1827 Us Highway 20 · Metz, IN 43518

$35,000

3 bd · 1.0 ba · 1,140 sqft · SingleFamily public records · 7 Days on market

Built 1920 0.25 ac 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
• Schools +5.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

OFFERING LOTS 25, 26, & 27 IN THE VILLAGE OF COLUMBIA, ALONG WITH ANOTHER 1.24 ACRES OUTSIDE OF THE VILLAGE OF COLUMBIA BUT IS ATTACHED TO THE 3 LOTS. THE HOME STRUCTURE HAS BEEN CONDEMNED AND NEEDS TORN DOWN. TOTAL OF 1.96 ACRES JUST INSIDE THE OHIO BORDER. JUST A SHORT 10 MINUTE DRIVE TO ANGOLA INDIANA.

Key facts

• Vacant homesite
• 1.96 acres
• Investment property

Tags

• 1.96 ACRES
• THREE VILLAGE LOTS
• ADDITIONAL ADJOINING PARCEL
• VACANT HOMESITE
• NEW CONSTRUCTION LOCATION
• INVESTMENT PROPERTY

Property features AI

Finance

• Other: Lot includes additional parcels (identified separately)

Exterior

• Parking: Unpaved parking
• Utilities: Utilities: Other; Electric: Other; Sewer: Other
• Home design: Single family residence; Detached (no common walls); Two levels / 2 stories; Entry levels: Main and Upper
• Construction: Construction materials: Other; Foundation: Other; Year built: public records
• Exterior features: Other roof

Interior

• Kitchen: Main level kitchen (approx. 10 x 10)
• Bedrooms: Bedroom 2 on Upper level; Bedroom 3 on Upper level
• Flooring: Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating (type: Other); Has cooling (type: Other)
• Interior features: 6 total rooms; Partial basement; Other interior features
• Laundry & utility: Laundry features: Other

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $662 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Edon Northwest Local (rural): math 62% / reading 70% proficiency, ranked #207 of 656 in OH (top 32%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Solid renter incomes; 40 units permitted in Williams County in 2024 (0 in 5+ unit buildings).
• This rent is only 15% of the median local income ($89k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $242 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Williams County population projected at -14% 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $28k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $35,000

Questions for the listing agent

1. Built in 1920 — 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. 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.
4. 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.
5. 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: 3.14% ✓
• Cap rate: 28.98%
• Cash-on-cash: 81.04%
• DSCR: 4.61
• GRM: 2.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 81.2%
• Equity multiple: 4.72×
• Total profit: $36,474
• Equity at exit: $5,219

10-year hold

• IRR: 84.6%
• Equity multiple: 9.78×
• Total profit: $86,017
• Equity at exit: $3,026

Cash invested: $9,800 (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 →

ZIP-level market 43518

• Home prices YoY: -12.9%
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$9 /mo · $107/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $662

Break-even live

Break-even rent $262

Max offer price $35,000

Occupancy floor 35%

Sensitivity live

Price	-10% $682	-5% $672	+0% $662	+5% $652	+10% $642
Rent	-10% $575	-5% $618	+0% $662	+5% $705	+10% $749
Rate	-1.0pp $679	-0.5pp $671	base $662	+0.5pp $653	+1.0pp $644

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-19
   days on market $35,000 Active 7 DOM
2. 2026-06-18
   days on market $35,000 Active 6 DOM
3. 2026-06-17
   days on market $35,000 Active 5 DOM
4. 2026-06-16
   days on market $35,000 Active 4 DOM
5. 2026-06-15
   days on market $35,000 Active 3 DOM
6. 2026-06-12
   remarks 699-char remark
7. 2026-06-12
   pricedays on marketlisting id $35,000 Active 1 DOM
8. 2026-06-05
   days on market $33,300 Active 270 DOM
9. 2026-06-04
   days on market $33,300 Active 268 DOM
10. 2026-06-02
    days on market $33,300 Active 267 DOM
11. 2026-06-01
    days on market $33,300 Active 266 DOM
12. 2026-05-31
    days on market $33,300 Active 265 DOM
13. 2026-05-31
    days on market $33,300 Active 264 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: $107 · $9/mo
• Projected year-2 tax: $202 · $17/mo
• Expected delta: +$95/yr (+$8/mo · 89.3%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,197
• − Mortgage interest: −$1,961
• − Property taxes: −$107
• − Insurance: −$175
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$1,018
• Taxable income: $7,825
• Est. tax owed @ 24.0%: −$1,878
• After-tax cash flow: $6,064/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: Edon Northwest Local
• NCES district ID: 3905062
• Math proficiency: 62% ▼ -15.00%
• Reading proficiency: 70% ▼ -10.00%
• Median HH income: $45,130
• Composite: 55.56/100
• National rank: #1240
• State rank: #207 of 656 in OH

Livability — Metz

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Williams
• Population (ZIP): 3,003
• Household income: $88,910
• Rent vs Own: 13.8% rent · 86.2% own

Population outlook (Williams County) Hauer SSP2

• Today (2025): 36,125 people
• By 2030: 35,264 · -2.4%
• By 2040: 33,264 · -7.9%
• By 2050: 31,072 · -14.0%
• By 2075: 26,553 · -26.5%
• By 2100: 21,318 · -41.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 9% Two or more races 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 3% Romanian 2% Portuguese 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Williams

• 2024 margin: Solid R (+48.2) · D 25.4% · R 73.7%
• 2008→2024 swing: -39.0pp toward R · 2008: -9.3pp · 2024: -48.2pp
• All cycles: 2024: R+48.2 2020: R+46.2 2016: R+43.8 2012: R+16.3 2008: R+9.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -37.70%
• Current HPI: 253.3001
• 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

+169.2% since first listed

10 events — show timeline

• 2026-06-09 Listed $35,000 NORIS
• 2026-06-05 Listing Removed — NORIS
• 2025-12-30 Price Changed $33,300 NORIS
• 2025-10-16 Price Changed $37,000 NORIS
• 2025-09-07 Listed $39,000 NORIS
• 2025-07-08 Sold (MLS) $28,000 NORIS
• 2025-06-24 Pending — NORIS
• 2025-06-10 Listed $28,000 NORIS
• 2014-08-12 Sold (Public Records) $4,000 Public Records
• 2002-10-15 Sold (Public Records) $13,000 Public Records

Property tax history

-3.0%/yr

Latest (2025): $107 · +0.0% YoY. Source: county tax records.