5957 E Redwood Ct · Buffalo, IN 47960

$155,500

3 bd · 1.0 ba · 1,584 sqft · SingleFamily public records · 76 Days on market

Built 1970 0.94 ac lot $98/sqft · 55% below area

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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 +14.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• 1% rule +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for an affordable 3-bedroom home with access to the Tippecanoe River. Then this home is for you. This homes offer 1500 square feet of living space that includes a man cave/family room and ample parking in the from and back of the home. Schedule your showing today!

Key facts

• Ample parking
• 0.94 acre lot
• Built 1970

Tags

• ACCESS TO THE TIPPECANOE RIVER
• AMPLE PARKING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $156k.

Deal economics

• At list price, monthly cash flow is $47 ($564/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 $142k (8.7% below list).
• Recommended offer: $142k (8.7% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 2.3% in Buffalo — 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 (#232 in IN) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• North White School Corporation (rural): math 25% / reading 34% proficiency, ranked #245 of 301 in IN (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: North White Elementary School (math 29% / reading 28%, grade F, #727 of 994 statewide, top 73%, 433 students, 83% FRL); North White Middle School (math 17% / reading 32%, grade F, #251 of 330 statewide, top 77%, 201 students, 76% FRL); North White High School (math 34% / reading 64%, grade D, #123 of 369 statewide, top 36%, 266 students, 79% FRL) — zoned schools average 79% FRL vs 58% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 225 active listings in the ZIP; 47 units permitted in White County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• White County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $81k; list at $156k implies a 92% gain — meaningful room to come down on a strong offer.

Recommended offer $141,974 (8.7% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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: 0.91% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.29%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

• ARV (median comp): $344,859
• List price: $155,500
• Delta: -54.91%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6019 E Liberty Dr	0.11mi	3/1.5	1,560 (-2%)	13mo	$270,000	$173	80
8176 N Hickman Rd	0.27mi	2/1.0 (-1)	1,512 (-4%)	9mo	$295,000	$195	67
8379 N Kiger Dr	0.43mi	2/2.0 (-1)	1,416 (-11%)	21mo	$390,000	$275	36

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: -14.2%
• Equity multiple: 0.49×
• Total profit: $-22,185
• Equity at exit: $23,186

10-year hold

• IRR: -5.4%
• Equity multiple: 0.65×
• Total profit: $-15,379
• Equity at exit: $13,445

Cash invested: $43,540 (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 47960

• Home prices YoY: -17.8%
• Active inventory: 225
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,420 medium
• Mortgage (P&I): −$815
• Tax est. 1.5%: −$194 /mo · $2,332/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $47

Break-even live

Break-even rent $1,360

Max offer price $155,500

Occupancy floor 92%

Sensitivity live

Price	-10% $154	-5% $101	+0% $47	+5% $-7	+10% $-60
Rent	-10% $-65	-5% $-9	+0% $47	+5% $103	+10% $159
Rate	-1.0pp $125	-0.5pp $87	base $47	+0.5pp $7	+1.0pp $-34

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: $38,875
• Closing costs: $4,665
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-22
   days on market $155,500 Active 76 DOM
2. 2026-06-21
   days on market $155,500 Active 75 DOM
3. 2026-06-21
   days on market $155,500 Active 74 DOM
4. 2026-06-18
   days on market $155,500 Active 72 DOM
5. 2026-06-17
   days on market $155,500 Active 71 DOM
6. 2026-06-16
   days on market $155,500 Active 70 DOM
7. 2026-06-15
   days on market $155,500 Active 69 DOM
8. 2026-06-13
   days on market $155,500 Active 67 DOM
9. 2026-06-12
   days on market $155,500 Active 66 DOM
10. 2026-06-09
    days on market $155,500 Active 63 DOM
11. 2026-06-08
    days on market $155,500 Active 62 DOM
12. 2026-06-07
    days on market $155,500 Active 61 DOM
13. 2026-06-07
    days on market $155,500 Active 60 DOM
14. 2026-06-04
    days on market $155,500 Active 57 DOM
15. 2026-06-02
    days on market $155,500 Active 56 DOM
16. 2026-06-01
    days on market $155,500 Active 55 DOM
17. 2026-05-31
    days on market $155,500 Active 54 DOM
18. 2026-05-31
    days on market $155,500 Active 53 DOM
19. 2026-05-03
    price $155,500 272-char remark

    Show marketing remark (272 chars)

    Looking for an affordable 3-bedroom home with access to the Tippecanoe River. Then this home is for you. This homes offer 1500 square feet of living space that includes a man cave/family room and ample parking in the from and back of the home. Schedule your showing today!

20. 2026-04-07
    listed $162,500 Active 272-char remark

    Show marketing remark (272 chars)

    Looking for an affordable 3-bedroom home with access to the Tippecanoe River. Then this home is for you. This homes offer 1500 square feet of living space that includes a man cave/family room and ample parking in the from and back of the home. Schedule your showing today!

21. 2022-05-27
    soldstatus $80,900 251-char remark

    Show marketing remark (251 chars)

    Three bedroom, 1 bath home waiting for a new owner. Large parking area in front and back of house. Bonus room has many possibilities. Metal roof less than seven years old. Optional small yearly HOA will allow access to community grounds and boat ramp.

22. 2021-12-17
    listed $109,900 251-char remark

    Show marketing remark (251 chars)

    Three bedroom, 1 bath home waiting for a new owner. Large parking area in front and back of house. Bonus room has many possibilities. Metal roof less than seven years old. Optional small yearly HOA will allow access to community grounds and boat ramp.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,037
• − Mortgage interest: −$8,710
• − Property taxes: −$2,332
• − Insurance: −$778
• − Repairs & maintenance: −$1,363
• − Management: −$1,363
• − Depreciation: −$4,524
• Taxable loss: −$2,033
• Est. tax savings @ 24.0%: +$488
• After-tax cash flow: $1,052/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: North White School Corporation
• NCES district ID: 1808130
• Math proficiency: 25% ▼ -15.00%
• Reading proficiency: 34% ▼ -9.00%
• Median HH income: $42,460
• Composite: 25.03/100
• National rank: #7550
• State rank: #245 of 301 in IN

Livability — Buffalo

• Score: 68/100
• State rank: #232
• US rank: #10015

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 22
• Population (ZIP): 15,313

Population outlook (White County) Hauer SSP2

• Today (2025): 23,006 people
• By 2030: 22,204 · -3.5%
• By 2040: 20,441 · -11.1%
• By 2050: 18,711 · -18.7%
• By 2075: 14,989 · -34.8%
• By 2100: 10,896 · -52.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 6% Two or more races 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 4% Iranian 3% Lithuanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4%

Political lean MEDSL · White

• 2024 margin: Solid R (+45.0) · D 26.4% · R 71.4% · Other 2.2%
• 2008→2024 swing: -36.7pp toward R · 2008: -8.3pp · 2024: -45.0pp
• All cycles: 2024: R+45.0 2020: R+44.1 2016: R+42.9 2012: R+23.6 2008: R+8.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -52.85%
• Current HPI: 243.8468
• 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

+41.5% since first listed

4 events — show timeline

• 2026-05-03 Price Changed $155,500 IRMLS
• 2026-04-07 Listed $162,500 IRMLS
• 2022-05-27 Sold (MLS) $80,900 IRMLS
• 2021-12-17 Listed $109,900 IRMLS

Property tax history

+5.7%/yr

Latest (2024): $143 · +47.9% YoY. Source: county tax records.