701 Park St · Loogootee, IN 47553

$85,000

4 bd · 1.0 ba · 1,630 sqft · SingleFamily public records · 204 Days on market

Built 1900 Fair condition 1.00 ac lot $52/sqft · 56% below area

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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
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• Schools +4.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Two-story home full of potential on a spacious 1 acre lot +/- on Park Street. This property offers endless possibilities for renovation, expansion, or personalization. A great opportunity to create the space that fits your vision in a desirable location near the park.

Key facts

• 1 acre lot
• Built 1900
• Listed 204 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $85k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $396 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.9% vs local median 2.6% in Loogootee — 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 74/100 on livability (#74 in IN, #4,663 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Loogootee Community School Corporation (rural): math 42% / reading 48% proficiency, ranked #97 of 301 in IN (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Loogootee Elementary School (math 57% / reading 42%, grade D, #279 of 994 statewide, top 30%, 299 students, 44% FRL); Loogootee Middle School (math 40% / reading 48%, grade D, #87 of 330 statewide, top 27%, 210 students, 41% FRL); Loogootee High School (math 32% / reading 62%, grade D-, #143 of 369 statewide, top 44%, 241 students, 32% FRL).
• Market conditions: 86 active listings in the ZIP; 2 units permitted in Martin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($588 loan paydown + $3k appreciation (3.0% local appreciation)).
• Martin County population projected at -22% 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 $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 204 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 204 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.33% ✓
• Cap rate: 11.89%
• Cash-on-cash: 19.98%
• DSCR: 1.89
• GRM: 6.3

CMA / ARV

• ARV (median comp): $192,272
• List price: $85,000
• Delta: -55.79%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 Eastgate Ave	0.99mi	4/1.5	1,680 (+3%)	2mo	$180,000	$107	57
106 Queen St	0.93mi	4/2.0	1,688 (+4%)	7mo	$118,750	$70	49
309 SE 1st St	0.62mi	3/2.0 (-1)	1,728 (+6%)	4mo	$280,000	$162	49
100 Wood St	0.80mi	4/2.0	1,671 (+2%)	10mo	$139,900	$84	48
502 E Broadway St	0.99mi	4/1.0	1,680 (+3%)	14mo	$179,000	$107	48
403 Butcher Blvd	0.79mi	4/2.0	1,715 (+5%)	5mo	$22,500	$13	48
109 Mulberry St	0.92mi	3/1.5 (-1)	1,612 (-1%)	15mo	$160,000	$99	44
170 Byron St	0.99mi	3/2.0 (-1)	1,518 (-7%)	3mo	$260,000	$171	42
210 Queen St	1.01mi	4/2.0	1,897 (+16%)	4mo	$140,000	$74	33
211 Poplar St	0.53mi	3/2.0 (-1)	1,913 (+17%)	10mo	$360,000	$188	32
508 E Broadway St	1.05mi	3/2.5 (-1)	1,456 (-11%)	8mo	$220,000	$151	30
136 Church St	0.70mi	3/2.0 (-1)	1,392 (-15%)	17mo	$179,900	$129	20

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

Projected returns pro-forma

3.02% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.3%
• Equity multiple: 2.49×
• Total profit: $35,509
• Equity at exit: $38,296

10-year hold

• IRR: 26.9%
• Equity multiple: 4.82×
• Total profit: $90,914
• Equity at exit: $59,078

Cash invested: $23,800 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 3 active · 6 under contract
• Months of supply: 3.0 mo (33%/mo absorbed)
• Median asking: $259,000 ($177/sqft)
• Median days on market: 70 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -33.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 47553

• Home prices YoY: 1.4%
• Active inventory: 86
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,132 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$17 /mo · $205/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $396

Break-even live

Break-even rent $631

Max offer price $85,000

Occupancy floor 60%

Sensitivity live

Price	-10% $444	-5% $420	+0% $396	+5% $372	+10% $348
Rent	-10% $307	-5% $351	+0% $396	+5% $441	+10% $486
Rate	-1.0pp $439	-0.5pp $418	base $396	+0.5pp $374	+1.0pp $352

