1011 N 310 E · Jasper, IN 47546

$74,000

1 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 30 Days on market

Built 1984 5,663 sqft lot ↓ 17% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This cozy and inviting property at Beaver Lake is truly a hidden gem! This 2-bedroom, 1 full bath home boasts with natural light and a spacious open floor plan. The kitchen features an abundance of cabinets and countertop space plus an eat-in area. Updates include new floors throughout, fresh paint on walls & ceilings, re-painted kitchen cabinets, new light fixtures and exterior has been recently power washed. Enjoy your private dock for fishing or ease of access to your water toys! Fiber optic internet / cable is available. This home is ideal for nature lovers who are looking to embrace the great outdoors! Property is being sold in "As-Is" condition.

Key facts

• Lake views
• Ample cabinetry
• Direct lake access

Tags

• LAKE VIEWS
• DIRECT LAKE ACCESS
• DOCK PRIVILEGES
• NATURAL LIGHT
• OPEN-CONCEPT LAYOUT
• AMPLE CABINETRY

Property features AI

Finance

• HOA & community: Community playground / association playground

Exterior

• Parking: Off-street parking; Gravel parking surface
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; Septic tank sewer; Cable available
• Home design: Manufactured home (residential); Single-story entry (no separate levels listed)
• Construction: Metal siding and vinyl siding; Metal and shingle roof; Slab foundation; Built area above grade: 784 (unit omitted per instructions)
• Exterior features: Deck; Storm door(s); Shed(s); Lake access / lake privileges; Views

Interior

• Kitchen: Microwave; Electric cooktop; Electric oven; Exhaust fan
• Bedrooms: Total of 4 rooms (bedroom count not explicitly specified)
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating; Natural gas and propane heating options; Window cooling unit(s)
• Interior features: Breakfast bar; Eat-in kitchen; Window blinds; One fireplace (no specific features listed)
• Laundry & utility: Washer hookup (main level); Gas dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $74k.

Deal economics

• At list price, monthly cash flow is $343 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $74k).
• Recommended offer: $73k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 79/100 on livability (#25 in IN, #2,183 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: 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.
• Zoned schools: Northeast Dubois Elementary School (235 students, 29% FRL); Northeast Dubois Jr/Sr High School (math 47% / reading 57%, grade D+, #106 of 369 statewide, top 31%, 368 students, 25% FRL).
• Market conditions: 14 active listings in the ZIP; 197 units permitted in Dubois County in 2024 (20 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $512 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Dubois County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $60k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,890 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.71% ✓
• Cap rate: 13.89%
• Cash-on-cash: 27.14%
• DSCR: 2.21
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $380,640
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1271 N 315 E Lot 193F, 194F	0.20mi	1/1.5	1,100 (-12%)	12mo	$335,000	$305	58

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: 12.1%
• Equity multiple: 1.48×
• Total profit: $9,983
• Equity at exit: $11,034

10-year hold

• IRR: 21.1%
• Equity multiple: 2.80×
• Total profit: $37,285
• Equity at exit: $6,398

Cash invested: $20,720 (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 47546

• Home prices YoY: -25.3%
• Active inventory: 14
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,262 medium
• Mortgage (P&I): −$388
• Tax from tax record: −$110 /mo · $1,317/yr
• Insurance: −$31
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $343

Break-even live

Break-even rent $828

Max offer price $74,000

Occupancy floor 68%

Sensitivity live

Price	-10% $385	-5% $364	+0% $343	+5% $322	+10% $301
Rent	-10% $244	-5% $293	+0% $343	+5% $393	+10% $443
Rate	-1.0pp $381	-0.5pp $362	base $343	+0.5pp $324	+1.0pp $305

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: $18,500
• Closing costs: $2,220
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $74,000 Active 30 DOM
2. 2026-06-18
   days on market $74,000 Active 29 DOM
3. 2026-06-17
   days on market $74,000 Active 28 DOM
4. 2026-06-16
   days on market $74,000 Active 27 DOM
5. 2026-06-15
   days on market $74,000 Active 26 DOM
6. 2026-06-14
   days on market $74,000 Active 24 DOM
7. 2026-06-12
   days on market $74,000 Active 23 DOM
8. 2026-06-09
   days on market $74,000 Active 20 DOM
9. 2026-06-08
   days on market $74,000 Active 19 DOM
10. 2026-06-07
    days on market $74,000 Active 18 DOM
11. 2026-06-05
    days on market $74,000 Active 16 DOM
12. 2026-06-04
    days on market $74,000 Active 14 DOM
13. 2026-06-02
    days on market $74,000 Active 13 DOM
14. 2026-06-01
    days on market $74,000 Active 12 DOM
15. 2026-05-31
    days on market $74,000 Active 11 DOM
16. 2026-05-31
    days on market $74,000 Active 10 DOM
17. 2026-05-20
    listed $74,000 Active
18. 2024-06-28
    soldstatus $60,000 Closed 675-char remark

    Show marketing remark (675 chars)

    This cozy and inviting property at Beaver Lake is truly a hidden gem! This 2-bedroom, 1 full bath home boasts with natural light and a spacious open floor plan. The kitchen features an abundance of cabinets and countertop space plus an eat-in area. Updates include new floors throughout, fresh paint on walls & ceilings, re-painted kitchen cabinets, new light fixtures and exterior has been recently power washed. Enjoy your private dock for fishing or ease of access to your water toys! Fiber optic internet / cable is available. This home is ideal for nature lovers who are looking to embrace the great outdoors! Property is being sold in "As-Is" condition.

