4435 N Hemmerlein St · Dubois, IN 47527

$149,000

3 bd · 1.0 ba · 1,792 sqft · SingleFamily public records · 65 Days on market

Built 1900 0.35 ac lot $83/sqft · 10% below area Est $165k · 10% under ↓ 4% since listing

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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 +11.9/30.0
• ARV discount +11.8/15.0
• Appreciation +9.0/10.0
• Schools +4.5/10.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Spacious and full of character, this classic square-style home offers nearly 1,800 finished square feet of comfortable living space on a generous 0.35 acre corner lot. With all three bedrooms conveniently located upstairs, the layout provides a functional separation between living and resting spaces, while the main level features a full bath for added convenience. You'll appreciate the charm and potential this home brings, paired with several important updates already completed- including roof, electrical, plumbing, furnace, windows, and portions of the subfloor- giving you peace of mind as you make it your own. Situated on a level lot with plenty of outdoor space to enjoy, this property offers room to relax, entertain, or expand your vision!

Key facts

• 0.35 acre lot
• Built 1900
• Listed 64 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $-38 ($-458/yr) — negative.
• To cash-flow at today's rent, offer at most $143k (3.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (15.8% below list).
• Recommended offer: $126k (15.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 55/100 on livability (#633 in IN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: health & safety C-, amenities F, commute F.
• Northeast Dubois County School Corporation (rural): math 56% / reading 48% proficiency, ranked #40 of 301 in IN (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: 14 active listings in the ZIP; 197 units permitted in Dubois County in 2024 (20 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($1k loan paydown + $12k appreciation (8.0% local appreciation)).
• Dubois County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (8.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, 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 65 days — a 6% lower offer ($140k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,507 (15.8% 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 65 days. Have you received any prior offers? Is the seller open to a 16% 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. 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: 0.84% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.10%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

• ARV (median comp): $164,765
• List price: $149,000
• Delta: -9.57%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5419 E Walnut St	0.17mi	3/1.5	1,624 (-9%)	22mo	$164,500	$101	56
5571 E Vine St	0.43mi	2/2.0 (-1)	1,691 (-6%)	15mo	$243,500	$144	49

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

Projected returns pro-forma

7.99% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.1%
• Equity multiple: 2.41×
• Total profit: $58,889
• Equity at exit: $113,118

10-year hold

• IRR: 17.9%
• Equity multiple: 5.14×
• Total profit: $172,700
• Equity at exit: $224,460

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 47527

• Home prices YoY: 3.8%
• Active inventory: 14
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,255 medium
• Mortgage (P&I): −$781
• Tax est. 1.5%: −$186 /mo · $2,235/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $-38

Break-even live

Break-even rent $1,303

Max offer price $143,472

Occupancy floor 98%

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 18 events

1. 2026-06-19
   days on market $149,000 Active 65 DOM
2. 2026-06-18
   days on market $149,000 Active 64 DOM
3. 2026-06-17
   days on market $149,000 Active 63 DOM
4. 2026-06-16
   pricedays on market $149,000 Active 62 DOM
5. 2026-06-15
   days on market $158,000 Active 61 DOM
6. 2026-06-14
   days on market $158,000 Active 59 DOM
7. 2026-06-12
   days on market $158,000 Active 58 DOM
8. 2026-06-09
   days on market $158,000 Active 55 DOM
9. 2026-06-08
   days on market $158,000 Active 54 DOM
10. 2026-06-07
    days on market $158,000 Active 53 DOM
11. 2026-06-05
    days on market $158,000 Active 51 DOM
12. 2026-06-04
    days on market $158,000 Active 49 DOM
13. 2026-06-02
    days on market $158,000 Active 48 DOM
14. 2026-06-01
    days on market $158,000 Active 47 DOM
15. 2026-05-31
    days on market $158,000 Active 46 DOM
16. 2026-05-31
    days on market $158,000 Active 45 DOM
17. 2026-05-06
    price $158,000 752-char remark

    Show marketing remark (752 chars)

    Spacious and full of character, this classic square-style home offers nearly 1,800 finished square feet of comfortable living space on a generous 0.35 acre corner lot. With all three bedrooms conveniently located upstairs, the layout provides a functional separation between living and resting spaces, while the main level features a full bath for added convenience. You'll appreciate the charm and potential this home brings, paired with several important updates already completed- including roof, electrical, plumbing, furnace, windows, and portions of the subfloor- giving you peace of mind as you make it your own. Situated on a level lot with plenty of outdoor space to enjoy, this property offers room to relax, entertain, or expand your vision!

18. 2026-04-15
    listed $165,000 Active 752-char remark

    Show marketing remark (752 chars)

    Spacious and full of character, this classic square-style home offers nearly 1,800 finished square feet of comfortable living space on a generous 0.35 acre corner lot. With all three bedrooms conveniently located upstairs, the layout provides a functional separation between living and resting spaces, while the main level features a full bath for added convenience. You'll appreciate the charm and potential this home brings, paired with several important updates already completed- including roof, electrical, plumbing, furnace, windows, and portions of the subfloor- giving you peace of mind as you make it your own. Situated on a level lot with plenty of outdoor space to enjoy, this property offers room to relax, entertain, or expand your vision!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,061
• − Mortgage interest: −$8,346
• − Property taxes: −$2,235
• − Insurance: −$745
• − Repairs & maintenance: −$1,205
• − Management: −$1,205
• − Depreciation: −$4,335
• Taxable loss: −$3,010
• Est. tax savings @ 24.0%: +$722
• After-tax cash flow: $264/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: Northeast Dubois County School Corporation
• NCES district ID: 1808120
• Math proficiency: 56% ▼ -5.00%
• Reading proficiency: 48% ▼ -3.00%
• Median HH income: $54,828
• Composite: 44.95/100
• National rank: #2707
• State rank: #40 of 301 in IN

Livability — Dubois

• Score: 55/100
• State rank: #633
• US rank: #23626

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dubois, IN
• Population (ZIP): 2,230

Population outlook (Dubois County) Hauer SSP2

• Today (2025): 43,036 people
• By 2030: 43,079 · +0.1%
• By 2040: 42,531 · -1.2%
• By 2050: 40,762 · -5.3%
• By 2075: 36,227 · -15.8%
• By 2100: 28,083 · -34.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 4% Black 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Dubois

• 2024 margin: Solid R (+42.2) · D 27.8% · R 70.0% · Other 2.2%
• 2008→2024 swing: -38.0pp toward R · 2008: -4.2pp · 2024: -42.2pp
• All cycles: 2024: R+42.2 2020: R+40.1 2016: R+40.0 2012: R+27.7 2008: R+4.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.99%
• Current HPI: 216.4058
• 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

-4.2% since first listed

2 events — show timeline

• 2026-05-06 Price Changed $158,000 IRMLS
• 2026-04-15 Listed $165,000 IRMLS

Property tax history

-8.2%/yr

Latest (2024): $256 · +8.8% YoY. Source: county tax records.