3307 E 875 S · Geneva, IN 46182

$174,000

2 bd · 1.0 ba · 576 sqft · SingleFamily public records · 75 Days on market

Built 1940 9,100 sqft lot $302/sqft · at area comps Est $174k · at est.

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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 +23.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +4.8/10.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you've always wanted to get away to a quiet cabin on the river, this is the retreat you've been looking for. Imagine winding through mature trees on a private road to your Flatrock Riverfront escape. Drink coffee on a cantilevered deck overhanging the river, have friends over for a kayak float and a bonfire, or catch some bass and enjoy the quiet in this move-in ready, newly remodeled cabin. Hardwood floors, wood plank, vaulted ceilings and rustic beams greet your arrival, while cozy bedrooms invite you to curl up with a good book. The large screened in back porch is where you'll probably spend most of your time-perfect for sleeping while the crickets chirp, or just hanging out. This space could easily be enclosed for year round enjoyment and an additional 250 sq. feet of living space! It's time to put up your feet and listen to the rain falling on your tin roof. You've earned it.

Key facts

• Private road
• Cantilevered deck
• Move in ready

Tags

• CABIN ON THE RIVER
• CANTILEVERED DECK
• LARGE SCREENED IN BACK PORCH
• PRIVATE ROAD
• MOVE IN READY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $174k.

Deal economics

• At list price, monthly cash flow is $314 ($4k/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 $171k (1.5% below list).
• Recommended offer: $164k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#103 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Shelby Eastern Schools (rural): math 43% / reading 48% proficiency, ranked #84 of 301 in IN (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 10 active listings in the ZIP; 285 units permitted in Shelby County in 2024 (147 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.
• Shelby County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $163,560 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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 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?
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: 0.98% ✗
• Cap rate: 8.46%
• Cash-on-cash: 7.72%
• DSCR: 1.34
• GRM: 8.5

CMA / ARV

• ARV (median comp): $174,000
• List price: $174,000
• Delta: —
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3307 E 875 S	0.00mi	2/1.0	576 (0%)	1mo	$174,000	$302	99

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: -4.6%
• Equity multiple: 0.83×
• Total profit: $-8,295
• Equity at exit: $25,944

10-year hold

• IRR: 5.1%
• Equity multiple: 1.37×
• Total profit: $18,198
• Equity at exit: $15,044

Cash invested: $48,720 (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 46182

• Home prices YoY: -4.0%
• Active inventory: 10
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,714 medium
• Mortgage (P&I): −$912
• Tax from tax record: −$55 /mo · $664/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $314

Break-even live

Break-even rent $1,317

Max offer price $174,000

Occupancy floor 77%

Sensitivity live

Price	-10% $412	-5% $363	+0% $314	+5% $264	+10% $215
Rent	-10% $178	-5% $246	+0% $314	+5% $381	+10% $449
Rate	-1.0pp $401	-0.5pp $358	base $314	+0.5pp $269	+1.0pp $223

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: $43,500
• Closing costs: $5,220
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-07
   status Pending 896-char remark

   Show marketing remark (896 chars)

   If you've always wanted to get away to a quiet cabin on the river, this is the retreat you've been looking for. Imagine winding through mature trees on a private road to your Flatrock Riverfront escape. Drink coffee on a cantilevered deck overhanging the river, have friends over for a kayak float and a bonfire, or catch some bass and enjoy the quiet in this move-in ready, newly remodeled cabin. Hardwood floors, wood plank, vaulted ceilings and rustic beams greet your arrival, while cozy bedrooms invite you to curl up with a good book. The large screened in back porch is where you'll probably spend most of your time-perfect for sleeping while the crickets chirp, or just hanging out. This space could easily be enclosed for year round enjoyment and an additional 250 sq. feet of living space! It's time to put up your feet and listen to the rain falling on your tin roof. You've earned it.

