216 W High St · Rockville, IN 47872

$74,900

2 bd · 1.5 ba · 1,620 sqft · SingleFamily public records · 195 Days on market

Built 1900 3,049 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 +3.2/5.0
• 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

Very Nice 2 Bedroom home with 1.5 bath on the west side just off the square on a quiet street.

Key facts

• 3,049 sq ft lot
• Built 1900
• Listed 195 days

Property features AI

Exterior

• Utilities: Public water; Municipal sewer connected; No solid waste service listed
• Home design: Single family residence; One level
• Construction: Vinyl siding; Block foundation
• Exterior features: Lot under 1/4 acre (0.07 acre)

Interior

• Kitchen: Kitchen (12.7 x 13.4); No appliances included
• Bedrooms: 2 bedrooms (both on main level); Bedroom 2 (12.4 x 15.3)
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Attic access; Living room (12.3 x 17.0); Family room (12.0 x 17.3); Office (8.3 x 13.7)
• Laundry & utility: No specific laundry or utility appliances listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $685 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#372 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• North Central Parke Comm School Corporation (town): math 30% / reading 39% proficiency, ranked #198 of 301 in IN (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Rockville Elementary School (math 42% / reading 32%, grade F, #550 of 994 statewide, top 57%, 341 students, 64% FRL); Parke Heritage High School (math 12% / reading 57%, grade F, #270 of 369 statewide, top 77%, 341 students, 57% FRL) — zoned schools average 61% FRL vs 45% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 84 active listings in the ZIP; 61 units permitted in Parke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $518 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Parke County population projected at -10% 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 $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 195 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $63k (46%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 195 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 1900 — 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: 1.91% ✓
• Cap rate: 17.27%
• Cash-on-cash: 39.19%
• DSCR: 2.74
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $212,220
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
216 W High St	0.00mi	2/1.5	1,620 (0%)	1mo	$63,000	$39	99
210 S Lincoln Rd	0.33mi	2/1.0	1,632 (+1%)	23mo	$80,000	$49	62
220 W Stark St	0.51mi	3/1.0 (+1)	1,548 (-4%)	2mo	$209,000	$135	60
210 E York St	0.30mi	3/1.0 (+1)	1,542 (-5%)	16mo	$122,500	$79	58
210 S Erie St	0.27mi	2/2.5	1,860 (+15%)	9mo	$185,000	$99	51
230 Olive Ct	0.52mi	3/2.0 (+1)	1,480 (-9%)	4mo	$242,500	$164	51
409 W High St	0.11mi	3/2.0 (+1)	1,800 (+11%)	23mo	$235,000	$131	50
136 S Hillcrest Dr	0.72mi	2/1.0	1,560 (-4%)	12mo	$189,000	$121	48
119 W Harris St	0.58mi	3/1.0 (+1)	1,665 (+3%)	19mo	$250,000	$150	46
505 Dogwood Dr	0.67mi	3/2.0 (+1)	1,440 (-11%)	21mo	$250,000	$174	26

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: 35.4%
• Equity multiple: 2.50×
• Total profit: $31,468
• Equity at exit: $11,168

10-year hold

• IRR: 42.2%
• Equity multiple: 4.98×
• Total profit: $83,489
• Equity at exit: $6,476

Cash invested: $20,972 (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 47872

• Home prices YoY: -7.8%
• Active inventory: 84
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,433 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$23 /mo · $276/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $685

Break-even live

Break-even rent $566

Max offer price $74,900

Occupancy floor 47%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-04-29
   status Pending

   Show marketing remark (94 chars)

   Very Nice 2 Bedroom home with 1.5 bath on the west side just off the square on a quiet street.

2. 2026-04-29
   status Pending 94-char remark

   Show marketing remark (94 chars)

   Very Nice 2 Bedroom home with 1.5 bath on the west side just off the square on a quiet street.

3. 2026-04-10
   price $74,900

   Show marketing remark (94 chars)

   Very Nice 2 Bedroom home with 1.5 bath on the west side just off the square on a quiet street.

4. 2026-04-10
   price $74,900 94-char remark

   Show marketing remark (94 chars)

   Very Nice 2 Bedroom home with 1.5 bath on the west side just off the square on a quiet street.

5. 2026-03-05
   price $84,900

   Show marketing remark (94 chars)

   Very Nice 2 Bedroom home with 1.5 bath on the west side just off the square on a quiet street.

6. 2026-03-05
   price $84,900 94-char remark

   Show marketing remark (94 chars)

   Very Nice 2 Bedroom home with 1.5 bath on the west side just off the square on a quiet street.

7. 2025-12-24
   price $104,900

   Show marketing remark (94 chars)

   Very Nice 2 Bedroom home with 1.5 bath on the west side just off the square on a quiet street.

