179 Durkees Ferry Road Rd · Tecumseh, IN 47885

$140,000

2 bd · 1.0 ba · 2,400 sqft · SingleFamily public records · 67 Days on market

Built 1914 0.69 ac lot $58/sqft · 57% below area

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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).

• Cash flow +8.9/30.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Unlock the potential in this 3-bedroom 1 bath home! Perfect for investors, renovators, or buyers looking to create their dream space. New Flooring and paint. Bathroom has been completely remolded. With solid bones and a functional layout, this property is ready for your personal touch. Conveniently located near shopping, dining, and major routes. Don't miss this chance to add value and make it your own! Call your Realtor today!

Key facts

• Near dining
• Major routes
• New flooring

Tags

• NEW FLOORING
• COMPLETELY REMOLDED
• FUNCTIONAL LAYOUT
• NEAR DINING
• MAJOR ROUTES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-114 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $120k (14.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $93k (33.7% below list).
• Recommended offer: $93k (33.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#183 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools D+, amenities F, commute F.
• Vigo County School Corporation (urban): math 32% / reading 37% proficiency, ranked #202 of 301 in IN (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 44 active listings in the ZIP; 60 units permitted in Vigo County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Vigo County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $19k; list at $140k implies a 641% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $92,832 (33.7% 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 67 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Built in 1914 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.66% ✗
• Cap rate: 5.32%
• Cash-on-cash: -3.49%
• DSCR: 0.84
• GRM: 12.6

CMA / ARV

• ARV (median comp): $328,000
• List price: $140,000
• Delta: -57.32%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
581 W Krislynn Woods Ave	0.50mi	3/2.0 (+1)	2,380 (-1%)	2mo	$349,900	$147	65
213 W Sweetbriar Wood Ave Ave	0.49mi	3/2.5 (+1)	2,465 (+3%)	2mo	$328,000	$133	60
8678 N Whispering Woods Pl	0.58mi	3/2.5 (+1)	2,393 (-0%)	12mo	$394,900	$165	52
8675 N Suncrest Wood Pl	0.53mi	3/2.0 (+1)	2,204 (-8%)	4mo	$270,000	$123	49

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: -22.2%
• Equity multiple: 0.23×
• Total profit: $-29,998
• Equity at exit: $20,874

10-year hold

• IRR: -16.4%
• Equity multiple: 0.09×
• Total profit: $-35,704
• Equity at exit: $12,105

Cash invested: $39,200 (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 47885

• Home prices YoY: -21.7%
• Active inventory: 44
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $928 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$55 /mo · $657/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $-114

Break-even live

Break-even rent $1,072

Max offer price $119,885

Occupancy floor —

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $140,000 Active 67 DOM
2. 2026-06-18
   days on market $140,000 Active 66 DOM
3. 2026-06-17
   days on market $140,000 Active 65 DOM
4. 2026-06-16
   days on market $140,000 Active 64 DOM
5. 2026-06-15
   days on market $140,000 Active 63 DOM
6. 2026-06-14
   days on market $140,000 Active 61 DOM
7. 2026-06-13
   days on market $140,000 Active 60 DOM
8. 2026-06-10
   days on market $140,000 Active 58 DOM
9. 2026-06-09
   days on market $140,000 Active 57 DOM
10. 2026-06-08
    days on market $140,000 Active 56 DOM
11. 2026-06-07
    days on market $140,000 Active 55 DOM
12. 2026-06-05
    days on market $140,000 Active 52 DOM
13. 2026-06-02
    days on market $140,000 Active 50 DOM
14. 2026-06-01
    days on market $140,000 Active 49 DOM
15. 2026-05-31
    days on market $140,000 Active 48 DOM
16. 2026-05-30
    days on market $140,000 Active 47 DOM
17. 2026-04-13
    listed $159,900 Active 431-char remark

    Show marketing remark (431 chars)

    Unlock the potential in this 3-bedroom 1 bath home! Perfect for investors, renovators, or buyers looking to create their dream space. New Flooring and paint. Bathroom has been completely remolded. With solid bones and a functional layout, this property is ready for your personal touch. Conveniently located near shopping, dining, and major routes. Don't miss this chance to add value and make it your own! Call your Realtor today!

