423 S Jackson St · Oakland City, IN 47660

$68,000

1 bd · 1.0 ba · 826 sqft · SingleFamily public records · 10 Days on market

Built 1900 6,098 sqft lot $82/sqft · 31% below area Est $98k · 31% under

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Why this score? — see what drove the A- 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
• Appreciation +10.0/10.0
• 1% rule +7.3/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Well-maintained 1-bedroom, 1-bath home offering approximately 826 sq ft on a 0.143-acre lot in Oakland City. Recent improvements include a brand-new roof installed last month, a fully repaired furnace with new components, and a central AC unit from 2019. Interior features hardwood floating floors, clean walls, and a functional kitchen with well-kept cabinetry. Property is connected to city water and sewer and has low annual taxes of approximately 511. Crawl space foundation, no HOA. Replacement windows for the rear of the home are already on-site and included, providing a simple improvement opportunity. Suitable for a variety of uses including rental, downsizing, or entry-level ownership. S

Key facts

• City utilities
• Move-in ready
• Recent updates

Tags

• BRAND-NEW ROOF
• RECENT UPDATES
• FUNCTIONAL LAYOUT
• CITY UTILITIES
• LOW MAINTENANCE LIVING
• MOVE-IN READY

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family site-built home; 1 story
• Construction: Vinyl siding; Wood siding
• Exterior features: Level lot; Shed(s)

Interior

• Kitchen: Dishwasher; Electric oven
• Bedrooms: 3 total rooms (includes bedrooms and living areas)
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Window treatments; Crawl space basement
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $262 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($839 rent vs $68k).

Location & tenants

• Location reads 65/100 on livability (#349 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• East Gibson School Corporation (town): math 40% / reading 35% proficiency, ranked #171 of 301 in IN (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Waldo J Wood Memorial Jhs (math 27% / reading 32%, grade F, #212 of 330 statewide, top 67%, 119 students, 60% FRL); Waldo J Wood Memorial High (math 34% / reading 44%, grade F, #221 of 369 statewide, top 63%, 212 students, 37% FRL).
• Market conditions: 24 active listings in the ZIP; 167 units permitted in Gibson County in 2024 (68 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($470 loan paydown + $7k appreciation (10.0% local appreciation)).
• Gibson County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $25k; list at $68k implies a 172% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,000

Questions for the listing agent

1. Built in 1900 — 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. 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.
5. 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.
6. 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: 1.23% ✓
• Cap rate: 10.92%
• Cash-on-cash: 16.53%
• DSCR: 1.74
• GRM: 6.8

CMA / ARV

• ARV (median comp): $98,270
• List price: $68,000
• Delta: -49.22%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
331 S Franklin St	0.38mi	2/1.0 (+1)	800 (-3%)	0mo	$137,000	$171	72
726 S Franklin St	0.33mi	2/1.0 (+1)	858 (+4%)	2mo	$123,000	$143	71
114 N Jackson St	0.30mi	2/1.0 (+1)	748 (-9%)	2mo	$125,000	$167	64
426 S Jackson St	0.03mi	1/1.0	942 (+14%)	14mo	$10,800	$11	64
226 S Mulberry St	0.27mi	1/1.0	758 (-8%)	20mo	$10,000	$13	57
126 W Harrison St	0.46mi	2/2.0 (+1)	840 (+2%)	17mo	$25,000	$30	53
634 W Division St	0.48mi	2/1.0 (+1)	880 (+6%)	14mo	$30,000	$34	50
410 W Elm St	0.34mi	1/1.0	739 (-10%)	22mo	$89,900	$122	48
531 Sherman St	0.56mi	1/1.0	904 (+9%)	19mo	$105,000	$116	42
518 N Short St	0.61mi	2/1.0 (+1)	933 (+13%)	8mo	$123,888	$133	38
118 W Cherry St	0.55mi	2/1.0 (+1)	922 (+12%)	17mo	$127,000	$138	36

