430 W Maple St · Waterloo, IN 46793

$94,900

3 bd · 1.0 ba · 1,768 sqft · SingleFamily public records · 53 Days on market

Built 1900 6,600 sqft lot $54/sqft · 27% below area Est $130k · 27% under

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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 +25.6/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +7.6/10.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Perfect opportunity to create your own vision in this Historic home, conveniently located just a quick walk from the library and elementary school. Offering over 1700 square feet, some of the historic details remain to add to the charm of this home. An enclosed front porch greets you as you enter the main level which includes one of the 3 Bedrooms, the Full Bath plus a bonus - main level laundry! Upstairs you will find 2 roomy bedrooms plus a landing area which could provide a quiet reading nook. One car detached garage and a deck complete the exterior features. Large rear yard for your enjoyment.

Key facts

• Quiet reading nook
• Main level laundry
• Deck

Tags

• HISTORIC HOME
• ENCLOSED FRONT PORCH
• MAIN LEVEL LAUNDRY
• QUIET READING NOOK
• ONE CAR DETACHED GARAGE
• DECK

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#323 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, schools D, commute D.
• Dekalb County Ctl United School District (town): math 42% / reading 50% proficiency, ranked #91 of 301 in IN (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 25 active listings in the ZIP; 116 units permitted in DeKalb County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $656 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• DeKalb County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $74k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $92,053 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.26% ✓
• Cap rate: 9.15%
• Cash-on-cash: 10.19%
• DSCR: 1.45
• GRM: 6.6

CMA / ARV

• ARV (median comp): $130,379
• List price: $94,900
• Delta: -27.21%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
430 W Maple St	0.00mi	3/1.0	1,768 (0%)	0mo	$95,000	$54	100
420 W Maple St	0.01mi	3/1.0	1,808 (+2%)	5mo	$165,000	$91	91
265 W Union St	0.22mi	3/1.0	1,744 (-1%)	2mo	$110,000	$63	86
265 S Franklin Sts	0.15mi	3/1.0	1,860 (+5%)	13mo	$159,900	$86	73
150 E Maple St	0.26mi	3/1.0	1,895 (+7%)	18mo	$155,750	$82	61
1145 S Wayne St	0.56mi	3/1.0	1,850 (+5%)	10mo	$196,500	$106	58
845 Innkeepers Ct	0.63mi	4/2.5 (+1)	1,788 (+1%)	15mo	$257,000	$144	45
870 Innkeepers Ct	0.68mi	4/2.5 (+1)	1,708 (-3%)	9mo	$253,000	$148	44
635 Cobblers Ct	0.50mi	4/2.5 (+1)	1,680 (-5%)	18mo	$230,000	$137	43
325 Cobblers Way	0.53mi	4/2.5 (+1)	1,855 (+5%)	23mo	$262,000	$141	37
100 Southland Ct	0.59mi	4/1.5 (+1)	1,608 (-9%)	22mo	$174,500	$109	32
740 N Wayne St	0.67mi	4/2.0 (+1)	1,932 (+9%)	23mo	$190,000	$98	25

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: -0.9%
• Equity multiple: 0.96×
• Total profit: $-954
• Equity at exit: $14,150

10-year hold

• IRR: 8.8%
• Equity multiple: 1.67×
• Total profit: $17,902
• Equity at exit: $8,205

Cash invested: $26,572 (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 46793

• Home prices YoY: -17.1%
• Active inventory: 25
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,196 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$182 /mo · $2,188/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $226

Break-even live

Break-even rent $911

Max offer price $94,900

Occupancy floor 76%

Sensitivity live

Price	-10% $279	-5% $252	+0% $226	+5% $199	+10% $172
Rent	-10% $131	-5% $178	+0% $226	+5% $273	+10% $320
Rate	-1.0pp $273	-0.5pp $250	base $226	+0.5pp $201	+1.0pp $176

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-19
   status Pending 604-char remark

   Show marketing remark (604 chars)

   Perfect opportunity to create your own vision in this Historic home, conveniently located just a quick walk from the library and elementary school. Offering over 1700 square feet, some of the historic details remain to add to the charm of this home. An enclosed front porch greets you as you enter the main level which includes one of the 3 Bedrooms, the Full Bath plus a bonus - main level laundry! Upstairs you will find 2 roomy bedrooms plus a landing area which could provide a quiet reading nook. One car detached garage and a deck complete the exterior features. Large rear yard for your enjoyment.

