143 Rural St · Austin, IN 47102

$89,900

2 bd · 1.0 ba · 696 sqft · SingleFamily public records · 32 Days on market

Built 1950 6,098 sqft lot $129/sqft · 8% below area Est $98k · 8% 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 +24.8/30.0
• ARV discount +11.2/15.0
• DSCR +8.0/10.0
• 1% rule +5.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming and move-in ready! This beautifully renovated 2-bedroom, 1-bath home offers an excellent opportunity for affordable homeownership. Inside, you'll find fresh updates throughout, creating a clean and inviting living space that's ready for its new owner. The home features a covered front porch-perfect for relaxing-as well as a metal roof for added durability and peace of mind. A storage shed provides additional space for tools or outdoor equipment. This total electric home offers efficiency and convenience. Whether you're looking for your first home, downsizing, or adding to your investment portfolio, this property is one you won't want to miss! This house now has brand new gutters!

Key facts

• Covered front porch
• Metal roof
• Storage shed

Tags

• COVERED FRONT PORCH
• METAL ROOF
• STORAGE SHED
• TOTAL ELECTRIC HOME

Property features AI

Finance

• Other: Property updated/remodeled; Low maintenance lifestyle: No

Exterior

• Parking: Gravel parking
• Utilities: Public water; Municipal sewer connected; No solid waste service indicated
• Home design: Single family residence; One level
• Construction: Vinyl siding; Block foundation
• Exterior features: Covered porch/patio; No fence; Lot under 1/4 acre (approximately 0.14 acre)

Interior

• Kitchen: Electric oven; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating (electric); Window air conditioning unit(s)
• Interior features: Eat-in kitchen; Covered patio
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $189 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($957 rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 4.2% in Austin — 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 60/100 on livability (#523 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: health & safety D, amenities F, commute F.
• Scott County School District 1 (town): math 16% / reading 26% proficiency, ranked #274 of 301 in IN (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Austin Elementary School (math 23% / reading 20%, grade F, #803 of 994 statewide, top 81%, 612 students, 64% FRL); Austin High School (math 12% / reading 47%, grade F, #308 of 369 statewide, top 84%, 432 students, 52% FRL) — zoned schools at 58% FRL track the district average.
• Market conditions: 54 active listings in the ZIP; 73 units permitted in Scott County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Scott County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $17k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $90k implies a 781% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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 1950 — 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 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?
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: 1.06% ✓
• Cap rate: 8.82%
• Cash-on-cash: 9.01%
• DSCR: 1.40
• GRM: 7.8

CMA / ARV

• ARV (median comp): $98,062
• List price: $89,900
• Delta: -8.32%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1248 Clay St	0.36mi	2/1.0	720 (+3%)	10mo	$129,900	$180	69
455 Gary Ave	0.33mi	2/1.0	768 (+10%)	6mo	$120,000	$156	62
325 Broadway St	0.25mi	2/1.0	768 (+10%)	11mo	$147,000	$191	62
220 Mann Ave	0.68mi	2/1.0	728 (+5%)	0mo	$131,500	$181	60
261 North St	0.10mi	1/1.0 (-1)	600 (-14%)	12mo	$89,900	$150	58
265 Rice St	0.51mi	2/1.0	624 (-10%)	3mo	$97,000	$155	56

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: -2.7%
• Equity multiple: 0.90×
• Total profit: $-2,547
• Equity at exit: $13,404

10-year hold

• IRR: 7.0%
• Equity multiple: 1.52×
• Total profit: $13,207
• Equity at exit: $7,773

Cash invested: $25,172 (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 47102

• Home prices YoY: -8.9%
• Active inventory: 54
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $957 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$58 /mo · $694/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $189

Break-even live

Break-even rent $717

Max offer price $89,900

Occupancy floor 75%

Sensitivity live

Price	-10% $240	-5% $214	+0% $189	+5% $164	+10% $138
Rent	-10% $113	-5% $151	+0% $189	+5% $227	+10% $265
Rate	-1.0pp $234	-0.5pp $212	base $189	+0.5pp $166	+1.0pp $142