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: 36.5%
• Equity multiple: 3.82×
• Total profit: $53,709
• Equity at exit: $61,260

10-year hold

• IRR: 31.4%
• Equity multiple: 8.61×
• Total profit: $144,968
• Equity at exit: $132,109

Cash invested: $19,040 (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 47660

• Home prices YoY: 7.7%
• Active inventory: 24
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $839 medium
• Mortgage (P&I): −$357
• Tax from tax record: −$16 /mo · $188/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$176
• Net cashflow: $262

Break-even live

Break-even rent $507

Max offer price $68,000

Occupancy floor 64%

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $68,000 Active 10 DOM
2. 2026-06-17
   days on market $68,000 Active 9 DOM
3. 2026-06-16
   days on market $68,000 Active 8 DOM
4. 2026-06-15
   days on market $68,000 Active 7 DOM
5. 2026-06-13
   days on market $68,000 Active 5 DOM
6. 2026-06-12
   days on market $68,000 Active 4 DOM
7. 2026-06-09
   pricestatusdays on marketlisting id $68,000 Active 1 DOM
8. 2026-05-18
   price $44,900 821-char remark
9. 2026-05-12
   price $49,900 821-char remark
10. 2026-05-05
    price $59,900 821-char remark
11. 2026-05-02
    listed $65,000 Active 821-char remark
12. 2024-01-03
    soldstatus $25,000
13. 2022-08-22
    soldstatus $15,000
14. 2015-07-31
    soldstatus $15,000

ⓘ 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: $188 · $16/mo
• Projected year-2 tax: $383 · $32/mo
• Expected delta: +$195/yr (+$16/mo · 104.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,069
• − Mortgage interest: −$3,809
• − Property taxes: −$188
• − Insurance: −$340
• − Repairs & maintenance: −$805
• − Management: −$805
• − Depreciation: −$1,978
• Taxable income: $2,143
• Est. tax owed @ 24.0%: −$514
• After-tax cash flow: $2,633/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: East Gibson School Corporation
• NCES district ID: 1802940
• Math proficiency: 40% ▼ -5.00%
• Reading proficiency: 35% ▼ -6.00%
• Median HH income: $42,426
• Composite: 31.73/100
• National rank: #5908
• State rank: #171 of 301 in IN

Livability — Oakland City

• Score: 65/100
• State rank: #349
• US rank: #13364

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oakland City, IN
• Population (ZIP): 4,819

Population outlook (Gibson County) Hauer SSP2

• Today (2025): 33,671 people
• By 2030: 33,409 · -0.8%
• By 2040: 32,364 · -3.9%
• By 2050: 30,453 · -9.6%
• By 2075: 24,610 · -26.9%
• By 2100: 16,217 · -51.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 2% Black 2%
• Common ancestry: Lithuanian 2% Serbian 2% Scottish 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Gibson

• 2024 margin: Solid R (+51.4) · D 23.4% · R 74.8% · Other 1.8%
• 2008→2024 swing: -38.2pp toward R · 2008: -13.2pp · 2024: -51.4pp
• All cycles: 2024: R+51.4 2020: R+48.2 2016: R+47.6 2012: R+31.0 2008: R+13.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 16.71%
• Current HPI: 234.1104
• 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

+353.3% since first listed

8 events — show timeline

• 2026-06-09 Listed $68,000 IRMLS
• 2026-05-18 Price Changed $44,900 IRMLS
• 2026-05-12 Price Changed $49,900 IRMLS
• 2026-05-05 Price Changed $59,900 IRMLS
• 2026-05-02 Listed $65,000 IRMLS
• 2024-01-03 Sold (Public Records) $25,000 Public Records
• 2022-08-22 Sold (Public Records) $15,000 Public Records
• 2015-07-31 Sold (Public Records) $15,000 Public Records

Property tax history

-13.2%/yr

Latest (2024): $188 · -2.8% YoY. Source: county tax records.