1310 N CR 500 W · Yorktown, IN 47304

$174,900

3 bd · 1.0 ba · 1,617 sqft · SingleFamily public records · 114 Days on market

Built 1971 2.95 ac lot $108/sqft · 16% below area Est $207k · 16% under ↓ 49% since listing

---

Why this score? — see what drove the C- 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).

• ARV discount +14.5/15.0
• Cash flow +13.4/30.0
• Rent growth +4.5/5.0
• Schools +4.3/10.0
• DSCR +4.0/10.0
• Livability +3.7/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Here is the one that you have been looking for!! Situated on nearly 3 acres in Yorktown Schools this property has tremendous upside. Your imagination can run wild with the possibilities that this property provides. The lower level is currently utilized as a garage and workshop area but parts of this could easily be finished to fit your desire. This home also features a brand new furnace that was recently installed in January of 2026. Come and take a look at this property today before it gets away.

Key facts

• 2.95 acre lot
• 2 garage spots
• Built 1971

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $3 ($31/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 $143k (18.0% below list).
• Recommended offer: $143k (18.0% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.4% in Yorktown — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 73/100 on livability (#99 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D, amenities F, commute F.
• Yorktown Community Schools (suburban): math 49% / reading 51% proficiency, ranked #48 of 301 in IN (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+8.1%/yr); 202 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 171 units permitted in Delaware County in 2024 (57 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Delaware 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 114 days — a 9% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $165k (49%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $143,436 (18.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.82% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.06%
• DSCR: 1.00
• GRM: 10.2

CMA / ARV

• ARV (median comp): $207,238
• List price: $174,900
• Delta: -15.60%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1310 N CR 500 W	0.00mi	3/2.0	1,617 (0%)	1mo	$128,000	$79	95
8505 W Butternut Rd	0.41mi	3/2.0	1,575 (-3%)	3mo	$265,000	$168	70
1308 N Buckeye Rd	0.55mi	3/1.5	1,585 (-2%)	11mo	$242,000	$153	60
8604 W Tulip Tree Dr	0.56mi	3/2.0	1,606 (-1%)	12mo	$245,500	$153	58
8608 W Tulip Tree Dr	0.57mi	3/1.5	1,566 (-3%)	19mo	$195,000	$125	50
1306 N Balsam Dr	0.43mi	3/2.0	1,832 (+13%)	4mo	$211,000	$115	50
2301 N Valley Dr	0.64mi	3/2.0	1,777 (+10%)	0mo	$270,000	$152	50
8608 W Thorn Tree Rd	0.56mi	3/2.0	1,730 (+7%)	12mo	$261,300	$151	48
8100 W Lonebeech Dr	0.53mi	4/2.0 (+1)	1,770 (+10%)	7mo	$248,000	$140	45
8905 W Tulip Tree Dr	0.74mi	3/2.0	1,451 (-10%)	2mo	$230,000	$159	43
8505 W Jackson St	0.54mi	3/1.0	1,400 (-13%)	15mo	$190,000	$136	40
8512 W Eucalyptus Ave	0.71mi	3/2.0	1,806 (+12%)	5mo	$226,000	$125	39

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -11.1%
• Equity multiple: 0.58×
• Total profit: $-20,624
• Equity at exit: $26,078

10-year hold

• IRR: 3.9%
• Equity multiple: 1.34×
• Total profit: $16,646
• Equity at exit: $15,122

Cash invested: $48,972 (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 47304

• Home prices YoY: -28.4%
• Rents YoY: 8.1%
• Active inventory: 202
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,434 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$141 /mo · $1,686/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $3

Break-even live

Break-even rent $1,431

Max offer price $174,900

Occupancy floor 95%

Sensitivity live

Price	-10% $102	-5% $52	+0% $3	+5% $-47	+10% $-96
Rent	-10% $-111	-5% $-54	+0% $3	+5% $59	+10% $116
Rate	-1.0pp $91	-0.5pp $47	base $3	+0.5pp $-43	+1.0pp $-89

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9012 W Jackson St Apt B Muncie, IN	3.0	1.5	1254	$1,350	$1.08	44d	1	0.81mi

Listing history 11 events

1. 2026-05-07
   status Pending 503-char remark

   Show marketing remark (503 chars)

   Here is the one that you have been looking for!! Situated on nearly 3 acres in Yorktown Schools this property has tremendous upside. Your imagination can run wild with the possibilities that this property provides. The lower level is currently utilized as a garage and workshop area but parts of this could easily be finished to fit your desire. This home also features a brand new furnace that was recently installed in January of 2026. Come and take a look at this property today before it gets away.

