1217 Crosshall St · Richmond, IN 47374

$79,900

2 bd · 1.0 ba · 920 sqft · SingleFamily public records · 180 Days on market

Built 1920 4,992 sqft lot Est $81k · at est. ↓ 13% 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 +28.6/30.0
• DSCR +10.0/10.0
• ARV discount +8.1/15.0
• 1% rule +6.8/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Why rent when you can own? This recently renovated and move-in ready, this charming home offers a fresh start with modern updates throughout. Enjoy brand-new flooring, fresh drywall, recessed lighting, and beautifully updated kitchen and bath spaces. Major improvements include all-new electrical, plumbing, roof, and a gas forced-air furnace—providing peace of mind for years to come. Perfect for a first-time homeowner, this low-maintenance property features a welcoming covered front porch, a nice patio area for outdoor enjoyment, and convenient off-street parking. There is also space available if you’d like to add a garage in the future. Call Rhonda or Marc today to schedule your

Key facts

• Fresh drywall
• Brand-new flooring
• Modern updates

Tags

• RECENTLY RENOVATED
• MODERN UPDATES
• BRAND-NEW FLOORING
• FRESH DRYWALL
• RECESSED LIGHTING
• UPDATED KITCHEN

Property features AI

Exterior

• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; 1 story
• Construction: Vinyl siding
• Exterior features: Asphalt roof

Interior

• Kitchen: Electric range; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating
• Interior features: Electric range; Refrigerator; Gas water heater; Basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $264 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($946 rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 5.2% in Richmond — 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 83/100 on livability (#10 in IN, #869 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, employment D-.
• Richmond Community Schools (town): math 18% / reading 27% proficiency, ranked #270 of 301 in IN (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Fairview Elementary School (math 22% / reading 17%, grade F, #814 of 994 statewide, top 83%, 296 students, 90% FRL); Richmond High School (math 21% / reading 48%, grade F, #270 of 369 statewide, top 77%, 1,332 students, 66% FRL).
• Market conditions: 273 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 38 units permitted in Wayne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Wayne County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 180 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 180 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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 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?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 10.25%
• Cash-on-cash: 14.14%
• DSCR: 1.63
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $80,960
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31 NW J St	0.17mi	2/1.0	952 (+4%)	2mo	$78,000	$82	84
1142 Sheridan St	0.07mi	3/1.0 (+1)	960 (+4%)	2mo	$85,000	$89	83
948 Sheridan St	0.21mi	2/1.0	946 (+3%)	5mo	$90,000	$95	81
1120 Butler St	0.14mi	2/1.0	896 (-3%)	10mo	$79,000	$88	81
9 NW J St	0.20mi	2/1.0	984 (+7%)	3mo	$81,500	$83	77
1410 Ridge St	0.27mi	2/1.0	870 (-5%)	6mo	$131,000	$151	73
1436 Ridge St	0.32mi	3/1.0 (+1)	936 (+2%)	11mo	$94,900	$101	68
1309 Boyer St	0.12mi	3/1.0 (+1)	1,008 (+10%)	10mo	$92,500	$92	65
1405 Ratliff St	0.29mi	2/1.0	807 (-12%)	4mo	$30,000	$37	63
1110 Harris St	0.34mi	3/1.0 (+1)	852 (-7%)	9mo	$75,000	$88	59
407 NW E St	0.65mi	2/1.0	970 (+5%)	10mo	$81,900	$84	52
106 NW G St	0.34mi	3/1.0 (+1)	1,056 (+15%)	6mo	$70,000	$66	49

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: 4.4%
• Equity multiple: 1.17×
• Total profit: $3,816
• Equity at exit: $11,913

10-year hold

• IRR: 13.9%
• Equity multiple: 2.11×
• Total profit: $24,832
• Equity at exit: $6,908

Cash invested: $22,372 (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 47374

• Active inventory: 273
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $946 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$32 /mo · $378/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $264

Break-even live

Break-even rent $612

Max offer price $79,900

Occupancy floor 67%

Sensitivity live

Price	-10% $309	-5% $286	+0% $264	+5% $241	+10% $218
Rent	-10% $189	-5% $226	+0% $264	+5% $301	+10% $338
Rate	-1.0pp $304	-0.5pp $284	base $264	+0.5pp $243	+1.0pp $222

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
401 N 10th St Richmond, IN	1.0–2.0	1.0	817	$895	$1.09	44d	3	0.84mi

Listing history 11 events

1. 2026-06-09
   status $79,900 Pending 180 DOM
2. 2026-06-08
   days on market $79,900 Active 180 DOM
3. 2026-06-07
   days on market $79,900 Active 179 DOM
4. 2026-06-03
   days on market $79,900 Active 175 DOM
5. 2026-06-02
   days on market $79,900 Active 174 DOM
6. 2026-06-01
   days on market $79,900 Active 173 DOM
7. 2026-05-31
   days on market $79,900 Active 172 DOM
8. 2026-05-30
   days on market $79,900 Active 171 DOM
9. 2026-03-30
   price $79,900
10. 2026-01-08
    price $85,000
11. 2025-12-10
    listed $92,000 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: $378 · $32/mo
• Projected year-2 tax: $529 · $44/mo
• Expected delta: +$151/yr (+$13/mo · 39.8%)

ⓘ 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 · 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: $11,353
• − Mortgage interest: −$4,476
• − Property taxes: −$378
• − Insurance: −$400
• − Repairs & maintenance: −$908
• − Management: −$908
• − Depreciation: −$2,324
• Taxable income: $1,959
• Est. tax owed @ 24.0%: −$470
• After-tax cash flow: $2,693/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: Richmond Community Schools
• NCES district ID: 1809510
• Math proficiency: 18% ▼ -7.00%
• Reading proficiency: 27% ▼ -2.00%
• Median HH income: $35,288
• Composite: 18.55/100
• National rank: #8913
• State rank: #270 of 301 in IN

Livability — Richmond

• Score: 83/100
• State rank: #10
• US rank: #869

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Richmond, IN
• County: Wayne County · 44,615 people
• City population: 44,615
• Metro: Richmond, IN
• Population (ZIP): 44,615
• Household income: $50,766
• Rent vs Own: 36.0% rent · 64.0% own
• Severe rent burden: 1600.0

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 63,316 people
• By 2030: 60,893 · -3.8%
• By 2040: 55,386 · -12.5%
• By 2050: 49,946 · -21.1%
• By 2075: 37,900 · -40.1%
• By 2100: 26,562 · -58.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 7% Black 6% Hispanic / Latino 4% Asian 1%
• Common ancestry: Slovak 2% Italian 1% Lithuanian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 95% English-only · Spanish 3%

Political lean MEDSL · Wayne

• 2024 margin: Solid R (+32.5) · D 32.9% · R 65.4% · Other 1.6%
• 2008→2024 swing: -28.6pp toward R · 2008: -3.9pp · 2024: -32.5pp
• All cycles: 2024: R+32.5 2020: R+29.1 2016: R+30.1 2012: R+14.7 2008: R+3.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -118.64%
• Current HPI: 182.5038
• Rent YoY: —
• Metro: Richmond, 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

-13.2% since first listed

3 events — show timeline

• 2026-03-30 Price Changed $79,900 RRELMS
• 2026-01-08 Price Changed $85,000 RRELMS
• 2025-12-10 Listed $92,000 RRELMS

Property tax history

-2.3%/yr

Latest (2024): $378 · +0.0% YoY. Source: county tax records.