6751 E Bayou Rd · Darlington, IN 47940

$199,900

3 bd · 2.5 ba · 1,858 sqft · SingleFamily public records · 245 Days on market

Built 1998 1.24 ac lot Est $152k · 31% over

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• Cash flow +7.1/30.0
• Schools +4.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0
• 1% rule +1.1/10.0
• ARV discount +0.0/15.0

Listing remarks

RANCH STYLE HOME ON 1.2 ACRES 1800+ SQUARE FEET. FIVE BEDROOMS AND 2.5 BATHS. NEW ITEMS INCLUDE PAINT, FLOORING, REAR DECK, LIGHTING AND A FEW WINDOWS. PROPERTY HAS CROWN MOLDING AND DECORATIVE CHAIR RAIL IN SEVERAL OF THE ROOMS. TWO OF THE FIVE BEDROOMS HAVE DUAL CLOSETS. LIVING ROOM AND EAT-IN KITCHEN HAVE OPEN CONCEPT. KITCHEN INTERIOR OPEN WINDOW ALSO LOOKS OUT INTO FAMILY ROOM. PLENTY OF ROOM TO ADD GARAGE, GARDEN , CHICKEN COOP OR POLE BARN. Seller Will Provide Home Warranty!

Key facts

• 1.2 acres
• Ranch style home
• 1.24 acre lot

Tags

• RANCH STYLE HOME
• 1.2 ACRES
• NEW ITEMS INCLUDE PAINT
• NEW ITEMS INCLUDE FLOORING
• NEW ITEMS INCLUDE REAR DECK
• NEW ITEMS INCLUDE LIGHTING

Property features AI

Exterior

• Utilities: Private water; Septic system
• Home design: Single-family residence; One-story
• Construction: Vinyl siding; Block and slab foundation
• Exterior features: Approximately 1.24 acres

Interior

• Kitchen: Eat-in kitchen (26x11)
• Bedrooms: Five bedrooms (all on the main level)
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Cathedral ceilings; Eat-in kitchen; Painted woodwork
• Laundry & utility: Main-level laundry (6x8)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-285 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $150k (25.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $123k (38.7% below list).
• Recommended offer: $123k (38.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#457 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: amenities F, commute F, health & safety F.
• North Montgomery Community School Corporation (rural): math 47% / reading 53% proficiency, ranked #50 of 301 in IN (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Sugar Creek Elementary School (math 62% / reading 57%, grade B-, #128 of 994 statewide, top 15%, 269 students, 40% FRL); North Montgomery Middle School (math 47% / reading 48%, grade C-, #62 of 330 statewide, top 19%, 419 students, 38% FRL); North Montgomery High School (math 32% / reading 62%, grade D-, #143 of 369 statewide, top 44%, 516 students, 34% FRL).
• Market conditions: 11 active listings in the ZIP; 52 units permitted in Montgomery County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Montgomery County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 245 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y ago 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.

Recommended offer $122,629 (38.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 245 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
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. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.61% ✗
• Cap rate: 4.58%
• Cash-on-cash: -6.10%
• DSCR: 0.73
• GRM: 13.6

CMA / ARV

• ARV (on-the-fly): $152,356
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
305 Pike St	0.47mi	3/2.0	1,944 (+5%)	9mo	$195,000	$100	60
112 Mill St	0.24mi	3/2.0	1,656 (-11%)	18mo	$87,500	$53	53
302 Adams St	0.33mi	2/1.0 (-1)	1,828 (-2%)	23mo	$150,000	$82	51

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: 19.9%
• Equity multiple: 2.62×
• Total profit: $90,679
• Equity at exit: $180,086

10-year hold

• IRR: 18.3%
• Equity multiple: 6.02×
• Total profit: $281,174
• Equity at exit: $388,362

Cash invested: $55,972 (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 47940

• Home prices YoY: 18.6%
• Active inventory: 11
• Price-to-rent: 13.6×

Monthly cashflow live

• Estimated rent: $1,226 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$122 /mo · $1,462/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $-285

Break-even live

Break-even rent $1,587

Max offer price $149,610

Occupancy floor —

Sensitivity live

Price	-10% $-172	-5% $-228	+0% $-285	+5% $-341	+10% $-398
Rent	-10% $-382	-5% $-333	+0% $-285	+5% $-236	+10% $-188
Rate	-1.0pp $-184	-0.5pp $-234	base $-285	+0.5pp $-336	+1.0pp $-389

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-12
   status Pending
2. 2026-02-23
   status Active
3. 2026-02-02
   status Pending
4. 2025-11-20
   status Active
5. 2025-11-11
   status Pending
6. 2025-09-26
   price $199,900
7. 2025-08-09
   listed $209,900 Active
8. 2015-01-01
   historical
9. 2013-11-12
   listed $74,900
10. 2013-11-12
    listed $74,900 Active

ⓘ 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: $1,462 · $122/mo
• Projected year-2 tax: $1,581 · $132/mo
• Expected delta: +$118/yr (+$10/mo · 8.1%)

ⓘ 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 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: $14,715
• − Mortgage interest: −$11,198
• − Property taxes: −$1,462
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,177
• − Management: −$1,177
• − Depreciation: −$5,815
• Taxable loss: −$7,114
• Est. tax savings @ 24.0%: +$1,707
• After-tax cash flow: $-1,709/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: North Montgomery Community School Corporation
• NCES district ID: 1807900
• Math proficiency: 47% ▼ -1.00%
• Reading proficiency: 53% ▲ 3.00%
• Median HH income: $53,844
• Composite: 43.14/100
• National rank: #3076
• State rank: #50 of 301 in IN

Livability — Darlington

• Score: 62/100
• State rank: #457
• US rank: #16196

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,490

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 37,893 people
• By 2030: 37,539 · -0.9%
• By 2040: 36,536 · -3.6%
• By 2050: 34,454 · -9.1%
• By 2075: 28,852 · -23.9%
• By 2100: 21,145 · -44.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 13% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3%
• Common ancestry: Iranian 8% Slovak 4% Serbian 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Chinese 1%

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+48.2) · D 24.9% · R 73.2% · Other 1.9%
• 2008→2024 swing: -28.3pp toward R · 2008: -19.9pp · 2024: -48.2pp
• All cycles: 2024: R+48.2 2020: R+49.1 2016: R+50.9 2012: R+38.5 2008: R+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 36.07%
• Current HPI: 230.088
• 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

+166.9% since first listed

10 events — show timeline

• 2026-05-12 Pending — MIBOR as Distributed by MLS Grid
• 2026-02-23 Relisted — MIBOR as Distributed by MLS Grid
• 2026-02-02 Pending — MIBOR as Distributed by MLS Grid
• 2025-11-20 Relisted — MIBOR as Distributed by MLS Grid
• 2025-11-11 Pending — MIBOR as Distributed by MLS Grid
• 2025-09-26 Price Changed $199,900 MIBOR as Distributed by MLS Grid
• 2025-08-09 Listed $209,900 MIBOR as Distributed by MLS Grid
• 2015-01-01 Listing Removed — MIBOR as Distributed by MLS Grid
• 2013-11-12 Listed $74,900 MIBOR as Distributed by MLS Grid
• 2013-11-12 Listed $74,900 IRMLS

Property tax history

+0.4%/yr

Latest (2025): $1,462 · +0.2% YoY. Source: county tax records.