 DOM
3. 2026-06-17
   days on market $49,900 Active 51 DOM
4. 2026-06-16
   days on market $49,900 Active 50 DOM
5. 2026-06-15
   days on market $49,900 Active 49 DOM
6. 2026-06-14
   days on market $49,900 Active 47 DOM
7. 2026-06-12
   days on market $49,900 Active 46 DOM
8. 2026-06-09
   days on market $49,900 Active 43 DOM
9. 2026-06-08
   days on market $49,900 Active 42 DOM
10. 2026-06-07
    days on market $49,900 Active 41 DOM
11. 2026-06-05
    days on market $49,900 Active 38 DOM
12. 2026-06-03
    days on market $49,900 Active 37 DOM
13. 2026-06-03
    price $49,900 Active 36 DOM
14. 2026-06-02
    days on market $59,900 Active 36 DOM
15. 2026-06-01
    days on market $59,900 Active 35 DOM
16. 2026-05-31
    days on market $59,900 Active 34 DOM
17. 2026-05-30
    days on market $59,900 Active 33 DOM
18. 2026-04-27
    listed $59,900 Active 279-char remark
19. 2026-04-14
    soldstatus $32,100
20. 2026-04-09
    soldstatus $32,100 Closed 700-char remark

    Show marketing remark (700 chars)

    Old World home ready for your vision!! Over 2800 sq ft home w/ 2 stories. 5 bedrooms and 2 full baths. Living rm, Kitchen, Formal dining rm PLUS a bonus rm. Covered front porch. Cellar. 1 car detached garage w/ storage. All sitting on 1 acre+. HUD Case #151-839616/IE. Sold AS IS. HUD Owned. For more information on lead-based paint, radon gas, mold notices, as well as electronic bidding and earnest money procedures go to www. Hudhomestore. gov. It is illegal to discriminate against any person because of race, color, religion, sex, handicap, familial status or national origin. Equal Housing Opportunity. Check out AUCTION DATES at www. servicelinkauction. com--for all offers, see agent remarks.

21. 2026-03-03
    historical 700-char remark

    Show marketing remark (700 chars)

    Old World home ready for your vision!! Over 2800 sq ft home w/ 2 stories. 5 bedrooms and 2 full baths. Living rm, Kitchen, Formal dining rm PLUS a bonus rm. Covered front porch. Cellar. 1 car detached garage w/ storage. All sitting on 1 acre+. HUD Case #151-839616/IE. Sold AS IS. HUD Owned. For more information on lead-based paint, radon gas, mold notices, as well as electronic bidding and earnest money procedures go to www. Hudhomestore. gov. It is illegal to discriminate against any person because of race, color, religion, sex, handicap, familial status or national origin. Equal Housing Opportunity. Check out AUCTION DATES at www. servicelinkauction. com--for all offers, see agent remarks.

22. 2026-03-02
    listed $78,433 Active 700-char remark

    Show marketing remark (700 chars)

    Old World home ready for your vision!! Over 2800 sq ft home w/ 2 stories. 5 bedrooms and 2 full baths. Living rm, Kitchen, Formal dining rm PLUS a bonus rm. Covered front porch. Cellar. 1 car detached garage w/ storage. All sitting on 1 acre+. HUD Case #151-839616/IE. Sold AS IS. HUD Owned. For more information on lead-based paint, radon gas, mold notices, as well as electronic bidding and earnest money procedures go to www. Hudhomestore. gov. It is illegal to discriminate against any person because of race, color, religion, sex, handicap, familial status or national origin. Equal Housing Opportunity. Check out AUCTION DATES at www. servicelinkauction. com--for all offers, see agent remarks.

23. 2025-06-16
    price $78,433
24. 2025-01-17
    historical
25. 2024-12-18
    status Active
26. 2024-12-18
    status Active
27. 2024-11-22
    status Pending
28. 2024-11-22
    status Pending
29. 2024-10-17
    price $98,042
30. 2024-10-17
    price $98,042
31. 2024-09-30
    listed $115,344 Active
32. 2024-08-07
    price $115,344
33. 2024-08-07
    price $115,344
34. 2024-06-10
    price $128,160
35. 2024-06-10
    price $128,160
36. 2024-05-10
    price $160,200
37. 2024-05-10
    price $160,200
38. 2024-03-27
    price $178,000
39. 2024-03-27
    price $178,000
40. 2024-03-21
    listed $190,000 Active
41. 2024-03-20
    listed $190,000 Active
42. 2024-03-20
    listed $98,042 Active
43. 2023-05-25
    price $139,800
44. 2023-05-15
    listed $144,800 Active
45. 2023-01-20
    historical
46. 2023-01-12
    price $150,000
47. 2023-01-12
    price $150,000
48. 2022-12-02
    price $165,000
49. 2022-12-02
    price $165,000
50. 2022-10-21
    listed $168,500 Active