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-17
   status $89,900 Pending 32 DOM
2. 2026-06-17
   days on market $89,900 Active 32 DOM
3. 2026-06-16
   days on market $89,900 Active 31 DOM
4. 2026-06-15
   days on market $89,900 Active 30 DOM
5. 2026-06-14
   price $89,900 Active 28 DOM
6. 2026-06-13
   days on market $99,900 Active 28 DOM
7. 2026-06-12
   remarks 697-char remark
8. 2026-06-12
   days on market $99,900 Active 27 DOM
9. 2026-06-09
   status $99,900 Active 24 DOM
10. 2026-05-18
    price $99,900 659-char remark
11. 2026-05-18
    price $99,900 695-char remark
12. 2026-05-13
    price $104,900 695-char remark
13. 2026-05-13
    price $104,900 659-char remark
14. 2026-05-04
    listed $107,000 Active 659-char remark
15. 2026-05-04
    listed $107,000 Active 695-char remark
16. 2011-05-02
    soldstatus $10,200

ⓘ 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: $694 · $58/mo
• Projected year-2 tax: $729 · $61/mo
• Expected delta: +$35/yr (+$3/mo · 5.1%)

ⓘ 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 ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,480
• − Mortgage interest: −$5,036
• − Property taxes: −$694
• − Insurance: −$450
• − Repairs & maintenance: −$918
• − Management: −$918
• − Depreciation: −$2,615
• Taxable income: $849
• Est. tax owed @ 24.0%: −$204
• After-tax cash flow: $2,065/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: Scott County School District 1
• NCES district ID: 1809990
• Math proficiency: 16% ▼ -21.00%
• Reading proficiency: 26% ▼ -10.00%
• Median HH income: $36,972
• Composite: 17.46/100
• National rank: #9062
• State rank: #274 of 301 in IN

Livability — Austin

• Score: 60/100
• State rank: #523
• US rank: #18774

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Austin, IN
• City population: 6,647
• Population (ZIP): 6,647

Population outlook (Scott County) Hauer SSP2

• Today (2025): 22,525 people
• By 2030: 21,609 · -4.1%
• By 2040: 19,536 · -13.3%
• By 2050: 17,370 · -22.9%
• By 2075: 12,862 · -42.9%
• By 2100: 9,340 · -58.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 1% · Canada

Political lean MEDSL · Scott

• 2024 margin: Solid R (+51.5) · D 23.4% · R 74.9% · Other 1.6%
• 2008→2024 swing: -49.5pp toward R · 2008: -2.0pp · 2024: -51.5pp
• All cycles: 2024: R+51.5 2020: R+45.6 2016: R+37.9 2012: R+6.2 2008: R+2.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -25.77%
• Current HPI: 263.604
• 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

+781.4% since first listed

11 events — show timeline

• 2026-06-17 Pending — MIBOR as Distributed by MLS Grid
• 2026-06-14 Price Changed $89,900 MIBOR as Distributed by MLS Grid
• 2026-06-14 Price Changed $89,900 SIRA
• 2026-06-09 Relisted — MIBOR as Distributed by MLS Grid
• 2026-05-30 Pending — MIBOR as Distributed by MLS Grid
• 2026-05-18 Price Changed $99,900 MIBOR as Distributed by MLS Grid
• 2026-05-18 Price Changed $99,900 SIRA
• 2026-05-13 Price Changed $104,900 SIRA
• 2026-05-13 Price Changed $104,900 MIBOR as Distributed by MLS Grid
• 2026-05-04 Listed $107,000 MIBOR as Distributed by MLS Grid
• 2011-05-02 Sold (Public Records) $10,200 Public Records

Property tax history

+0.1%/yr

Latest (2024): $694 · -8.9% YoY. Source: county tax records.