5694 E US Highway 36 · Mooreland, IN 47360

$149,000

2 bd · 1.0 ba · 1,727 sqft · SingleFamily public records · 112 Days on market

Built 1900 0.62 ac lot $86/sqft · 56% below area

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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 +10.2/30.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• Livability +3.0/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• 1% rule +2.0/10.0

Listing remarks MLS

5 Bedroom home located in the Blue River School district. New roof, front porch, flooring, fresh paint, and many other updates make this house move in ready. Ample parking and spacious yard.

Key facts

• Spacious yard
• Front porch
• New roof

Tags

• BLUE RIVER SCHOOL DISTRICT
• NEW ROOF
• FRONT PORCH
• SPACIOUS YARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $-85 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $134k (10.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $105k (29.6% below list).
• Recommended offer: $105k (29.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#544 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: health & safety C-, employment D+, crime D.
• Blue River Valley Schools (rural): math 22% / reading 32% proficiency, ranked #255 of 301 in IN (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 5 active listings in the ZIP; 47 units permitted in Henry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (4.2% local appreciation)).
• Henry County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 16y ago; this cycle's ask has dropped $16k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $104,889 (29.6% 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 112 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — 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 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?
7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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?
9. 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.
10. 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.
11. 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: 0.70% ✗
• Cap rate: 5.61%
• Cash-on-cash: -2.44%
• DSCR: 0.89
• GRM: 11.8

CMA / ARV

• ARV (median comp): $379,950
• List price: $149,000
• Delta: -60.78%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

4.22% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.7%
• Equity multiple: 1.54×
• Total profit: $22,328
• Equity at exit: $77,451

10-year hold

• IRR: 10.7%
• Equity multiple: 2.81×
• Total profit: $75,480
• Equity at exit: $128,221

Cash invested: $41,720 (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 47360

• Home prices YoY: 1.9%
• Active inventory: 5
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,049 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$70 /mo · $838/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $-85

Break-even live

Break-even rent $1,156

Max offer price $134,043

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-05-07
   status Pending 192-char remark

   Show marketing remark (190 chars)

   5 Bedroom home located in the Blue River School district. New roof, front porch, flooring, fresh paint, and many other updates make this house move in ready. Ample parking and spacious yard.

2. 2026-05-07
   status Pending 190-char remark

   Show marketing remark (190 chars)

   5 Bedroom home located in the Blue River School district. New roof, front porch, flooring, fresh paint, and many other updates make this house move in ready. Ample parking and spacious yard.

3. 2026-05-07
   status Active 190-char remark

   Show marketing remark (190 chars)

   5 Bedroom home located in the Blue River School district. New roof, front porch, flooring, fresh paint, and many other updates make this house move in ready. Ample parking and spacious yard.

4. 2026-05-07
   historical 190-char remark

   Show marketing remark (190 chars)

   5 Bedroom home located in the Blue River School district. New roof, front porch, flooring, fresh paint, and many other updates make this house move in ready. Ample parking and spacious yard.

5. 2026-04-20
   price $149,000 190-char remark

   Show marketing remark (192 chars)

   5 Bedroom home located in the Blue River School district. New roof, front porch, flooring, fresh paint, and many other updates make this house move in ready. Ample parking and spacious yard.

6. 2026-04-20
   price $149,000 192-char remark

   Show marketing remark (192 chars)

   5 Bedroom home located in the Blue River School district. New roof, front porch, flooring, fresh paint, and many other updates make this house move in ready. Ample parking and spacious yard.

7. 2026-04-07
   price $158,900 192-char remark

   Show marketing remark (190 chars)

   5 Bedroom home located in the Blue River School district. New roof, front porch, flooring, fresh paint, and many other updates make this house move in ready. Ample parking and spacious yard.

8. 2026-04-07
   price $158,900 190-char remark

   Show marketing remark (190 chars)

   5 Bedroom home located in the Blue River School district. New roof, front porch, flooring, fresh paint, and many other updates make this house move in ready. Ample parking and spacious yard.

9. 2026-03-13
   price $159,900 190-char remark

   Show marketing remark (192 chars)

   5 Bedroom home located in the Blue River School district. New roof, front porch, flooring, fresh paint, and many other updates make this house move in ready. Ample parking and spacious yard.

10. 2026-03-13
    status Active 190-char remark

    Show marketing remark (192 chars)

    5 Bedroom home located in the Blue River School district. New roof, front porch, flooring, fresh paint, and many other updates make this house move in ready. Ample parking and spacious yard.

11. 2026-03-13
    price $159,900

    Show marketing remark (192 chars)

    5 Bedroom home located in the Blue River School district. New roof, front porch, flooring, fresh paint, and many other updates make this house move in ready. Ample parking and spacious yard.

12. 2026-03-13
    price $159,900 192-char remark

    Show marketing remark (192 chars)

    5 Bedroom home located in the Blue River School district. New roof, front porch, flooring, fresh paint, and many other updates make this house move in ready. Ample parking and spacious yard.

13. 2026-03-13
    status Active 192-char remark

    Show marketing remark (192 chars)

    5 Bedroom home located in the Blue River School district. New roof, front porch, flooring, fresh paint, and many other updates make this house move in ready. Ample parking and spacious yard.

14. 2026-02-17
    price $162,500 192-char remark

    Show marketing remark (190 chars)

    5 Bedroom home located in the Blue River School district. New roof, front porch, flooring, fresh paint, and many other updates make this house move in ready. Ample parking and spacious yard.

