1562 S Bridgeton Rd · Rockville, IN 47872

$130,000

4 bd · 2.0 ba · 2,052 sqft · SingleFamily public records · 64 Days on market

Built 2002 2.00 ac lot ↓ 19% 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).

• Cash flow +28.8/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 4 bedroom, 3 bath home set on 2 beautiful acres, offering plenty of room to make it your own! This property includes a detached 2 car garage and a convenient storage shed. The home is a fixer upper and ready for a full remodel. Bring your ideas and imagination to restore it to its full potential. With comparable homes in the area valued around $250K after renovation, this could be a great opportunity for investors or anyone looking for a project home. Features include a newer roof and ample outdoor space. So much potential here. Come see the possibilities!

Key facts

• Ample outdoor space
• Newer roof
• 2 acre lot

Tags

• DETACHED 2 CAR GARAGE
• CONVENIENT STORAGE SHED
• NEWER ROOF
• AMPLE OUTDOOR SPACE

Property features AI

Exterior

• Parking: Detached gravel driveway; 2-car garage
• Utilities: Private water; Septic
• Home design: Single family residence; One story
• Construction: Vinyl siding; Crawl space foundation
• Exterior features: Deck; Mini barn; Not in a subdivision; Mature trees; Wooded lot; Approximately 2 acres

Interior

• Kitchen: Dishwasher; Gas oven; Refrigerator; Electric water heater
• Bedrooms: 4 bedrooms (all on the main level); Bedroom sizes include 14x13, 12x11, 12x11, 12x10
• Bathrooms: 3 full bathrooms (all on the main level)
• Heating & cooling: Forced air heating (Propane); Central air conditioning
• Interior features: Breakfast bar; Handicap accessible interior; Accessible approach with ramp; Accessible full bath
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $311 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#372 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• North Central Parke Comm School Corporation (town): math 30% / reading 39% proficiency, ranked #198 of 301 in IN (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Parke Heritage High School (math 12% / reading 57%, grade F, #270 of 369 statewide, top 77%, 341 students, 57% FRL).
• Market conditions: 84 active listings in the ZIP; 61 units permitted in Parke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Parke County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
6. 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.
7. 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: 1.18% ✓
• Cap rate: 10.32%
• Cash-on-cash: 14.38%
• DSCR: 1.64
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -0.9%
• Equity multiple: 0.97×
• Total profit: $-1,228
• Equity at exit: $19,383

10-year hold

• IRR: 8.8%
• Equity multiple: 1.67×
• Total profit: $24,539
• Equity at exit: $11,240

Cash invested: $36,400 (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 47872

• Home prices YoY: -7.8%
• Active inventory: 84
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,531 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$37 /mo · $448/yr
• Insurance: −$54
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $311

Break-even live

Break-even rent $1,137

Max offer price $130,000

Occupancy floor 75%

Sensitivity live

Price	-10% $385	-5% $348	+0% $311	+5% $274	+10% $238
Rent	-10% $190	-5% $251	+0% $311	+5% $372	+10% $432
Rate	-1.0pp $377	-0.5pp $344	base $311	+0.5pp $277	+1.0pp $243

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $130,000 Active 64 DOM
2. 2026-06-18
   days on market $130,000 Active 63 DOM
3. 2026-06-17
   days on market $130,000 Active 62 DOM
4. 2026-06-16
   days on market $130,000 Active 61 DOM
5. 2026-06-15
   days on market $130,000 Active 60 DOM
6. 2026-06-14
   days on market $130,000 Active 58 DOM
7. 2026-06-12
   days on market $130,000 Active 57 DOM
8. 2026-06-09
   days on market $130,000 Active 54 DOM
9. 2026-06-08
   days on market $130,000 Active 53 DOM
10. 2026-06-07
    days on market $130,000 Active 52 DOM
11. 2026-06-05
    days on market $130,000 Active 49 DOM
12. 2026-06-03
    days on market $130,000 Active 48 DOM
13. 2026-06-02
    days on market $130,000 Active 47 DOM
14. 2026-06-01
    days on market $130,000 Active 46 DOM
15. 2026-05-31
    days on market $130,000 Active 45 DOM
16. 2026-05-30
    days on market $130,000 Active 44 DOM
17. 2026-05-15
    price $130,000
18. 2026-04-29
    price $150,000
19. 2026-04-24
    price $155,000
20. 2026-04-15
    listed $160,000 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: $448 · $37/mo
• Projected year-2 tax: $776 · $65/mo
• Expected delta: +$329/yr (+$27/mo · 73.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone A · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°F today · 18 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: $18,372
• − Mortgage interest: −$7,282
• − Property taxes: −$448
• − Insurance: −$2,152
• − Repairs & maintenance: −$1,470
• − Management: −$1,470
• − Depreciation: −$3,782
• Taxable income: $1,769
• Est. tax owed @ 24.0%: −$425
• After-tax cash flow: $3,309/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 Central Parke Comm School Corporation
• NCES district ID: 1800118
• Math proficiency: 30% ▼ -8.00%
• Reading proficiency: 39% ▼ -4.00%
• Median HH income: $43,739
• Composite: 29.31/100
• National rank: #6553
• State rank: #198 of 301 in IN

Livability — Rockville

• Score: 64/100
• State rank: #372
• US rank: #13880

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,641

Population outlook (Parke County) Hauer SSP2

• Today (2025): 15,937 people
• By 2030: 15,467 · -2.9%
• By 2040: 14,793 · -7.2%
• By 2050: 14,318 · -10.2%
• By 2075: 13,484 · -15.4%
• By 2100: 12,236 · -23.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Black 3% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Iranian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 0%
• Languages at home: 92% English-only · German/W. Germanic 5% Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Parke

• 2024 margin: Solid R (+56.9) · D 20.6% · R 77.5% · Other 1.9%
• 2008→2024 swing: -42.8pp toward R · 2008: -14.1pp · 2024: -56.9pp
• All cycles: 2024: R+56.9 2020: R+55.5 2016: R+52.0 2012: R+32.6 2008: R+14.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -19.85%
• Current HPI: 234.3039
• 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

-18.8% since first listed

4 events — show timeline

• 2026-05-15 Price Changed $130,000 MIBOR as Distributed by MLS Grid
• 2026-04-29 Price Changed $150,000 MIBOR as Distributed by MLS Grid
• 2026-04-24 Price Changed $155,000 MIBOR as Distributed by MLS Grid
• 2026-04-15 Listed $160,000 MIBOR as Distributed by MLS Grid

Property tax history

+4.2%/yr

Latest (2024): $448 · -8.8% YoY. Source: county tax records.