2. 2026-05-07
   historical 503-char remark

   Show marketing remark (503 chars)

   Here is the one that you have been looking for!! Situated on nearly 3 acres in Yorktown Schools this property has tremendous upside. Your imagination can run wild with the possibilities that this property provides. The lower level is currently utilized as a garage and workshop area but parts of this could easily be finished to fit your desire. This home also features a brand new furnace that was recently installed in January of 2026. Come and take a look at this property today before it gets away.

3. 2026-05-06
   status Pending 503-char remark

   Show marketing remark (503 chars)

   Here is the one that you have been looking for!! Situated on nearly 3 acres in Yorktown Schools this property has tremendous upside. Your imagination can run wild with the possibilities that this property provides. The lower level is currently utilized as a garage and workshop area but parts of this could easily be finished to fit your desire. This home also features a brand new furnace that was recently installed in January of 2026. Come and take a look at this property today before it gets away.

4. 2026-04-24
   price $174,900 503-char remark

   Show marketing remark (503 chars)

   Here is the one that you have been looking for!! Situated on nearly 3 acres in Yorktown Schools this property has tremendous upside. Your imagination can run wild with the possibilities that this property provides. The lower level is currently utilized as a garage and workshop area but parts of this could easily be finished to fit your desire. This home also features a brand new furnace that was recently installed in January of 2026. Come and take a look at this property today before it gets away.

5. 2026-04-06
   status Active 503-char remark

   Show marketing remark (503 chars)

   Here is the one that you have been looking for!! Situated on nearly 3 acres in Yorktown Schools this property has tremendous upside. Your imagination can run wild with the possibilities that this property provides. The lower level is currently utilized as a garage and workshop area but parts of this could easily be finished to fit your desire. This home also features a brand new furnace that was recently installed in January of 2026. Come and take a look at this property today before it gets away.

6. 2026-04-06
   price $199,000 503-char remark

   Show marketing remark (503 chars)

   Here is the one that you have been looking for!! Situated on nearly 3 acres in Yorktown Schools this property has tremendous upside. Your imagination can run wild with the possibilities that this property provides. The lower level is currently utilized as a garage and workshop area but parts of this could easily be finished to fit your desire. This home also features a brand new furnace that was recently installed in January of 2026. Come and take a look at this property today before it gets away.

7. 2026-03-07
   status Pending 503-char remark

   Show marketing remark (503 chars)

   Here is the one that you have been looking for!! Situated on nearly 3 acres in Yorktown Schools this property has tremendous upside. Your imagination can run wild with the possibilities that this property provides. The lower level is currently utilized as a garage and workshop area but parts of this could easily be finished to fit your desire. This home also features a brand new furnace that was recently installed in January of 2026. Come and take a look at this property today before it gets away.

8. 2026-01-29
   status Active 503-char remark

   Show marketing remark (503 chars)

   Here is the one that you have been looking for!! Situated on nearly 3 acres in Yorktown Schools this property has tremendous upside. Your imagination can run wild with the possibilities that this property provides. The lower level is currently utilized as a garage and workshop area but parts of this could easily be finished to fit your desire. This home also features a brand new furnace that was recently installed in January of 2026. Come and take a look at this property today before it gets away.

