615 W Oak St · Seymour, IN 47274

$135,000

3 bd · 1.0 ba · 1,194 sqft · SingleFamily public records · 46 Days on market

Built 1900 0.26 ac lot $113/sqft · 46% above area Est $174k · 22% under

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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 +24.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +5.4/10.0
• Livability +3.4/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This house has had a total makeover. Roof, windows, doors, HVAC system, water heater, electrical, siding, concrete porch, walkway, patio, paint, floor coverings & much more!

Key facts

• Unfinished basement
• Concrete patio
• Storm shelter

Tags

• EXPANSIVE BACKYARD
• CONCRETE PATIO
• GARDEN SHED
• UNFINISHED BASEMENT
• STORM SHELTER

Property features AI

Exterior

• Parking: Gravel parking; No garage
• Utilities: Public water; Municipal sewer connected
• Home design: Single-family residence; One story
• Construction: Vinyl siding exterior; Block foundation
• Exterior features: Approximately 0.26-acre lot (about 1/4–1/2 acre)

Interior

• Kitchen: Electric cooktop; Electric oven; Microwave; Dishwasher; Refrigerator
• Bedrooms: Three bedrooms on the main level (one 14x14, one 14x10, plus an additional 14x14 room listed on main level)
• Bathrooms: One full bathroom (on the main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Eat-in kitchen; Unfinished basement
• Laundry & utility: Main-level laundry room (9x15.5); Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 3.5% in Seymour — 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 68/100 on livability (#211 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, health & safety D, amenities F.
• Seymour Community Schools (town): math 27% / reading 33% proficiency, ranked #239 of 301 in IN (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Seymour Senior High School (math 29% / reading 55%, grade F, #197 of 369 statewide, top 57%, 1,690 students, 57% FRL).
• Zoned-school proficiency averages 42% at this address vs 30% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Seymour Community Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 245 active listings in the ZIP; 101 units permitted in Jackson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Jackson County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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 $82k; list at $135k implies a 65% gain — meaningful room to come down on a strong offer.

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 $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 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. 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: 1.04% ✓
• Cap rate: 8.73%
• Cash-on-cash: 8.70%
• DSCR: 1.39
• GRM: 8.0

CMA / ARV

• ARV (median comp): $173,889
• List price: $135,000
• Delta: -22.36%
• 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
705 S Pine St	0.09mi	3/1.0	1,223 (+2%)	3mo	$75,000	$61	89
807 S Poplar St	0.20mi	3/2.0	1,220 (+2%)	2mo	$209,900	$172	81
519 S Beech St	0.10mi	2/1.0 (-1)	1,113 (-7%)	3mo	$179,900	$162	77
722 Jackson St	0.10mi	2/1.0 (-1)	1,280 (+7%)	4mo	$163,000	$127	75
815 Sarasota Dr	0.22mi	2/2.0 (-1)	1,250 (+5%)	2mo	$185,000	$148	72
313 Jackson St	0.25mi	2/1.0 (-1)	1,104 (-8%)	2mo	$172,000	$156	70
110 Windhorst Ct	0.45mi	3/1.5	1,152 (-4%)	4mo	$65,000	$56	68
818 Garden Ave	0.41mi	3/2.0	1,248 (+4%)	2mo	$190,000	$152	68
1000 Gaiser Dr	0.49mi	3/1.0	1,124 (-6%)	2mo	$209,000	$186	66
828 Phillips Ln	0.53mi	3/2.0	1,275 (+7%)	4mo	$239,900	$188	57
201 Lee Blvd	0.48mi	2/1.0 (-1)	1,032 (-14%)	3mo	$160,000	$155	48
663 S Vine St	0.61mi	3/1.5	1,356 (+14%)	1mo	$95,000	$70	46

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: -3.1%
• Equity multiple: 0.88×
• Total profit: $-4,468
• Equity at exit: $20,129

10-year hold

• IRR: 6.5%
• Equity multiple: 1.49×
• Total profit: $18,417
• Equity at exit: $11,672

Cash invested: $37,800 (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 47274

• Active inventory: 245
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,404 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$71 /mo · $853/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $274

