119 N Blue River Dr · Edinburgh, IN 46124

$120,000

2 bd · 1.0 ba · 950 sqft · SingleFamily · 11 Days on market

Built 1948 Good condition 8,015 sqft lot Est $122k · at est.

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Why this score? — see what drove the D 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 +15.1/30.0
• ARV discount +8.1/15.0
• DSCR +4.6/10.0
• 1% rule +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.1/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to your cozy abode in the sweet town of Edinburgh. Built in 1948, this bungalow offers 950 square feet of comfortable living space, designed for a relaxed lifestyle. This charming home provides two well-proportioned bedrooms, offering private retreats for rest and rejuvenation. A single full bathroom serves the home, providing essential comfort and convenience, and ample space for the washer and dryer. The property sits on a generous 8015 square foot lot, offering ample outdoor space. A welcoming porch extends the living area outdoors, perfect for enjoying the surroundings. Imagine the possibilities that await in this delightful home, schedule a showing today!

Key facts

• Generous lot
• Welcoming porch
• 8,015 sq ft lot

Tags

• WELCOMING PORCH
• GENEROUS LOT

Property features AI

Finance

• Other: Lot under 1/4 acre (approximately 0.18 acre)

Exterior

• Parking: On-street parking; Guest/street parking
• Security: Smoke detector(s)
• Utilities: Public water; Municipal sewer connection; Cable available
• Home design: Single-family residence; One to one-and-a-half levels; Residential property
• Construction: Vinyl siding; Crawl space foundation
• Exterior features: Covered patio/porch; Mature trees; No fence

Interior

• Kitchen: Gas oven; Refrigerator; Eat-in kitchen layout
• Bedrooms: Two bedrooms on the main level
• Flooring: Luxury vinyl plank throughout listed rooms
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Painted woodwork; Eat-in kitchen; Smoke alarm; Five main-level rooms
• Laundry & utility: Main-level laundry; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $40 ($476/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 $110k (8.3% below list).
• Recommended offer: $110k (8.3% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.4% in Edinburgh — 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 61/100 on livability (#505 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment D, amenities F, commute F.
• Edinburgh Community School Corporation (suburban): math 27% / reading 39% proficiency, ranked #214 of 301 in IN (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: East Side Elementary School (math 32% / reading 32%, grade F, #652 of 994 statewide, top 68%, 432 students, 75% FRL); Edinburgh Comm Middle School (math 17% / reading 42%, grade F, #212 of 330 statewide, top 67%, 173 students, 71% FRL); Edinburgh Community High School (math 24% / reading 64%, grade F, #169 of 369 statewide, top 51%, 232 students, 62% FRL).
• Market conditions: 37 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,133 units permitted in Johnson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Johnson County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,000 (8.3% below list)

Questions for the listing agent

1. Built in 1948 — 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. 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?
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: 0.92% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.42%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $121,600
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 N Blue River Dr	0.10mi	3/1.0 (+1)	976 (+3%)	12mo	$35,500	$36	76
516 Memorial Dr	0.41mi	3/1.0 (+1)	950 (0%)	9mo	$179,000	$188	68
501 Fairlane Dr	0.34mi	3/1.0 (+1)	1,000 (+5%)	8mo	$147,500	$148	64
510 Memorial Dr	0.41mi	3/1.0 (+1)	1,036 (+9%)	5mo	$163,000	$157	56
607 S Pleasant St	0.48mi	2/1.0	984 (+4%)	20mo	$113,000	$115	55
203 N Clay St	0.73mi	2/1.0	912 (-4%)	7mo	$108,000	$118	54
213 N Walnut St	0.35mi	2/2.0	1,092 (+15%)	12mo	$140,000	$128	45

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: $-16,900
• Equity at exit: $17,892

10-year hold

• IRR: -5.2%
• Equity multiple: 0.66×
• Total profit: $-11,392
• Equity at exit: $10,375

Cash invested: $33,600 (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 46124

• Active inventory: 37
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $40

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 91%

Sensitivity live

Price	-10% $123	-5% $81	+0% $40	+5% $-2	+10% $-43
Rent	-10% $-47	-5% $-4	+0% $40	+5% $83	+10% $127
Rate	-1.0pp $100	-0.5pp $70	base $40	+0.5pp $9	+1.0pp $-23

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
501 Hammond Dr Edinburgh, IN	2.0	1.0	875	$1,100	$1.26	0d	1	1.21mi

Listing history 8 events

1. 2026-06-17
   status $120,000 Pending 11 DOM
2. 2026-06-16
   days on market $120,000 Active 11 DOM
3. 2026-06-15
   days on market $120,000 Active 10 DOM
4. 2026-06-13
   days on market $120,000 Active 8 DOM
5. 2026-06-09
   days on market $120,000 Active 4 DOM
6. 2026-06-08
   days on market $120,000 Active 3 DOM
7. 2026-06-07
   remarks 681-char remark
8. 2026-06-07
   listed $120,000 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥102°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,200
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$3,491
• Taxable loss: −$1,525
• Est. tax savings @ 24.0%: +$366
• After-tax cash flow: $842/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab

This charming bungalow in Edinburgh, Indiana, offers a fresh and updated interior with new kitchen, bath, and HVAC systems. The exterior has been refreshed with new siding and paint, making it move-in ready and ready to attract buyers or renters.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both paint — refreshes the home's appearance and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both paint — refreshes the home's appearance and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Edinburgh Community School Corporation
• NCES district ID: 1803240
• Math proficiency: 27% ▼ -13.00%
• Reading proficiency: 39% ▼ -8.00%
• Median HH income: $40,262
• Composite: 27.72/100
• National rank: #6906
• State rank: #214 of 301 in IN

Livability — Edinburgh

• Score: 61/100
• State rank: #505
• US rank: #17914

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Edinburgh, IN
• Population (ZIP): 7,638

Population outlook (Johnson County) Hauer SSP2

• Today (2025): 170,080 people
• By 2030: 179,983 · +5.8%
• By 2040: 198,580 · +16.8%
• By 2050: 214,661 · +26.2%
• By 2075: 247,990 · +45.8%
• By 2100: 257,821 · +51.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 6% Two or more races 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Serbian 0%
• Foreign-born: 1% · Vietnam, Canada
• Languages at home: 93% English-only · Spanish 6%

Political lean MEDSL · Johnson

• 2024 margin: Solid R (+34.3) · D 32.0% · R 66.3% · Other 1.7%
• 2008→2024 swing: -8.9pp toward R · 2008: -25.5pp · 2024: -34.3pp
• All cycles: 2024: R+34.3 2020: R+34.1 2016: R+42.5 2012: R+38.5 2008: R+25.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -112.43%
• Current HPI: 204.1713
• 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

1 event — show timeline

• 2026-06-05 Listed $120,000 MIBOR as Distributed by MLS Grid