2. 2026-05-16
   historical Active Under Contract 604-char remark

   Show marketing remark (604 chars)

   Perfect opportunity to create your own vision in this Historic home, conveniently located just a quick walk from the library and elementary school. Offering over 1700 square feet, some of the historic details remain to add to the charm of this home. An enclosed front porch greets you as you enter the main level which includes one of the 3 Bedrooms, the Full Bath plus a bonus - main level laundry! Upstairs you will find 2 roomy bedrooms plus a landing area which could provide a quiet reading nook. One car detached garage and a deck complete the exterior features. Large rear yard for your enjoyment.

3. 2026-05-07
   price $94,900 604-char remark

   Show marketing remark (604 chars)

   Perfect opportunity to create your own vision in this Historic home, conveniently located just a quick walk from the library and elementary school. Offering over 1700 square feet, some of the historic details remain to add to the charm of this home. An enclosed front porch greets you as you enter the main level which includes one of the 3 Bedrooms, the Full Bath plus a bonus - main level laundry! Upstairs you will find 2 roomy bedrooms plus a landing area which could provide a quiet reading nook. One car detached garage and a deck complete the exterior features. Large rear yard for your enjoyment.

4. 2026-03-26
   listed $99,900 Active 604-char remark

   Show marketing remark (604 chars)

   Perfect opportunity to create your own vision in this Historic home, conveniently located just a quick walk from the library and elementary school. Offering over 1700 square feet, some of the historic details remain to add to the charm of this home. An enclosed front porch greets you as you enter the main level which includes one of the 3 Bedrooms, the Full Bath plus a bonus - main level laundry! Upstairs you will find 2 roomy bedrooms plus a landing area which could provide a quiet reading nook. One car detached garage and a deck complete the exterior features. Large rear yard for your enjoyment.

5. 2009-04-28
   soldstatus $73,500

ⓘ 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: $2,188 · $182/mo
• Projected year-2 tax: $2,188 · $182/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 2/10 Low 7 d/yr ≥101°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,356
• − Mortgage interest: −$5,316
• − Property taxes: −$2,188
• − Insurance: −$474
• − Repairs & maintenance: −$1,148
• − Management: −$1,148
• − Depreciation: −$2,761
• Taxable income: $1,320
• Est. tax owed @ 24.0%: −$317
• After-tax cash flow: $2,390/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: Dekalb County Ctl United School District
• NCES district ID: 1801590
• Math proficiency: 42% ▼ -7.00%
• Reading proficiency: 50% ▼ -7.00%
• Median HH income: $48,100
• Composite: 39.26/100
• National rank: #4000
• State rank: #91 of 301 in IN

Livability — Waterloo

• Score: 65/100
• State rank: #323
• US rank: #12661

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Waterloo, IN
• Population (ZIP): 4,122

Population outlook (DeKalb County) Hauer SSP2

• Today (2025): 42,875 people
• By 2030: 42,678 · -0.5%
• By 2040: 41,494 · -3.2%
• By 2050: 38,939 · -9.2%
• By 2075: 31,457 · -26.6%
• By 2100: 20,780 · -51.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 3% Slovak 3% Lithuanian 2%
• Foreign-born: 1%
• Languages at home: 97% English-only · Arabic 1% Other Asian/Pacific 1%

Political lean MEDSL · DeKalb

• 2024 margin: Solid R (+47.1) · D 25.6% · R 72.7% · Other 1.7%
• 2008→2024 swing: -31.9pp toward R · 2008: -15.2pp · 2024: -47.1pp
• All cycles: 2024: R+47.1 2020: R+47.2 2016: R+48.2 2012: R+31.7 2008: R+15.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.11%
• Current HPI: 232.3542
• 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

+29.1% since first listed

5 events — show timeline

• 2026-05-19 Pending — IRMLS
• 2026-05-16 Contingent — IRMLS
• 2026-05-07 Price Changed $94,900 IRMLS
• 2026-03-26 Listed $99,900 IRMLS
• 2009-04-28 Sold (Public Records) $73,500 Public Records

Property tax history

+18.8%/yr

Latest (2024): $2,188 · +199.9% YoY. Source: county tax records.