15. 2026-02-17
    price $162,500 190-char remark

    Show marketing remark (190 chars)

    5 Bedroom home located in the Blue River School district. New roof, front porch, flooring, fresh paint, and many other updates make this house move in ready. Ample parking and spacious yard.

16. 2026-01-09
    listed $165,000 Active 190-char remark

    Show marketing remark (192 chars)

    5 Bedroom home located in the Blue River School district. New roof, front porch, flooring, fresh paint, and many other updates make this house move in ready. Ample parking and spacious yard.

17. 2026-01-09
    listed $165,000 Active 192-char remark

    Show marketing remark (192 chars)

    5 Bedroom home located in the Blue River School district. New roof, front porch, flooring, fresh paint, and many other updates make this house move in ready. Ample parking and spacious yard.

18. 2025-12-30
    historical
19. 2025-11-11
    price $169,900
20. 2025-11-11
    price $169,900
21. 2025-11-04
    price $174,900
22. 2025-11-04
    price $174,900
23. 2025-10-28
    price $177,500
24. 2025-10-28
    price $177,500
25. 2025-09-30
    listed $179,900 Active
26. 2025-09-30
    listed $179,900 Active
27. 2013-01-21
    historical
28. 2012-12-27
    listed $59,900
29. 2011-03-31
    historical
30. 2010-12-30
    listed $47,900

ⓘ 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: $838 · $70/mo
• Projected year-2 tax: $1,052 · $88/mo
• Expected delta: +$214/yr (+$18/mo · 25.6%)

ⓘ 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 3/10 Moderate 7 d/yr ≥99°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $12,587
• − Mortgage interest: −$8,346
• − Property taxes: −$838
• − Insurance: −$745
• − Repairs & maintenance: −$1,007
• − Management: −$1,007
• − Depreciation: −$4,335
• Taxable loss: −$3,691
• Est. tax savings @ 24.0%: +$886
• After-tax cash flow: $-130/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: Blue River Valley Schools
• NCES district ID: 1800660
• Math proficiency: 22% ▼ -14.00%
• Reading proficiency: 32% ▼ -11.00%
• Median HH income: $51,634
• Composite: 23.84/100
• National rank: #7803
• State rank: #255 of 301 in IN

Livability — Mooreland

• Score: 60/100
• State rank: #544
• US rank: #19474

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,480

Population outlook (Henry County) Hauer SSP2

• Today (2025): 48,028 people
• By 2030: 47,125 · -1.9%
• By 2040: 44,820 · -6.7%
• By 2050: 42,207 · -12.1%
• By 2075: 35,814 · -25.4%
• By 2100: 26,779 · -44.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Slovak 3% French 1% Portuguese 1%
• Languages at home: 96% English-only · German/W. Germanic 4%

Political lean MEDSL · Henry

• 2024 margin: Solid R (+47.7) · D 25.3% · R 73.0% · Other 1.7%
• 2008→2024 swing: -43.8pp toward R · 2008: -3.9pp · 2024: -47.7pp
• All cycles: 2024: R+47.7 2020: R+45.2 2016: R+43.7 2012: R+17.0 2008: R+3.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.22%
• Current HPI: 225.7888
• 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

+211.1% since first listed

30 events — show timeline

• 2026-05-07 Pending — MIBOR as Distributed by MLS Grid
• 2026-05-07 Pending — IRMLS
• 2026-05-07 Relisted — IRMLS
• 2026-05-07 Delisted — IRMLS
• 2026-04-20 Price Changed $149,000 IRMLS
• 2026-04-20 Price Changed $149,000 MIBOR as Distributed by MLS Grid
• 2026-04-07 Price Changed $158,900 MIBOR as Distributed by MLS Grid
• 2026-04-07 Price Changed $158,900 IRMLS
• 2026-03-13 Price Changed $159,900 IRMLS
• 2026-03-13 Relisted — IRMLS
• 2026-03-13 Price Changed $159,900 IRMLS
• 2026-03-13 Price Changed $159,900 MIBOR as Distributed by MLS Grid
• 2026-03-13 Relisted — MIBOR as Distributed by MLS Grid
• 2026-02-17 Price Changed $162,500 MIBOR as Distributed by MLS Grid
• 2026-02-17 Price Changed $162,500 IRMLS
• 2026-01-09 Listed $165,000 IRMLS
• 2026-01-09 Listed $165,000 MIBOR as Distributed by MLS Grid
• 2025-12-30 Listing Removed — MIBOR as Distributed by MLS Grid
• 2025-11-11 Price Changed $169,900 IRMLS
• 2025-11-11 Price Changed $169,900 MIBOR as Distributed by MLS Grid
• 2025-11-04 Price Changed $174,900 MIBOR as Distributed by MLS Grid
• 2025-11-04 Price Changed $174,900 IRMLS
• 2025-10-28 Price Changed $177,500 IRMLS
• 2025-10-28 Price Changed $177,500 MIBOR as Distributed by MLS Grid
• 2025-09-30 Listed $179,900 IRMLS
• 2025-09-30 Listed $179,900 MIBOR as Distributed by MLS Grid
• 2013-01-21 Listing Removed — MIBOR as Distributed by MLS Grid
• 2012-12-27 Listed $59,900 MIBOR as Distributed by MLS Grid
• 2011-03-31 Listing Removed — MIBOR as Distributed by MLS Grid
• 2010-12-30 Listed $47,900 MIBOR as Distributed by MLS Grid

Property tax history

-3.9%/yr

Latest (2024): $838 · +15.2% YoY. Source: county tax records.