1216 Pontiac St · Rochester, IN 46975

$129,000

2 bd · 1.0 ba · 1,050 sqft · SingleFamily public records · 74 Days on market

Built 1900 5,663 sqft lot Est $126k · at est.

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Why this score? — see what drove the D- 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 +14.0/30.0
• ARV discount +6.4/15.0
• DSCR +4.2/10.0
• Livability +3.5/5.0
• 1% rule +3.4/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedroom 1 bath with new flooring and paint throughout. Enclosed front and back porches. New roof in 2019. Large eat-in kitchen with custom ceramic counter tops and appliances. Conveniently located close to schools and shopping.

Key facts

• 5,663 sq ft lot
• Built 1900
• Listed 74 days

Tags

• ENCLOSED FRONT PORCHES
• ENCLOSED BACK PORCHES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $16 ($187/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 $108k (16.1% below list).
• Recommended offer: $108k (16.1% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 2.4% in Rochester — 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 69/100 on livability (#206 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: employment D, amenities F, commute F.
• Rochester Community School Corporation (town): math 31% / reading 41% proficiency, ranked #188 of 301 in IN (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: George M Riddle Elementary School (math 37% / reading 34%, grade F, #584 of 994 statewide, top 59%, 364 students, 58% FRL); Rochester Community Middle School (math 28% / reading 42%, grade F, #164 of 330 statewide, top 50%, 317 students, 58% FRL); Rochester Community High School (math 27% / reading 62%, grade F, #169 of 369 statewide, top 51%, 610 students, 57% FRL) — zoned schools average 58% FRL vs 41% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 100 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 23 units permitted in Fulton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $892 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Fulton County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $65k; list at $129k implies a 98% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,243 (16.1% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.84% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.52%
• DSCR: 1.02
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $126,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1109 Pontiac St	0.09mi	3/1.0 (+1)	1,130 (+8%)	4mo	$95,000	$84	74
128 W 7th St	0.44mi	3/1.0 (+1)	1,072 (+2%)	5mo	$120,000	$112	67
1209 Madison St	0.27mi	2/1.0	1,173 (+12%)	10mo	$78,000	$66	60
945 Sanford Dr	0.55mi	3/1.0 (+1)	1,092 (+4%)	4mo	$180,000	$165	59
1567 Elizabeth Ave	0.48mi	3/1.0 (+1)	1,154 (+10%)	1mo	$95,000	$82	56
730 Sweetgum Rd	0.70mi	3/1.0 (+1)	1,092 (+4%)	1mo	$204,000	$187	55
1612 Main St	0.34mi	2/1.0	956 (-9%)	20mo	$60,000	$63	53
1200 College Ave	0.57mi	2/1.0	1,128 (+7%)	16mo	$135,000	$120	48
1529 College Ave	0.66mi	3/2.0 (+1)	1,092 (+4%)	7mo	$189,000	$173	48
1312 S Park Rd	0.33mi	3/2.0 (+1)	1,200 (+14%)	12mo	$199,000	$166	42
725 E 17th St	0.71mi	3/1.0 (+1)	1,008 (-4%)	18mo	$139,900	$139	40
1101 Park St	0.63mi	2/1.0	904 (-14%)	17mo	$95,000	$105	33

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: -15.5%
• Equity multiple: 0.45×
• Total profit: $-19,929
• Equity at exit: $19,234

10-year hold

• IRR: -7.0%
• Equity multiple: 0.55×
• Total profit: $-16,142
• Equity at exit: $11,154

Cash invested: $36,120 (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 46975

• Home prices YoY: -28.7%
• Active inventory: 100
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,082 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$109 /mo · $1,312/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $16

Break-even live

Break-even rent $1,063

Max offer price $129,000

Occupancy floor 94%

Sensitivity live

Price	-10% $89	-5% $52	+0% $16	+5% $-21	+10% $-57
Rent	-10% $-70	-5% $-27	+0% $16	+5% $58	+10% $101
Rate	-1.0pp $81	-0.5pp $48	base $16	+0.5pp $-18	+1.0pp $-52

