305 S Smith St · Boswell, IN 47921

$65,000

2 bd · 2.0 ba · 1,396 sqft · SingleFamily public records · 7 Days on market

Built 1963 6,970 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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to small-town living in the heart of Boswell! This 2-bedroom, 2-bath home offers nearly 1,400 square feet of comfortable living space and a functional floor plan designed for everyday convenience. The spacious living areas provide plenty of room to relax or entertain, while the attached garage adds valuable storage and parking space. Situated on a manageable lot in a quiet neighborhood, this property offers the perfect blend of comfort and simplicity. Whether you're a first-time buyer, looking to downsize, or seeking an investment opportunity, this home is full of potential. Enjoy the charm of rural Indiana living while remaining within easy reach of Lafayette and surrounding commun

Key facts

• 6,970 sq ft lot
• 2 garage spots
• Built 1963

Property features AI

Finance

• Other: Annual tax information available

Exterior

• Parking: Attached garage; Off-street parking; 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Site-built home; One story
• Construction: Vinyl siding; Slab foundation; Built as site-built construction
• Exterior features: Privacy wood fencing; Level lot; Lot dimensions about 59 x 120

Interior

• Kitchen: Refrigerator; Gas range
• Bedrooms: Total of 7 rooms (bedroom count not specified)
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Refrigerator; Gas range; Dryer; Central air; Forced air heating; Main level laundry
• Laundry & utility: Dryer; Main level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $259 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($876 rent vs $65k).

Location & tenants

• Location reads 62/100 on livability (#453 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D-, amenities F, commute F.
• Benton Community School Corporation (rural): math 38% / reading 43% proficiency, ranked #134 of 301 in IN (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Prairie Crossing Elementary School (math 46% / reading 37%, grade F, #478 of 994 statewide, top 49%, 561 students, 65% FRL); Benton Central Jr-Sr High School (math 31% / reading 53%, grade F, #197 of 369 statewide, top 57%, 790 students, 48% FRL) — zoned schools average 57% FRL vs 38% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 9 active listings in the ZIP.

Forward outlook

• In year one you build about $7k of equity ($449 loan paydown + $6k appreciation (10.0% local appreciation)).
• Benton County population projected at -13% 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $55k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $65,000

Questions for the listing agent

1. Built in 1963 — 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 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?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.35% ✓
• Cap rate: 11.07%
• Cash-on-cash: 17.05%
• DSCR: 1.76
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $170,312
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
308 N Center St	0.41mi	3/2.5 (+1)	1,476 (+6%)	3mo	$173,000	$117	62
306 N Center St	0.41mi	3/1.0 (+1)	1,501 (+8%)	7mo	$183,000	$122	54
303 E Spies St	0.25mi	2/2.0	1,192 (-15%)	21mo	$150,000	$126	47

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: 36.9%
• Equity multiple: 3.85×
• Total profit: $51,872
• Equity at exit: $58,557

10-year hold

• IRR: 31.8%
• Equity multiple: 8.68×
• Total profit: $139,812
• Equity at exit: $126,281

Cash invested: $18,200 (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 47921

• Home prices YoY: 3.4%
• Active inventory: 9
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $876 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$66 /mo · $786/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $259

Break-even live

Break-even rent $549

Max offer price $65,000

Occupancy floor 65%

Sensitivity live

Price	-10% $295	-5% $277	+0% $259	+5% $240	+10% $222
Rent	-10% $189	-5% $224	+0% $259	+5% $293	+10% $328
Rate	-1.0pp $291	-0.5pp $275	base $259	+0.5pp $242	+1.0pp $225

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-19
   days on market $65,000 Active 7 DOM
2. 2026-06-18
   days on market $65,000 Active 6 DOM
3. 2026-06-17
   days on market $65,000 Active 5 DOM
4. 2026-06-16
   days on market $65,000 Active 4 DOM
5. 2026-06-15
   price $65,000 Active 3 DOM
6. 2026-06-15
   days on market $70,000 Active 3 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $70,000 Active 1 DOM

ⓘ 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: $786 · $66/mo
• Projected year-2 tax: $786 · $66/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 3/10 Moderate 7 d/yr ≥101°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: $10,512
• − Mortgage interest: −$3,641
• − Property taxes: −$786
• − Insurance: −$325
• − Repairs & maintenance: −$841
• − Management: −$841
• − Depreciation: −$1,891
• Taxable income: $2,187
• Est. tax owed @ 24.0%: −$525
• After-tax cash flow: $2,578/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: Benton Community School Corporation
• NCES district ID: 1800480
• Math proficiency: 38% ▼ -7.00%
• Reading proficiency: 43% ▼ -7.00%
• Median HH income: $50,073
• Composite: 34.9/100
• National rank: #5076
• State rank: #134 of 301 in IN

Livability — Boswell

• Score: 62/100
• State rank: #453
• US rank: #16100

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Boswell, IN
• Population (ZIP): 1,131

Population outlook (Benton County) Hauer SSP2

• Today (2025): 8,404 people
• By 2030: 8,234 · -2.0%
• By 2040: 7,832 · -6.8%
• By 2050: 7,337 · -12.7%
• By 2075: 6,436 · -23.4%
• By 2100: 5,139 · -38.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 22% Black 4% Two or more races 3%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Romanian 5% Slovak 3% Portuguese 2%
• Foreign-born: 11% · Canada, South Korea
• Languages at home: 83% English-only · Spanish 16% Korean 1%

Political lean MEDSL · Benton

• 2024 margin: Solid R (+47.1) · D 25.5% · R 72.7% · Other 1.8%
• 2008→2024 swing: -30.9pp toward R · 2008: -16.3pp · 2024: -47.1pp
• All cycles: 2024: R+47.1 2020: R+48.6 2016: R+47.0 2012: R+32.7 2008: R+16.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.21%
• Current HPI: 345.0506
• 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

+27.3% since first listed

2 events — show timeline

• 2026-06-12 Listed $70,000 IRMLS
• 2017-05-03 Sold (Public Records) $55,000 Public Records

Property tax history

+0.6%/yr

Latest (2024): $786 · -3.8% YoY. Source: county tax records.