344 N Union St · Union City, IN 47390

$84,900

3 bd · 1.5 ba · 1,740 sqft · SingleFamily public records · 27 Days on market

Built 1900 8,712 sqft lot $49/sqft · 13% above area Est $75k · 13% over ↓ 25% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +1.6/15.0

Listing remarks MLS

Check out this 3 bed, 1 bath home offering comfort and functionality throughout. Features include a spacious living area with wood-burning fireplace, gas furnace, and central air for year-round comfort. The home offers a practical layout with nicely sized bedrooms and plenty of natural light. Exterior highlights include a fully fenced backyard—perfect for pets or entertaining—and a spacious 1-car garage with room for storage or workspace. This property is a great opportunity for owner-occupants or investors alike!

Key facts

• Gas furnace
• Spacious garage
• Central air

Tags

• WOOD-BURNING FIREPLACE
• GAS FURNACE
• CENTRAL AIR
• FULLY FENCED BACKYARD
• SPACIOUS GARAGE

Property features AI

Finance

• Other: Lot dimensions approximately 46 x 185 (0.2 acre)

Exterior

• Parking: Detached garage; Off-street parking; 1 garage space
• Utilities: Public water; Public sewer
• Home design: Single-family site-built home; 2 stories
• Construction: Vinyl siding; Asphalt shingle roof; Concrete perimeter foundation; Built as site-built construction
• Exterior features: Covered porch; Porch; Wood fencing

Interior

• Kitchen: Includes water softener (owned)
• Bedrooms: Total of 9 rooms (includes bedrooms and living spaces)
• Flooring: Hardwood; Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced air heating; Central air conditioning; Ceiling fan(s)
• Interior features: Ceiling fan(s); Wood-burning fireplace in family room; Water softener (owned); Crawl space / partial basement
• Laundry & utility: Washer hookup; Electric dryer hookup; Main level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $382 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#432 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, amenities F, commute F.
• Randolph Eastern School Corporation (town): math 29% / reading 31% proficiency, ranked #246 of 301 in IN (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: North Side Elementary School (math 46% / reading 27%, grade F, #571 of 994 statewide, top 58%, 561 students, 72% FRL); Union City Community Jr/Sr High (math 9% / reading 36%, grade F, #337 of 369 statewide, top 92%, 367 students, 67% FRL) — zoned schools average 70% FRL vs 54% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 35 active listings in the ZIP; 19 units permitted in Randolph County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($587 loan paydown + $8k appreciation (10.0% local appreciation)).
• Randolph County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, 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 27 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $30k (26%) 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 $83,626 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.46% ✓
• Cap rate: 11.69%
• Cash-on-cash: 19.28%
• DSCR: 1.86
• GRM: 5.7

CMA / ARV

• ARV (median comp): $75,000
• List price: $84,900
• Delta: 13.20%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
344 N Union St	0.00mi	3/1.0	1,740 (0%)	0mo	$75,000	$43	98
228 Division St	0.09mi	3/1.0	1,820 (+5%)	5mo	$75,000	$41	82
722 N Union St	0.23mi	3/1.5	1,792 (+3%)	6mo	$125,000	$70	79
623 N Union	0.16mi	3/1.5	1,597 (-8%)	2mo	$148,000	$93	78
198 N SR 227	0.18mi	3/1.0	1,593 (-8%)	1mo	$220,000	$138	75
330 S Howard St	0.47mi	4/1.0 (+1)	1,772 (+2%)	0mo	$15,500	$9	68
122 S Division St	0.42mi	3/1.0	1,581 (-9%)	2mo	$126,000	$80	62
628 N Columbia St	0.19mi	3/2.5	1,532 (-12%)	7mo	$33,750	$22	61
710 N Union St	0.20mi	4/1.0 (+1)	1,569 (-10%)	11mo	$140,000	$89	58
508 N High St	0.45mi	4/1.5 (+1)	1,612 (-7%)	8mo	$105,000	$65	55
521 Park Ave	0.65mi	3/2.0	1,675 (-4%)	14mo	$285,000	$170	49
701 Boggs Ave	0.72mi	3/1.5	1,864 (+7%)	7mo	$146,500	$79	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.6%
• Equity multiple: 3.97×
• Total profit: $70,591
• Equity at exit: $76,485

10-year hold

• IRR: 33.3%
• Equity multiple: 8.94×
• Total profit: $188,801
• Equity at exit: $164,942

Cash invested: $23,772 (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 47390

• Home prices YoY: 9.1%
• Active inventory: 35
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,241 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$118 /mo · $1,416/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $382

Break-even live

Break-even rent $758

Max offer price $84,900

Occupancy floor 64%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-18
   price $84,900 531-char remark

   Show marketing remark (531 chars)

   Check out this 3 bed, 1 bath home offering comfort and functionality throughout. Features include a spacious living area with wood-burning fireplace, gas furnace, and central air for year-round comfort. The home offers a practical layout with nicely sized bedrooms and plenty of natural light. Exterior highlights include a fully fenced backyard—perfect for pets or entertaining—and a spacious 1-car garage with room for storage or workspace. This property is a great opportunity for owner-occupants or investors alike!

