520 N Jackson St · Rushville, IN 46173

$78,000

2 bd · 1.0 ba · 1,286 sqft · SingleFamily public records · 356 Days on market

Built 1910 8,102 sqft lot $61/sqft · 49% below area Est $152k · 49% under ↓ 2% since listing

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Livability +3.5/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bring your vision and a paint brush! Built in 1910, this one-story 2-bedroom 1 bath home is a charming reminder of simpler times, awaiting you to bring it into the future. Seated upon a generous sized lot, offering a fantastic canvas for your outdoor dreams to blossom. Call today to schedule a tour.

Key facts

• 8,102 sq ft lot
• Garage
• Built 1910

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Recommended offer: $69k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 4.0% in Rushville — 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 69/100 on livability (#184 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, health & safety C-, employment D+.
• Rush County Schools (town): math 38% / reading 41% proficiency, ranked #147 of 301 in IN (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 65 active listings in the ZIP; 59 units permitted in Rush County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $539 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Rush 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 $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 356 days — a 12% lower offer ($69k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $68,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 356 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 1910 — 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: 1.45% ✓
• Cap rate: 11.97%
• Cash-on-cash: 20.29%
• DSCR: 1.90
• GRM: 5.7

CMA / ARV

• ARV (median comp): $151,685
• List price: $78,000
• Delta: -48.58%
• 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
421 W 5th St	0.08mi	2/1.0	1,326 (+3%)	2mo	$123,000	$93	90
337 W 10th St	0.32mi	3/1.0 (+1)	1,287 (+0%)	2mo	$178,000	$138	78
519 8th St	0.21mi	2/1.0	1,125 (-12%)	0mo	$140,500	$125	69
1004 N Perkins St	0.49mi	3/1.5 (+1)	1,265 (-2%)	3mo	$175,000	$138	65
837 W 9th St	0.49mi	3/1.0 (+1)	1,260 (-2%)	5mo	$172,000	$137	65
1020 N Arthur St	0.41mi	3/1.0 (+1)	1,223 (-5%)	4mo	$165,000	$135	64
1104 W Hollywood Dr	0.62mi	3/2.0 (+1)	1,296 (+1%)	3mo	$184,900	$143	58
320 E 6th St	0.45mi	2/2.0	1,435 (+12%)	1mo	$117,000	$82	55
218 E 10th St	0.51mi	2/1.0	1,458 (+13%)	2mo	$108,000	$74	53
519 E 8th St	0.63mi	2/1.0	1,125 (-12%)	0mo	$140,500	$125	50
839 W 7th St	0.44mi	2/1.0	1,104 (-14%)	8mo	$176,300	$160	50
1216 N Cherry St	0.72mi	3/1.5 (+1)	1,464 (+14%)	4mo	$280,000	$191	34

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: 12.5%
• Equity multiple: 1.50×
• Total profit: $10,886
• Equity at exit: $11,630

10-year hold

• IRR: 21.4%
• Equity multiple: 2.82×
• Total profit: $39,800
• Equity at exit: $6,744

Cash invested: $21,840 (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 46173

• Home prices YoY: -14.3%
• Active inventory: 65
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,135 medium
• Mortgage (P&I): −$409
• Tax from tax record: −$86 /mo · $1,028/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $369

Break-even live

Break-even rent $667

Max offer price $78,000

Occupancy floor 62%

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $78,000 Active 356 DOM
2. 2026-06-17
   days on market $78,000 Active 355 DOM
3. 2026-06-16
   days on market $78,000 Active 354 DOM
4. 2026-06-15
   days on market $78,000 Active 353 DOM
5. 2026-06-13
   days on market $78,000 Active 351 DOM
6. 2026-06-13
   days on market $78,000 Active 350 DOM
7. 2026-06-09
   days on market $78,000 Active 347 DOM
8. 2026-06-08
   days on market $78,000 Active 346 DOM
9. 2026-06-07
   days on market $78,000 Active 345 DOM
10. 2026-06-05
    days on market $78,000 Active 342 DOM
11. 2026-06-03
    days on market $78,000 Active 341 DOM
12. 2026-06-02
    days on market $78,000 Active 340 DOM
13. 2026-06-01
    days on market $78,000 Active 339 DOM
14. 2026-05-31
    days on market $78,000 Active 338 DOM
15. 2026-05-06
    price $78,000 300-char remark

    Show marketing remark (300 chars)

    Bring your vision and a paint brush! Built in 1910, this one-story 2-bedroom 1 bath home is a charming reminder of simpler times, awaiting you to bring it into the future. Seated upon a generous sized lot, offering a fantastic canvas for your outdoor dreams to blossom. Call today to schedule a tour.

16. 2025-06-27
    listed $80,000 Active 300-char remark

    Show marketing remark (300 chars)

    Bring your vision and a paint brush! Built in 1910, this one-story 2-bedroom 1 bath home is a charming reminder of simpler times, awaiting you to bring it into the future. Seated upon a generous sized lot, offering a fantastic canvas for your outdoor dreams to blossom. Call today to schedule a tour.

ⓘ 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: $1,028 · $86/mo
• Projected year-2 tax: $1,028 · $86/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 ≥100°F today · 19 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: $13,617
• − Mortgage interest: −$4,369
• − Property taxes: −$1,028
• − Insurance: −$390
• − Repairs & maintenance: −$1,089
• − Management: −$1,089
• − Depreciation: −$2,269
• Taxable income: $3,382
• Est. tax owed @ 24.0%: −$812
• After-tax cash flow: $3,619/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: Rush County Schools
• NCES district ID: 1809750
• Math proficiency: 38% ▼ -14.00%
• Reading proficiency: 41% ▼ -14.00%
• Median HH income: $46,237
• Composite: 33.72/100
• National rank: #5377
• State rank: #147 of 301 in IN

Livability — Rushville

• Score: 69/100
• State rank: #184
• US rank: #8476

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rushville, IN
• Population (ZIP): 10,544

Population outlook (Rush County) Hauer SSP2

• Today (2025): 15,654 people
• By 2030: 15,036 · -3.9%
• By 2040: 13,674 · -12.6%
• By 2050: 12,239 · -21.8%
• By 2075: 9,466 · -39.5%
• By 2100: 7,104 · -54.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Two or more races 2% Black 1%
• Common ancestry: Slovak 1% Iranian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 2%

Political lean MEDSL · Rush

• 2024 margin: Solid R (+54.0) · D 21.9% · R 75.9% · Other 2.2%
• 2008→2024 swing: -40.4pp toward R · 2008: -13.7pp · 2024: -54.0pp
• All cycles: 2024: R+54.0 2020: R+54.0 2016: R+52.2 2012: R+34.3 2008: R+13.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -40.42%
• Current HPI: 242.9265
• 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

-2.5% since first listed

2 events — show timeline

• 2026-05-06 Price Changed $78,000 MIBOR as Distributed by MLS Grid
• 2025-06-27 Listed $80,000 MIBOR as Distributed by MLS Grid

Property tax history

-6.8%/yr

Latest (2024): $1,028 · +6.2% YoY. Source: county tax records.