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: $21,250
• Closing costs: $2,550
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-09-23
   days on market $85,000 Active 204 DOM
2. 2026-09-20
   days on market $85,000 Active 201 DOM
3. 2026-09-19
   days on market $85,000 Active 200 DOM
4. 2026-09-18
   days on market $85,000 Active 199 DOM
5. 2026-09-17
   days on market $85,000 Active 198 DOM
6. 2026-09-16
   days on market $85,000 Active 197 DOM
7. 2026-09-15
   days on market $85,000 Active 196 DOM
8. 2026-09-14
   days on market $85,000 Active 195 DOM
9. 2026-09-13
   days on market $85,000 Active 194 DOM
10. 2026-09-12
    days on market $85,000 Active 193 DOM
11. 2026-09-11
    days on market $85,000 Active 192 DOM
12. 2026-09-05
    days on market $85,000 Active 186 DOM
13. 2026-09-04
    days on market $85,000 Active 185 DOM
14. 2026-09-03
    days on market $85,000 Active 184 DOM
15. 2026-09-02
    days on market $85,000 Active 183 DOM
16. 2026-08-30
    days on market $85,000 Active 180 DOM
17. 2026-08-29
    days on market $85,000 Active 179 DOM
18. 2026-08-28
    pricedays on market $85,000 Active 178 DOM
19. 2026-08-05
    days on market $95,000 Active 177 DOM
20. 2026-08-04
    days on market $95,000 Active 176 DOM
21. 2026-08-03
    days on market $95,000 Active 175 DOM
22. 2026-07-31
    days on market $95,000 Active 172 DOM
23. 2026-07-30
    days on market $95,000 Active 171 DOM
24. 2026-07-29
    days on market $95,000 Active 170 DOM
25. 2026-07-27
    days on market $95,000 Active 168 DOM
26. 2026-07-25
    days on market $95,000 Active 166 DOM
27. 2026-07-24
    days on market $95,000 Active 165 DOM
28. 2026-07-23
    days on market $95,000 Active 164 DOM
29. 2026-07-22
    days on market $95,000 Active 163 DOM
30. 2026-07-21
    days on market $95,000 Active 162 DOM
31. 2026-07-18
    days on market $95,000 Active 159 DOM
32. 2026-07-16
    days on market $95,000 Active 157 DOM
33. 2026-07-15
    days on market $95,000 Active 156 DOM
34. 2026-07-14
    days on market $95,000 Active 155 DOM
35. 2026-07-13
    days on market $95,000 Active 154 DOM
36. 2026-07-12
    days on market $95,000 Active 153 DOM
37. 2026-07-11
    days on market $95,000 Active 152 DOM
38. 2026-07-11
    days on market $95,000 Active 151 DOM
39. 2026-07-09
    days on market $95,000 Active 150 DOM
40. 2026-07-08
    days on market $95,000 Active 149 DOM
41. 2026-07-08
    price $95,000 Active 148 DOM
42. 2026-07-07
    days on market $120,000 Active 148 DOM
43. 2026-07-06
    days on market $120,000 Active 147 DOM
44. 2026-07-05
    days on market $120,000 Active 146 DOM
45. 2026-07-04
    days on market $120,000 Active 145 DOM
46. 2026-07-03
    days on market $120,000 Active 144 DOM
47. 2026-07-02
    days on market $120,000 Active 143 DOM
48. 2026-07-01
    days on market $120,000 Active 142 DOM
49. 2026-06-30
    days on market $120,000 Active 141 DOM
50. 2026-06-29
    days on market $120,000 Active 140 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: $205 · $17/mo
• Projected year-2 tax: $464 · $39/mo
• Expected delta: +$259/yr (+$22/mo · 126.2%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,587
• − Mortgage interest: −$4,761
• − Property taxes: −$205
• − Insurance: −$425
• − Repairs & maintenance: −$1,087
• − Management: −$1,087
• − Depreciation: −$2,473
• Taxable income: $3,549
• Est. tax owed @ 24.0%: −$852
• After-tax cash flow: $3,903/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 · 9 photos

Fair 45/100 Moderate rehab Est. rehab $40,750–$73,350 screening

This two-story home on a spacious lot presents significant potential for renovation and improvement. The interior and exterior both require updates, but the property offers a great opportunity for creating a move-in-ready home with a fresh look and feel.