2. 2026-04-25
   price $174,000 896-char remark

   Show marketing remark (896 chars)

   If you've always wanted to get away to a quiet cabin on the river, this is the retreat you've been looking for. Imagine winding through mature trees on a private road to your Flatrock Riverfront escape. Drink coffee on a cantilevered deck overhanging the river, have friends over for a kayak float and a bonfire, or catch some bass and enjoy the quiet in this move-in ready, newly remodeled cabin. Hardwood floors, wood plank, vaulted ceilings and rustic beams greet your arrival, while cozy bedrooms invite you to curl up with a good book. The large screened in back porch is where you'll probably spend most of your time-perfect for sleeping while the crickets chirp, or just hanging out. This space could easily be enclosed for year round enjoyment and an additional 250 sq. feet of living space! It's time to put up your feet and listen to the rain falling on your tin roof. You've earned it.

3. 2026-03-30
   status Active 896-char remark

   Show marketing remark (896 chars)

   If you've always wanted to get away to a quiet cabin on the river, this is the retreat you've been looking for. Imagine winding through mature trees on a private road to your Flatrock Riverfront escape. Drink coffee on a cantilevered deck overhanging the river, have friends over for a kayak float and a bonfire, or catch some bass and enjoy the quiet in this move-in ready, newly remodeled cabin. Hardwood floors, wood plank, vaulted ceilings and rustic beams greet your arrival, while cozy bedrooms invite you to curl up with a good book. The large screened in back porch is where you'll probably spend most of your time-perfect for sleeping while the crickets chirp, or just hanging out. This space could easily be enclosed for year round enjoyment and an additional 250 sq. feet of living space! It's time to put up your feet and listen to the rain falling on your tin roof. You've earned it.

4. 2026-03-26
   status Pending 896-char remark

   Show marketing remark (896 chars)

   If you've always wanted to get away to a quiet cabin on the river, this is the retreat you've been looking for. Imagine winding through mature trees on a private road to your Flatrock Riverfront escape. Drink coffee on a cantilevered deck overhanging the river, have friends over for a kayak float and a bonfire, or catch some bass and enjoy the quiet in this move-in ready, newly remodeled cabin. Hardwood floors, wood plank, vaulted ceilings and rustic beams greet your arrival, while cozy bedrooms invite you to curl up with a good book. The large screened in back porch is where you'll probably spend most of your time-perfect for sleeping while the crickets chirp, or just hanging out. This space could easily be enclosed for year round enjoyment and an additional 250 sq. feet of living space! It's time to put up your feet and listen to the rain falling on your tin roof. You've earned it.

5. 2026-02-15
   listed $189,000 Active 896-char remark

   Show marketing remark (896 chars)

   If you've always wanted to get away to a quiet cabin on the river, this is the retreat you've been looking for. Imagine winding through mature trees on a private road to your Flatrock Riverfront escape. Drink coffee on a cantilevered deck overhanging the river, have friends over for a kayak float and a bonfire, or catch some bass and enjoy the quiet in this move-in ready, newly remodeled cabin. Hardwood floors, wood plank, vaulted ceilings and rustic beams greet your arrival, while cozy bedrooms invite you to curl up with a good book. The large screened in back porch is where you'll probably spend most of your time-perfect for sleeping while the crickets chirp, or just hanging out. This space could easily be enclosed for year round enjoyment and an additional 250 sq. feet of living space! It's time to put up your feet and listen to the rain falling on your tin roof. You've earned it.

6. 2023-08-21
   soldstatus $120,000 Closed 746-char remark

   Show marketing remark (746 chars)

   Grab your fishing poles and a hammock! This cuter than cute cabin is now available on the Flat Rock river! Home has a painted log exterior and red metal roof, with 2 walking bridges and a deck right beside the tranquil river. There is an eat-in kitchen with gorgeous Hickory cabinets, a stove, refrigerator, microwave and 2 pantry cabinets. The efficient bath has a single shower. There's a nice sized living room, plus 2 rooms in the back currently used as a bedroom and walk in closet. On the very end of the home is a fully screened back porch that overlooks the water. One the exterior, there's a shed for storage, a paddle boat plenty of seating areas. There's only 1 utility bill (electric). This could be a year-round home or getaway!

7. 2023-07-22
   status Pending 746-char remark

   Show marketing remark (746 chars)

   Grab your fishing poles and a hammock! This cuter than cute cabin is now available on the Flat Rock river! Home has a painted log exterior and red metal roof, with 2 walking bridges and a deck right beside the tranquil river. There is an eat-in kitchen with gorgeous Hickory cabinets, a stove, refrigerator, microwave and 2 pantry cabinets. The efficient bath has a single shower. There's a nice sized living room, plus 2 rooms in the back currently used as a bedroom and walk in closet. On the very end of the home is a fully screened back porch that overlooks the water. One the exterior, there's a shed for storage, a paddle boat plenty of seating areas. There's only 1 utility bill (electric). This could be a year-round home or getaway!

