1011 N Missouri St · Remington, IN 47977

$299,000

3 bd · 2.0 ba · 2,000 sqft · SingleFamily public records · 33 Days on market

Built 1950 0.59 ac lot Est $282k · 6% over

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Why this score? — see what drove the D+ 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 +19.9/30.0
• DSCR +6.3/10.0
• ARV discount +4.8/15.0
• 1% rule +4.1/10.0
• Schools +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.7/10.0

Listing remarks MLS

Spacious ranch home with a fantastic back yard with a pool and nice deck over looking the creek at the back of this property. Great home for a family of any size and location is very nice. A nice privacy fence. Three bedrooms and two bathrooms. Has separate living and family rooms that are both great size. A formal dinning room and large kitchen area. Located towards the end of a cul-de-sac with very light traffic.

Key facts

• Town park
• Splash pad
• Carpenter creek

Tags

• CUL-DE-SAC
• TOWN PARK
• SPLASH PAD
• WALKING TRAILS
• CARPENTER CREEK
• SECLUDED BACKYARD

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family site-built home; Single story
• Construction: Vinyl siding; Concrete perimeter and block foundation
• Exterior features: Rolling slope lot; Shed(s) on the property

Interior

• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central air conditioning; Natural gas forced-air heating
• Interior features: Crawl space basement; 7 total rooms
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $364 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $272k (8.9% below list).
• Recommended offer: $272k (8.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#223 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Tri-County School Corporation (rural): math 36% / reading 42% proficiency, ranked #146 of 301 in IN (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Tri-County Primary School (209 students, 35% FRL); Tri-County Jr/Sr High School (math 32% / reading 57%, grade F, #169 of 369 statewide, top 51%, 329 students, 40% FRL).
• Market conditions: 9 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 93 units permitted in Jasper County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Jasper County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $26k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $150k; list at $299k implies a 99% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $272,361 (8.9% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.91% ✗
• Cap rate: 7.75%
• Cash-on-cash: 5.21%
• DSCR: 1.23
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $282,000
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16065 West St	0.55mi	3/2.0	1,980 (-1%)	2mo	$279,000	$141	72
608 N Main St	0.32mi	3/2.0	1,965 (-2%)	14mo	$265,500	$135	70
21 W Bruel St	0.34mi	3/2.0	1,804 (-10%)	5mo	$260,000	$144	64
305 N Illinois St	0.70mi	4/1.0 (+1)	1,922 (-4%)	8mo	$175,000	$91	45

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: -8.3%
• Equity multiple: 0.70×
• Total profit: $-25,419
• Equity at exit: $44,582

10-year hold

• IRR: 1.2%
• Equity multiple: 1.09×
• Total profit: $7,162
• Equity at exit: $25,852

Cash invested: $83,720 (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 47977

• Home prices YoY: -3.1%
• Active inventory: 9
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,724 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$95 /mo · $1,145/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$572
• Net cashflow: $364

Break-even live

Break-even rent $2,263

Max offer price $299,000

Occupancy floor 82%

Sensitivity live

Price	-10% $533	-5% $448	+0% $364	+5% $279	+10% $194
Rent	-10% $148	-5% $256	+0% $364	+5% $471	+10% $579
Rate	-1.0pp $514	-0.5pp $440	base $364	+0.5pp $286	+1.0pp $207

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 W Short St Remington, IN	3.0	2.5	2005	$2,500	$1.25	15d	1	0.16mi
301 W Short St Remington, IN	3.0	2.5	2015	$2,950	$1.46	15d	1	0.16mi