Deferred maintenance Est. $50,000–$150,000 screening

• Major Roof (roof) — Roof appears to be in poor condition with visible damage and missing shingles.
• Major Windows (windows) — Windows appear to be old and possibly not functioning properly.
• Major Electrical (electrical) — Electrical panel appears to be old and possibly not up to code.
• Major Plumbing (plumbing) — Plumbing fixtures appear to be old and possibly not functioning properly.
• Major Exterior (exterior) — Exterior siding appears to be peeling and possibly not properly sealed.

Repairs flagged

• Major Kitchen cabinets — Severe wear and tear, likely in need of replacement.
• Major Bathroom fixtures — Worn and outdated, requiring replacement.
• Major Flooring — Severe wear and tear, likely in need of replacement.
• Moderate Paint — Chipped and worn in some areas, requiring touch-up or repainting.

Value-add opportunities

• Resale New kitchen cabinets and countertops — Modernizing the kitchen will significantly enhance the home's appeal to potential buyers. ↑
• Resale New bathroom fixtures and tile — Updating the bathroom will improve the home's overall appeal and functionality. ↑
• Resale New flooring — Fresh flooring will make the home more attractive and easier to sell. ↑
• Both Painting and minor repairs — Refreshing the paint and addressing minor issues will improve the home's curb appeal and functionality. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 47/100

Zoned Schools

Elementary Loogootee Elementary School D IN #279/994 Nat'l #12,785/41,679 Middle Loogootee Middle School D IN #87/330 Nat'l #4,963/14,009 High Loogootee High School D- IN #143/369 Nat'l #6,330/17,239

Schools (NCES district)

• District: Loogootee Community School Corporation
• NCES district ID: 1806060
• Math proficiency: 42% ▼ -10.00%
• Reading proficiency: 48% ▼ -6.00%
• Median HH income: $47,513
• Composite: 38.38/100
• National rank: #4209
• State rank: #97 of 301 in IN

B Composite livability gradescore 74/100

Livability — Loogootee

• Score: 74/100
• State rank: #74
• US rank: #4663

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: Loogootee, IN
• County: Martin · 9,585 people
• Population (ZIP): 8,613
• Household income: $74,533
• Rent vs Own: 21.1% rent · 78.9% own
• Severe rent burden: 6% of renters

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Population outlook (Martin County) Hauer SSP2

• Today (2025): 9,585 people
• By 2030: 9,198 · -4.0%
• By 2040: 8,365 · -12.7%
• By 2050: 7,518 · -21.6%
• By 2075: 5,674 · -40.8%
• By 2100: 3,916 · -59.1%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Italian 5% Slovak 3% Lithuanian 2%
• Foreign-born: 1%
• Languages at home: 89% English-only · German/W. Germanic 10% Spanish 1%

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Political lean MEDSL · Martin

• 2024 margin: Solid R (+60.7) · D 18.7% · R 79.4% · Other 1.9%
• 2008→2024 swing: -31.8pp toward R · 2008: -28.9pp · 2024: -60.7pp
• All cycles: 2024: R+60.7 2020: R+58.7 2016: R+58.5 2012: R+40.3 2008: R+28.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.02%
• Current HPI: 217.7385
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.90%
• F500 in state: 18

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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

• 2026-02-09 Listed $120,000 IRMLS

Property tax history

-4.2%/yr

Latest (2024): $205 · +43.5% YoY. Source: county tax records.