8. 2023-07-07
   listed $149,900 Active 746-char remark

   Show marketing remark (746 chars)

   Grab your fishing poles and a hammock! This cuter than cute cabin is now available on the Flat Rock river! Home has a painted log exterior and red metal roof, with 2 walking bridges and a deck right beside the tranquil river. There is an eat-in kitchen with gorgeous Hickory cabinets, a stove, refrigerator, microwave and 2 pantry cabinets. The efficient bath has a single shower. There's a nice sized living room, plus 2 rooms in the back currently used as a bedroom and walk in closet. On the very end of the home is a fully screened back porch that overlooks the water. One the exterior, there's a shed for storage, a paddle boat plenty of seating areas. There's only 1 utility bill (electric). This could be a year-round home or getaway!

9. 2022-07-01
   soldstatus $110,000 Closed
10. 2022-05-21
    status Pending
11. 2022-05-14
    listed $110,000 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: $664 · $55/mo
• Projected year-2 tax: $1,072 · $89/mo
• Expected delta: +$407/yr (+$34/mo · 61.3%)

ⓘ 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 ≥102°F today · 19 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,566
• − Mortgage interest: −$9,747
• − Property taxes: −$664
• − Insurance: −$870
• − Repairs & maintenance: −$1,645
• − Management: −$1,645
• − Depreciation: −$5,062
• Taxable income: $933
• Est. tax owed @ 24.0%: −$224
• After-tax cash flow: $3,540/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: Shelby Eastern Schools
• NCES district ID: 1803210
• Math proficiency: 43% ▼ -6.00%
• Reading proficiency: 48% ▬ 0.00%
• Median HH income: $60,076
• Composite: 40.0/100
• National rank: #3828
• State rank: #84 of 301 in IN

Livability — Geneva

• Score: 73/100
• State rank: #103
• US rank: #5517

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Geneva, IN
• Population (ZIP): 1,670

Population outlook (Shelby County) Hauer SSP2

• Today (2025): 45,020 people
• By 2030: 44,962 · -0.1%
• By 2040: 44,126 · -2.0%
• By 2050: 42,110 · -6.5%
• By 2075: 37,131 · -17.5%
• By 2100: 29,714 · -34.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99% Two or more races 1%
• Common ancestry: Italian 10% Iranian 1% Romanian 1%

Political lean MEDSL · Shelby

• 2024 margin: Solid R (+48.0) · D 25.1% · R 73.1% · Other 1.8%
• 2008→2024 swing: -29.0pp toward R · 2008: -19.0pp · 2024: -48.0pp
• All cycles: 2024: R+48.0 2020: R+47.7 2016: R+47.2 2012: R+33.5 2008: R+19.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -10.07%
• Current HPI: 241.2392
• 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

+58.2% since first listed

11 events — show timeline

• 2026-05-07 Pending — MIBOR as Distributed by MLS Grid
• 2026-04-25 Price Changed $174,000 MIBOR as Distributed by MLS Grid
• 2026-03-30 Relisted — MIBOR as Distributed by MLS Grid
• 2026-03-26 Pending — MIBOR as Distributed by MLS Grid
• 2026-02-15 Listed $189,000 MIBOR as Distributed by MLS Grid
• 2023-08-21 Sold (MLS) $120,000 MIBOR as Distributed by MLS Grid
• 2023-07-22 Pending — MIBOR as Distributed by MLS Grid
• 2023-07-07 Listed $149,900 MIBOR as Distributed by MLS Grid
• 2022-07-01 Sold (MLS) $110,000 MIBOR as Distributed by MLS Grid
• 2022-05-21 Pending — MIBOR as Distributed by MLS Grid
• 2022-05-14 Listed $110,000 MIBOR as Distributed by MLS Grid

Property tax history

+6.1%/yr

Latest (2025): $664 · -4.6% YoY. Source: county tax records.