ⓘ 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: $2,125 · $177/mo
• Projected year-2 tax: $2,125 · $177/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 · 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: $13,772
• − Mortgage interest: −$13,096
• − Property taxes: −$2,125
• − Insurance: −$1,169
• − Repairs & maintenance: −$1,102
• − Management: −$1,102
• − Depreciation: −$6,801
• Taxable loss: −$11,622
• Est. tax savings @ 24.0%: +$2,789
• After-tax cash flow: $-4,337/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: White River Valley School District
• NCES district ID: 1800008
• Math proficiency: 33% ▼ -19.00%
• Reading proficiency: 39% ▼ -15.00%
• Median HH income: $44,074
• Composite: 30.59/100
• National rank: #6199
• State rank: #187 of 301 in IN

Livability — Worthington

• Score: 70/100
• State rank: #174
• US rank: #8138

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Worthington, IN
• Population (ZIP): 3,116

Population outlook (Greene County) Hauer SSP2

• Today (2025): 30,724 people
• By 2030: 29,506 · -4.0%
• By 2040: 26,744 · -13.0%
• By 2050: 23,879 · -22.3%
• By 2075: 18,341 · -40.3%
• By 2100: 13,976 · -54.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 9% Two or more races 7%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1%
• Common ancestry: Polish 7% Lithuanian 4% Slovak 3%
• Foreign-born: 1% · Canada
• Languages at home: 82% English-only · German/W. Germanic 12% Spanish 6%

Political lean MEDSL · Greene

• 2024 margin: Solid R (+53.7) · D 22.4% · R 76.1% · Other 1.6%
• 2008→2024 swing: -39.2pp toward R · 2008: -14.5pp · 2024: -53.7pp
• All cycles: 2024: R+53.7 2020: R+52.2 2016: R+53.4 2012: R+31.4 2008: R+14.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.51%
• Current HPI: 200.6511
• 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

-68.8% since first listed

42 events — show timeline

• 2026-06-02 Price Changed $49,900 SIRA
• 2026-04-27 Listed $59,900 SIRA
• 2026-04-14 Sold (Public Records) $32,100 Public Records
• 2026-04-09 Sold (MLS) $32,100 SIRA
• 2026-03-03 Delisted — SIRA
• 2026-03-02 Listed $78,433 SIRA
• 2025-06-16 Price Changed $78,433 SIRA
• 2025-01-17 Listing Removed — MIBOR as Distributed by MLS Grid
• 2024-12-18 Relisted — THAAR
• 2024-12-18 Relisted — MIBOR as Distributed by MLS Grid
• 2024-11-22 Pending — THAAR
• 2024-11-22 Pending — MIBOR as Distributed by MLS Grid
• 2024-10-17 Price Changed $98,042 THAAR
• 2024-10-17 Price Changed $98,042 MIBOR as Distributed by MLS Grid
• 2024-09-30 Listed $115,344 THAAR
• 2024-08-07 Price Changed $115,344 THAAR
• 2024-08-07 Price Changed $115,344 MIBOR as Distributed by MLS Grid
• 2024-06-10 Price Changed $128,160 MIBOR as Distributed by MLS Grid
• 2024-06-10 Price Changed $128,160 THAAR
• 2024-05-10 Price Changed $160,200 MIBOR as Distributed by MLS Grid
• 2024-05-10 Price Changed $160,200 THAAR
• 2024-03-27 Price Changed $178,000 THAAR
• 2024-03-27 Price Changed $178,000 MIBOR as Distributed by MLS Grid
• 2024-03-21 Listed $190,000 THAAR
• 2024-03-20 Listed $98,042 THAAR
• 2024-03-20 Listed $190,000 MIBOR as Distributed by MLS Grid
• 2023-05-25 Price Changed $139,800 IRMLS
• 2023-05-15 Listed $144,800 IRMLS
• 2023-01-20 Listing Removed — MIBOR as Distributed by MLS Grid
• 2023-01-12 Price Changed $150,000 IRMLS
• 2023-01-12 Price Changed $150,000 MIBOR as Distributed by MLS Grid
• 2022-12-02 Price Changed $165,000 IRMLS
• 2022-12-02 Price Changed $165,000 MIBOR as Distributed by MLS Grid
• 2022-10-21 Listed $168,500 IRMLS
• 2022-10-21 Listed $168,500 MIBOR as Distributed by MLS Grid
• 2022-06-21 Relisted — IRMLS
• 2022-06-21 Relisted — THAAR
• 2022-06-15 Listed — IRMLS
• 2022-05-23 Delisted — THAAR
• 2022-05-17 Listed $159,900 THAAR
• 2022-05-17 Listed $159,900 IRMLS
• 2021-12-18 Listed $159,900 IRMLS

Property tax history

+12.7%/yr

Latest (2025): $2,125 · +195.6% YoY. Source: county tax records.