9. 2026-01-29
   price $215,000 503-char remark

   Show marketing remark (503 chars)

   Here is the one that you have been looking for!! Situated on nearly 3 acres in Yorktown Schools this property has tremendous upside. Your imagination can run wild with the possibilities that this property provides. The lower level is currently utilized as a garage and workshop area but parts of this could easily be finished to fit your desire. This home also features a brand new furnace that was recently installed in January of 2026. Come and take a look at this property today before it gets away.

10. 2025-12-09
    price $239,900 503-char remark

    Show marketing remark (503 chars)

    Here is the one that you have been looking for!! Situated on nearly 3 acres in Yorktown Schools this property has tremendous upside. Your imagination can run wild with the possibilities that this property provides. The lower level is currently utilized as a garage and workshop area but parts of this could easily be finished to fit your desire. This home also features a brand new furnace that was recently installed in January of 2026. Come and take a look at this property today before it gets away.

11. 2025-12-08
    listed $339,900 Active 503-char remark

    Show marketing remark (503 chars)

    Here is the one that you have been looking for!! Situated on nearly 3 acres in Yorktown Schools this property has tremendous upside. Your imagination can run wild with the possibilities that this property provides. The lower level is currently utilized as a garage and workshop area but parts of this could easily be finished to fit your desire. This home also features a brand new furnace that was recently installed in January of 2026. Come and take a look at this property today before it gets away.

ⓘ 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: $1,686 · $141/mo
• Projected year-2 tax: $1,686 · $141/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥100°F today · 17 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: $17,212
• − Mortgage interest: −$9,797
• − Property taxes: −$1,686
• − Insurance: −$874
• − Repairs & maintenance: −$1,377
• − Management: −$1,377
• − Depreciation: −$5,088
• Taxable loss: −$2,987
• Est. tax savings @ 24.0%: +$717
• After-tax cash flow: $748/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: Yorktown Community Schools
• NCES district ID: 1807230
• Math proficiency: 49% ▼ -8.00%
• Reading proficiency: 51% ▼ -2.00%
• Median HH income: $55,611
• Composite: 43.32/100
• National rank: #3036
• State rank: #48 of 301 in IN

Livability — Yorktown

• Score: 73/100
• State rank: #99
• US rank: #5439

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Yorktown, IN
• County: Delaware County · 84,658 people
• City population: 7,808
• Metro: Muncie, IN
• Population (ZIP): 31,237
• Household income: $63,215
• Rent vs Own: 34.6% rent · 65.4% own
• Severe rent burden: 1141.0

Population outlook (Delaware County) Hauer SSP2

• Today (2025): 113,036 people
• By 2030: 111,313 · -1.5%
• By 2040: 106,432 · -5.8%
• By 2050: 100,747 · -10.9%
• By 2075: 91,000 · -19.5%
• By 2100: 80,687 · -28.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 5% Black 4% Asian 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 1%
• Foreign-born: 5% · Canada, Vietnam, China
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% Vietnamese 1%

Political lean MEDSL · Delaware

• 2024 margin: R (+15.8) · D 41.2% · R 57.0% · Other 1.8%
• 2008→2024 swing: -30.8pp toward R · 2008: 15.0pp · 2024: -15.8pp
• All cycles: 2024: R+15.8 2020: R+13.2 2016: R+13.7 2012: D+3.1 2008: D+15.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -78.53%
• Current HPI: 197.5213
• Rent YoY: ▲ 8.08%
• Metro: Muncie, IN
• 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

-48.5% since first listed

11 events — show timeline

• 2026-05-07 Pending — IRMLS
• 2026-05-07 Delisted — IRMLS
• 2026-05-06 Pending — IRMLS
• 2026-04-24 Price Changed $174,900 IRMLS
• 2026-04-06 Relisted — IRMLS
• 2026-04-06 Price Changed $199,000 IRMLS
• 2026-03-07 Pending — IRMLS
• 2026-01-29 Relisted — IRMLS
• 2026-01-29 Price Changed $215,000 IRMLS
• 2025-12-09 Price Changed $239,900 IRMLS
• 2025-12-08 Listed $339,900 IRMLS

Property tax history

+9.1%/yr

Latest (2024): $1,686 · +17.4% YoY. Source: county tax records.