Listing history 21 events

1. 2026-06-21
   days on market $299,000 Active 33 DOM
2. 2026-06-19
   days on market $299,000 Active 31 DOM
3. 2026-06-18
   days on market $299,000 Active 30 DOM
4. 2026-06-17
   days on market $299,000 Active 29 DOM
5. 2026-06-16
   days on market $299,000 Active 28 DOM
6. 2026-06-15
   days on market $299,000 Active 27 DOM
7. 2026-06-14
   days on market $299,000 Active 25 DOM
8. 2026-06-13
   pricedays on market $299,000 Active 24 DOM
9. 2026-06-10
   days on market $309,900 Active 22 DOM
10. 2026-06-09
    days on market $309,900 Active 21 DOM
11. 2026-06-08
    days on market $309,900 Active 20 DOM
12. 2026-06-07
    days on market $309,900 Active 19 DOM
13. 2026-06-03
    days on market $309,900 Active 15 DOM
14. 2026-06-03
    price $309,900 Active 14 DOM
15. 2026-06-02
    days on market $324,900 Active 14 DOM
16. 2026-06-01
    days on market $324,900 Active 13 DOM
17. 2026-05-31
    days on market $324,900 Active 12 DOM
18. 2026-05-30
    days on market $324,900 Active 11 DOM
19. 2026-05-18
    listed $324,900 Active
20. 2018-09-14
    soldstatus $150,000 418-char remark

    Show marketing remark (418 chars)

    Spacious ranch home with a fantastic back yard with a pool and nice deck over looking the creek at the back of this property. Great home for a family of any size and location is very nice. A nice privacy fence. Three bedrooms and two bathrooms. Has separate living and family rooms that are both great size. A formal dinning room and large kitchen area. Located towards the end of a cul-de-sac with very light traffic.

21. 2018-07-27
    listed $159,900 418-char remark

    Show marketing remark (418 chars)

    Spacious ranch home with a fantastic back yard with a pool and nice deck over looking the creek at the back of this property. Great home for a family of any size and location is very nice. A nice privacy fence. Three bedrooms and two bathrooms. Has separate living and family rooms that are both great size. A formal dinning room and large kitchen area. Located towards the end of a cul-de-sac with very light traffic.

ⓘ 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: $1,145 · $95/mo
• Projected year-2 tax: $1,843 · $154/mo
• Expected delta: +$698/yr (+$58/mo · 61.0%)

ⓘ 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 ≥102°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,683
• − Mortgage interest: −$16,749
• − Property taxes: −$1,145
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,615
• − Management: −$2,615
• − Depreciation: −$8,698
• Taxable loss: −$633
• Est. tax savings @ 24.0%: +$152
• After-tax cash flow: $4,516/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: Tri-County School Corporation
• NCES district ID: 1811430
• Math proficiency: 36% ▼ -17.00%
• Reading proficiency: 42% ▼ -16.00%
• Median HH income: $52,924
• Composite: 33.93/100
• National rank: #5336
• State rank: #146 of 301 in IN

Livability — Remington

• Score: 68/100
• State rank: #223
• US rank: #9734

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Remington, IN
• City population: 2,606
• Population (ZIP): 2,606

Population outlook (Jasper County) Hauer SSP2

• Today (2025): 33,185 people
• By 2030: 32,635 · -1.7%
• By 2040: 31,232 · -5.9%
• By 2050: 29,630 · -10.7%
• By 2075: 25,938 · -21.8%
• By 2100: 21,635 · -34.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Lithuanian 7% Italian 3% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Jasper

• 2024 margin: Solid R (+54.3) · D 22.1% · R 76.4% · Other 1.6%
• 2008→2024 swing: -33.9pp toward R · 2008: -20.4pp · 2024: -54.3pp
• All cycles: 2024: R+54.3 2020: R+49.0 2016: R+45.4 2012: R+25.5 2008: R+20.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -6.58%
• Current HPI: 206.4813
• 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

+87.0% since first listed

5 events — show timeline

• 2026-06-10 Price Changed $299,000 IRMLS
• 2026-06-02 Price Changed $309,900 IRMLS
• 2026-05-18 Listed $324,900 IRMLS
• 2018-09-14 Sold (MLS) $150,000 IRMLS
• 2018-07-27 Listed $159,900 IRMLS

Property tax history

+9.9%/yr

Latest (2025): $1,145 · +1.0% YoY. Source: county tax records.