Break-even live

Break-even rent $1,057

Max offer price $135,000

Occupancy floor 75%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $135,000 Active 46 DOM
2. 2026-06-18
   days on market $135,000 Active 45 DOM
3. 2026-06-17
   days on market $135,000 Active 44 DOM
4. 2026-06-16
   days on market $135,000 Active 43 DOM
5. 2026-06-15
   days on market $135,000 Active 42 DOM
6. 2026-06-14
   days on market $135,000 Active 40 DOM
7. 2026-06-13
   days on market $135,000 Active 39 DOM
8. 2026-06-10
   days on market $135,000 Active 37 DOM
9. 2026-06-09
   days on market $135,000 Active 36 DOM
10. 2026-06-08
    days on market $135,000 Active 35 DOM
11. 2026-06-07
    days on market $135,000 Active 34 DOM
12. 2026-06-05
    days on market $135,000 Active 31 DOM
13. 2026-06-03
    days on market $135,000 Active 30 DOM
14. 2026-06-02
    days on market $135,000 Active 29 DOM
15. 2026-06-01
    days on market $135,000 Active 28 DOM
16. 2026-05-31
    days on market $135,000 Active 27 DOM
17. 2026-05-30
    days on market $135,000 Active 26 DOM
18. 2026-05-02
    listed $135,000 Active 943-char remark
19. 2016-08-02
    soldstatus $82,000 177-char remark

    Show marketing remark (177 chars)

    This house has had a total makeover. Roof, windows, doors, HVAC system, water heater, electrical, siding, concrete porch, walkway, patio, paint, floor coverings & much more!

20. 2016-03-24
    listed $86,500 177-char remark

    Show marketing remark (177 chars)

    This house has had a total makeover. Roof, windows, doors, HVAC system, water heater, electrical, siding, concrete porch, walkway, patio, paint, floor coverings & much more!

21. 2013-05-08
    soldstatus $9,750
22. 2013-05-02
    soldstatus $9,750

    Show marketing remark (88 chars)

    Single family home built in 1900 has 1162 SF and unfinished basement. Large 50x225 lot.

23. 2013-02-05
    listed $15,000

    Show marketing remark (88 chars)

    Single family home built in 1900 has 1162 SF and unfinished basement. Large 50x225 lot.

24. 2013-01-10
    soldstatus $26,145

ⓘ 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: $853 · $71/mo
• Projected year-2 tax: $1,000 · $83/mo
• Expected delta: +$147/yr (+$12/mo · 17.3%)

ⓘ 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 5/10 Major 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,848
• − Mortgage interest: −$7,562
• − Property taxes: −$853
• − Insurance: −$675
• − Repairs & maintenance: −$1,348
• − Management: −$1,348
• − Depreciation: −$3,927
• Taxable income: $1,136
• Est. tax owed @ 24.0%: −$273
• After-tax cash flow: $3,015/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: Seymour Community Schools
• NCES district ID: 1810080
• Math proficiency: 27% ▼ -10.00%
• Reading proficiency: 33% ▼ -9.00%
• Median HH income: $46,122
• Composite: 25.81/100
• National rank: #7362
• State rank: #239 of 301 in IN

Livability — Seymour

• Score: 68/100
• State rank: #211
• US rank: #9328

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Seymour, IN
• County: Jackson County · 33,068 people
• City population: 33,068
• Metro: Seymour, IN
• Population (ZIP): 33,068
• Household income: $71,457
• Rent vs Own: 33.1% rent · 66.9% own
• Severe rent burden: 453.0

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 46,376 people
• By 2030: 47,344 · +2.1%
• By 2040: 48,936 · +5.5%
• By 2050: 49,738 · +7.2%
• By 2075: 50,435 · +8.8%
• By 2100: 46,321 · -0.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 18% Two or more races 12% Asian 3% Black 1% Native American 1%
• Hispanic origin (detail): Mexican 10% Puerto Rican 2%
• Common ancestry: Slovak 2% Romanian 2% Iranian 1%
• Foreign-born: 11% · Canada
• Languages at home: 85% English-only · Spanish 12% Other Asian/Pacific 2% Other Indo-European 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+55.3) · D 21.5% · R 76.8% · Other 1.7%
• 2008→2024 swing: -41.6pp toward R · 2008: -13.7pp · 2024: -55.3pp
• All cycles: 2024: R+55.3 2020: R+53.3 2016: R+51.4 2012: R+27.4 2008: R+13.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -146.47%
• Current HPI: 211.9507
• Rent YoY: —
• Metro: Seymour, 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

+416.4% since first listed

7 events — show timeline

• 2026-05-02 Listed $135,000 MIBOR as Distributed by MLS Grid
• 2016-08-02 Sold (MLS) $82,000 MIBOR as Distributed by MLS Grid
• 2016-03-24 Listed $86,500 MIBOR as Distributed by MLS Grid
• 2013-05-08 Sold (Public Records) $9,750 Public Records
• 2013-05-02 Sold (MLS) $9,750 MIBOR as Distributed by MLS Grid
• 2013-02-05 Listed $15,000 MIBOR as Distributed by MLS Grid
• 2013-01-10 Sold (Public Records) $26,145 Public Records

Property tax history

+2.6%/yr

Latest (2024): $853 · -12.4% YoY. Source: county tax records.