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1707 Madison St Rochester, IN	2.0	1.0	1000	$1,195	$1.20	25d	1	0.45mi
513 Main St Rochester, IN	2.0	1.0	1200	$1,200	$1.00	16d	1	0.60mi
421 Westwood Ln Rochester, IN	2.0	1.0	657	$910	$1.38	25d	1	0.64mi

Listing history 8 events

1. 2025-07-03
   status Pending
2. 2025-07-02
   price $129,000
3. 2025-06-18
   status Active
4. 2025-06-04
   status Pending
5. 2025-05-07
   price $109,000
6. 2025-04-08
   listed $129,900 Active
7. 2022-01-26
   soldstatus $65,000 230-char remark

   Show marketing remark (230 chars)

   3 bedroom 1 bath with new flooring and paint throughout. Enclosed front and back porches. New roof in 2019. Large eat-in kitchen with custom ceramic counter tops and appliances. Conveniently located close to schools and shopping.

8. 2022-01-19
   listed $69,900 230-char remark

   Show marketing remark (230 chars)

   3 bedroom 1 bath with new flooring and paint throughout. Enclosed front and back porches. New roof in 2019. Large eat-in kitchen with custom ceramic counter tops and appliances. Conveniently located close to schools and shopping.

ⓘ 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: $1,312 · $109/mo
• Projected year-2 tax: $1,312 · $109/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 ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,989
• − Mortgage interest: −$7,226
• − Property taxes: −$1,312
• − Insurance: −$645
• − Repairs & maintenance: −$1,039
• − Management: −$1,039
• − Depreciation: −$3,753
• Taxable loss: −$2,025
• Est. tax savings @ 24.0%: +$486
• After-tax cash flow: $673/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: Rochester Community School Corporation
• NCES district ID: 1809630
• Math proficiency: 31% ▼ -4.00%
• Reading proficiency: 41% ▲ 2.00%
• Median HH income: $42,645
• Composite: 30.44/100
• National rank: #6231
• State rank: #188 of 301 in IN

Livability — Rochester

• Score: 69/100
• State rank: #206
• US rank: #9060

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rochester, IN
• County: Fulton County · 13,824 people
• City population: 13,824
• Metro: nan
• Population (ZIP): 13,824
• Household income: $61,185
• Rent vs Own: 21.3% rent · 78.7% own
• Severe rent burden: 238.0

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 19,537 people
• By 2030: 19,013 · -2.7%
• By 2040: 17,959 · -8.1%
• By 2050: 17,038 · -12.8%
• By 2075: 15,117 · -22.6%
• By 2100: 13,179 · -32.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Iranian 2% Scottish 2% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · German/W. Germanic 2% Spanish 1%

Political lean MEDSL · Fulton

• 2024 margin: Solid R (+51.2) · D 23.7% · R 74.9% · Other 1.4%
• 2008→2024 swing: -35.2pp toward R · 2008: -16.0pp · 2024: -51.2pp
• All cycles: 2024: R+51.2 2020: R+48.2 2016: R+48.4 2012: R+33.2 2008: R+16.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -85.72%
• Current HPI: 212.9033
• Rent YoY: —
• Metro: nan
• 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

+84.5% since first listed

8 events — show timeline

• 2025-07-03 Pending — IRMLS
• 2025-07-02 Price Changed $129,000 IRMLS
• 2025-06-18 Relisted — IRMLS
• 2025-06-04 Pending — IRMLS
• 2025-05-07 Price Changed $109,000 IRMLS
• 2025-04-08 Listed $129,900 IRMLS
• 2022-01-26 Sold (MLS) $65,000 IRMLS
• 2022-01-19 Listed $69,900 IRMLS

Property tax history

+18.3%/yr

Latest (2024): $1,312 · -1.1% YoY. Source: county tax records.