2. 2026-05-17
   price $84,900 531-char remark
3. 2026-04-24
   listed $114,900 Active 531-char remark

   Show marketing remark (531 chars)

   Check out this 3 bed, 1 bath home offering comfort and functionality throughout. Features include a spacious living area with wood-burning fireplace, gas furnace, and central air for year-round comfort. The home offers a practical layout with nicely sized bedrooms and plenty of natural light. Exterior highlights include a fully fenced backyard—perfect for pets or entertaining—and a spacious 1-car garage with room for storage or workspace. This property is a great opportunity for owner-occupants or investors alike!

4. 2026-04-24
   listed $114,900 Active 531-char remark

   Show marketing remark (531 chars)

   Check out this 3 bed, 1 bath home offering comfort and functionality throughout. Features include a spacious living area with wood-burning fireplace, gas furnace, and central air for year-round comfort. The home offers a practical layout with nicely sized bedrooms and plenty of natural light. Exterior highlights include a fully fenced backyard—perfect for pets or entertaining—and a spacious 1-car garage with room for storage or workspace. This property is a great opportunity for owner-occupants or investors alike!

5. 2022-07-29
   price $89,900
6. 2022-07-13
   listed $99,900 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: $1,416 · $118/mo
• Projected year-2 tax: $1,416 · $118/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 ≥99°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,894
• − Mortgage interest: −$4,756
• − Property taxes: −$1,416
• − Insurance: −$424
• − Repairs & maintenance: −$1,192
• − Management: −$1,192
• − Depreciation: −$2,470
• Taxable income: $3,445
• Est. tax owed @ 24.0%: −$827
• After-tax cash flow: $3,757/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: Randolph Eastern School Corporation
• NCES district ID: 1803180
• Math proficiency: 29% ▼ -15.00%
• Reading proficiency: 31% ▼ -15.00%
• Median HH income: $36,652
• Composite: 24.92/100
• National rank: #7570
• State rank: #246 of 301 in IN

Livability — Union City

• Score: 63/100
• State rank: #432
• US rank: #15530

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Union City, IN
• Population (ZIP): 5,084

Population outlook (Randolph County) Hauer SSP2

• Today (2025): 22,998 people
• By 2030: 21,815 · -5.1%
• By 2040: 19,360 · -15.8%
• By 2050: 17,010 · -26.0%
• By 2075: 12,491 · -45.7%
• By 2100: 8,986 · -60.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 15% Two or more races 9% Black 3%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Romanian 3% Portuguese 2% Italian 1%
• Foreign-born: 6% · Canada, South Korea, Guatemala
• Languages at home: 88% English-only · Spanish 10% Korean 1% Other Indo-European 1%

Political lean MEDSL · Randolph

• 2024 margin: Solid R (+53.7) · D 22.3% · R 75.9% · Other 1.8%
• 2008→2024 swing: -44.9pp toward R · 2008: -8.8pp · 2024: -53.7pp
• All cycles: 2024: R+53.7 2020: R+52.4 2016: R+48.5 2012: R+24.1 2008: R+8.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 22.82%
• Current HPI: 273.6736
• 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

-24.9% since first listed

10 events — show timeline

• 2026-06-12 Sold (MLS) $75,000 RRELMS
• 2026-06-12 Sold (MLS) $75,000 IRMLS
• 2026-05-21 Pending — RRELMS
• 2026-05-21 Pending — IRMLS
• 2026-05-18 Price Changed $84,900 RRELMS
• 2026-05-17 Price Changed $84,900 IRMLS
• 2026-04-24 Listed $114,900 RRELMS
• 2026-04-24 Listed $114,900 IRMLS
• 2022-07-29 Price Changed $89,900 IRMLS
• 2022-07-13 Listed $99,900 IRMLS

Property tax history

+8.1%/yr

Latest (2024): $1,416 · +71.1% YoY. Source: county tax records.