18. 2025-03-17
    soldstatus $18,900 Closed 332-char remark

    Show marketing remark (332 chars)

    Charming home with original features and modern updates! This home boasts hardwood floors throughout, and a spacious kitchen with marble or porcelain countertops. Enjoy the convenience of a mud basement and a large concrete pad perfect for outdoor entertaining. The property also features 5 portable AC units for year-round comfort.

19. 2025-02-20
    status Pending 332-char remark

    Show marketing remark (332 chars)

    Charming home with original features and modern updates! This home boasts hardwood floors throughout, and a spacious kitchen with marble or porcelain countertops. Enjoy the convenience of a mud basement and a large concrete pad perfect for outdoor entertaining. The property also features 5 portable AC units for year-round comfort.

20. 2025-02-17
    price $25,000 332-char remark

    Show marketing remark (332 chars)

    Charming home with original features and modern updates! This home boasts hardwood floors throughout, and a spacious kitchen with marble or porcelain countertops. Enjoy the convenience of a mud basement and a large concrete pad perfect for outdoor entertaining. The property also features 5 portable AC units for year-round comfort.

21. 2025-01-22
    price $39,900 332-char remark

    Show marketing remark (332 chars)

    Charming home with original features and modern updates! This home boasts hardwood floors throughout, and a spacious kitchen with marble or porcelain countertops. Enjoy the convenience of a mud basement and a large concrete pad perfect for outdoor entertaining. The property also features 5 portable AC units for year-round comfort.

22. 2024-12-30
    listed $47,000 Active 332-char remark

    Show marketing remark (332 chars)

    Charming home with original features and modern updates! This home boasts hardwood floors throughout, and a spacious kitchen with marble or porcelain countertops. Enjoy the convenience of a mud basement and a large concrete pad perfect for outdoor entertaining. The property also features 5 portable AC units for year-round comfort.

ⓘ 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: $657 · $55/mo
• Projected year-2 tax: $923 · $77/mo
• Expected delta: +$267/yr (+$22/mo · 40.6%)

ⓘ 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 4/10 Moderate 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,140
• − Mortgage interest: −$7,842
• − Property taxes: −$657
• − Insurance: −$700
• − Repairs & maintenance: −$891
• − Management: −$891
• − Depreciation: −$4,073
• Taxable loss: −$3,914
• Est. tax savings @ 24.0%: +$939
• After-tax cash flow: $-427/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: Vigo County School Corporation
• NCES district ID: 1812090
• Math proficiency: 32% ▼ -10.00%
• Reading proficiency: 37% ▼ -8.00%
• Median HH income: $40,100
• Composite: 28.97/100
• National rank: #6625
• State rank: #202 of 301 in IN

Livability — Tecumseh

• Score: 69/100
• State rank: #183
• US rank: #8449

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tecumseh, IN
• Population (ZIP): 9,287

Population outlook (Vigo County) Hauer SSP2

• Today (2025): 106,366 people
• By 2030: 105,674 · -0.7%
• By 2040: 103,731 · -2.5%
• By 2050: 101,200 · -4.9%
• By 2075: 95,674 · -10.1%
• By 2100: 85,910 · -19.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Black 2%
• Common ancestry: Romanian 3% Lithuanian 3% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Vigo

• 2024 margin: R (+18.1) · D 40.0% · R 58.1% · Other 2.0%
• 2008→2024 swing: -33.9pp toward R · 2008: 15.8pp · 2024: -18.1pp
• All cycles: 2024: R+18.1 2020: R+14.7 2016: R+15.2 2012: D+0.8 2008: D+15.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -52.51%
• Current HPI: 189.7491
• 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

+240.2% since first listed

6 events — show timeline

• 2026-04-13 Listed $159,900 THAAR
• 2025-03-17 Sold (MLS) $18,900 MIBOR as Distributed by MLS Grid
• 2025-02-20 Pending — MIBOR as Distributed by MLS Grid
• 2025-02-17 Price Changed $25,000 MIBOR as Distributed by MLS Grid
• 2025-01-22 Price Changed $39,900 MIBOR as Distributed by MLS Grid
• 2024-12-30 Listed $47,000 MIBOR as Distributed by MLS Grid

Property tax history

+7.7%/yr

Latest (2024): $657 · +14.5% YoY. Source: county tax records.