8. 2025-12-24
   price $104,900 94-char remark

   Show marketing remark (94 chars)

   Very Nice 2 Bedroom home with 1.5 bath on the west side just off the square on a quiet street.

9. 2025-11-19
   price $119,900

   Show marketing remark (94 chars)

   Very Nice 2 Bedroom home with 1.5 bath on the west side just off the square on a quiet street.

10. 2025-11-19
    price $119,900 94-char remark

    Show marketing remark (94 chars)

    Very Nice 2 Bedroom home with 1.5 bath on the west side just off the square on a quiet street.

11. 2025-10-16
    listed $137,900 Active

    Show marketing remark (94 chars)

    Very Nice 2 Bedroom home with 1.5 bath on the west side just off the square on a quiet street.

12. 2025-10-16
    listed $137,900 Active 94-char remark

    Show marketing remark (94 chars)

    Very Nice 2 Bedroom home with 1.5 bath on the west side just off the square on a quiet street.

13. 2024-06-06
    soldstatus $100,000 Closed 72-char remark

    Show marketing remark (72 chars)

    Nice 3 or 4 bedroom home on corner lot just off the square in Rockville.

14. 2024-05-13
    status Pending 72-char remark

    Show marketing remark (72 chars)

    Nice 3 or 4 bedroom home on corner lot just off the square in Rockville.

15. 2024-03-07
    price $104,900 72-char remark

    Show marketing remark (72 chars)

    Nice 3 or 4 bedroom home on corner lot just off the square in Rockville.

16. 2023-11-11
    price $109,900 72-char remark

    Show marketing remark (72 chars)

    Nice 3 or 4 bedroom home on corner lot just off the square in Rockville.

17. 2023-09-26
    listed $99,900 Active 72-char remark

    Show marketing remark (72 chars)

    Nice 3 or 4 bedroom home on corner lot just off the square in Rockville.

18. 2011-10-14
    soldstatus $70,000

ⓘ 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: $276 · $23/mo
• Projected year-2 tax: $457 · $38/mo
• Expected delta: +$180/yr (+$15/mo · 65.1%)

ⓘ 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 3/10 Moderate 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $17,195
• − Mortgage interest: −$4,196
• − Property taxes: −$276
• − Insurance: −$374
• − Repairs & maintenance: −$1,376
• − Management: −$1,376
• − Depreciation: −$2,179
• Taxable income: $7,418
• Est. tax owed @ 24.0%: −$1,780
• After-tax cash flow: $6,439/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: North Central Parke Comm School Corporation
• NCES district ID: 1800118
• Math proficiency: 30% ▼ -8.00%
• Reading proficiency: 39% ▼ -4.00%
• Median HH income: $43,739
• Composite: 29.31/100
• National rank: #6553
• State rank: #198 of 301 in IN

Livability — Rockville

• Score: 64/100
• State rank: #372
• US rank: #13880

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rockville, IN
• Population (ZIP): 8,641

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 (93%)
• Race & ethnicity: White 93% Black 3% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Iranian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 0%
• Languages at home: 92% English-only · German/W. Germanic 5% Spanish 2% French/Haitian/Cajun 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: ▼ -19.85%
• Current HPI: 234.3039
• 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

+7.0% since first listed

18 events — show timeline

• 2026-04-29 Pending — MIBOR as Distributed by MLS Grid
• 2026-04-29 Pending — THAAR
• 2026-04-10 Price Changed $74,900 MIBOR as Distributed by MLS Grid
• 2026-04-10 Price Changed $74,900 THAAR
• 2026-03-05 Price Changed $84,900 MIBOR as Distributed by MLS Grid
• 2026-03-05 Price Changed $84,900 THAAR
• 2025-12-24 Price Changed $104,900 MIBOR as Distributed by MLS Grid
• 2025-12-24 Price Changed $104,900 THAAR
• 2025-11-19 Price Changed $119,900 MIBOR as Distributed by MLS Grid
• 2025-11-19 Price Changed $119,900 THAAR
• 2025-10-16 Listed $137,900 THAAR
• 2025-10-16 Listed $137,900 MIBOR as Distributed by MLS Grid
• 2024-06-06 Sold (MLS) $100,000 MIBOR as Distributed by MLS Grid
• 2024-05-13 Pending — MIBOR as Distributed by MLS Grid
• 2024-03-07 Price Changed $104,900 MIBOR as Distributed by MLS Grid
• 2023-11-11 Price Changed $109,900 MIBOR as Distributed by MLS Grid
• 2023-09-26 Listed $99,900 MIBOR as Distributed by MLS Grid
• 2011-10-14 Sold (Public Records) $70,000 Public Records

Property tax history

-10.3%/yr

Latest (2024): $276 · -82.3% YoY. Source: county tax records.