19. 2024-06-07
    status Pending 675-char remark

    Show marketing remark (675 chars)

    This cozy and inviting property at Beaver Lake is truly a hidden gem! This 2-bedroom, 1 full bath home boasts with natural light and a spacious open floor plan. The kitchen features an abundance of cabinets and countertop space plus an eat-in area. Updates include new floors throughout, fresh paint on walls & ceilings, re-painted kitchen cabinets, new light fixtures and exterior has been recently power washed. Enjoy your private dock for fishing or ease of access to your water toys! Fiber optic internet / cable is available. This home is ideal for nature lovers who are looking to embrace the great outdoors! Property is being sold in "As-Is" condition.

20. 2024-05-09
    price $69,500 675-char remark

    Show marketing remark (675 chars)

    This cozy and inviting property at Beaver Lake is truly a hidden gem! This 2-bedroom, 1 full bath home boasts with natural light and a spacious open floor plan. The kitchen features an abundance of cabinets and countertop space plus an eat-in area. Updates include new floors throughout, fresh paint on walls & ceilings, re-painted kitchen cabinets, new light fixtures and exterior has been recently power washed. Enjoy your private dock for fishing or ease of access to your water toys! Fiber optic internet / cable is available. This home is ideal for nature lovers who are looking to embrace the great outdoors! Property is being sold in "As-Is" condition.

21. 2024-04-19
    price $79,500 675-char remark

    Show marketing remark (675 chars)

    This cozy and inviting property at Beaver Lake is truly a hidden gem! This 2-bedroom, 1 full bath home boasts with natural light and a spacious open floor plan. The kitchen features an abundance of cabinets and countertop space plus an eat-in area. Updates include new floors throughout, fresh paint on walls & ceilings, re-painted kitchen cabinets, new light fixtures and exterior has been recently power washed. Enjoy your private dock for fishing or ease of access to your water toys! Fiber optic internet / cable is available. This home is ideal for nature lovers who are looking to embrace the great outdoors! Property is being sold in "As-Is" condition.

22. 2024-04-03
    listed $89,500 Active 675-char remark

    Show marketing remark (675 chars)

    This cozy and inviting property at Beaver Lake is truly a hidden gem! This 2-bedroom, 1 full bath home boasts with natural light and a spacious open floor plan. The kitchen features an abundance of cabinets and countertop space plus an eat-in area. Updates include new floors throughout, fresh paint on walls & ceilings, re-painted kitchen cabinets, new light fixtures and exterior has been recently power washed. Enjoy your private dock for fishing or ease of access to your water toys! Fiber optic internet / cable is available. This home is ideal for nature lovers who are looking to embrace the great outdoors! Property is being sold in "As-Is" condition.

ⓘ 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: $1,317 · $110/mo
• Projected year-2 tax: $1,317 · $110/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 9/10 Extreme FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $15,148
• − Mortgage interest: −$4,145
• − Property taxes: −$1,317
• − Insurance: −$1,872
• − Repairs & maintenance: −$1,212
• − Management: −$1,212
• − Depreciation: −$2,153
• Taxable income: $3,236
• Est. tax owed @ 24.0%: −$777
• After-tax cash flow: $3,343/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 — Jasper

• Score: 79/100
• State rank: #25
• US rank: #2183

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Dubois County · 22,191 people
• City population: 22,191
• Metro: Jasper, IN
• Population (ZIP): 22,191
• Household income: $73,659
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 347.0

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 6% Two or more races 3% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 2% Slovak 1% Romanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 5% Other Indo-European 1% German/W. Germanic 1%

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: ▼ -64.86%
• Current HPI: 191.3025
• Rent YoY: —
• Metro: Jasper, 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

-17.3% since first listed

6 events — show timeline

• 2026-05-20 Listed $74,000 IRMLS
• 2024-06-28 Sold (MLS) $60,000 IRMLS
• 2024-06-07 Pending — IRMLS
• 2024-05-09 Price Changed $69,500 IRMLS
• 2024-04-19 Price Changed $79,500 IRMLS
• 2024-04-03 Listed $89,500 IRMLS

Property tax history

+14.2%/yr

Latest (2024): $1,317 · +4.5% YoY. Source: county tax records.