8700 W County Road 600 S · Yorktown, IN 47334

$280,000

3 bd · 1.5 ba · 1,392 sqft · SingleFamily public records · 45 Days on market

Built 1961 2.85 ac lot $201/sqft · 20% above area Est $408k · 31% under

---

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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Livability +3.7/5.0
• Schools +3.3/10.0
• Cash flow +3.2/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

PUBLIC AUCTION: WEDNESDAY, JUNE 10TH, 2026 AT 6:00 PM EASTERN | OPEN HOUSES: MONDAY, MAY 25TH AND JUNE 8TH, 2026, 5:00 - 6:30 EASTERN | The price stated on this property is a guideline value | This property may sell for more or less than the guideline value, depending on the outcome of the auction bidding. | Winning bidder shall owe $10,000.00 night of the auction | For all terms, please visit our website. | Mid-Century ranch home on 2.85+/- acre private rural setting with mature trees and open space. Featuring multiple living areas, a full finished basement, 3-seasons room, and extensive garage/outbuilding space. A unique opportunity with room to live, work, and expand. * POOL TABLE PICTURED NOT INCLUDED IN SALE *

Key facts

• Open space
• Mature trees
• 2.85 acre lot

Tags

• MID-CENTURY RANCH HOME
• PRIVATE RURAL SETTING
• MATURE TREES
• OPEN SPACE
• MULTIPLE LIVING AREAS
• FULL FINISHED BASEMENT

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Private water; Septic system
• Home design: Single-family residence; One level (main living); Approximately 2.85-acre lot
• Construction: Aluminum siding with stone accents; Brick/mortar and block foundation
• Exterior features: Covered porch

Interior

• Kitchen: Dishwasher; Microwave; Oven; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Hardwood floors
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Breakfast bar; Built-in features; Tray ceilings; Hardwood floors; Eat-in kitchen; Finished basement with storage space; Basement has finished ceiling and walls; Full and partially finished basement; One basement fireplace
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-886 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $124k (55.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (58.4% below list).
• Recommended offer: $116k (58.4% below list) — sets the bar for 1% rule.
• Cap rate 2.5% vs local median 3.5% in Yorktown — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 73/100 on livability (#99 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D, amenities F, commute F.
• Daleville Community Schools (suburban): math 40% / reading 36% proficiency, ranked #158 of 301 in IN (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Daleville Elementary School (math 46% / reading 33%, grade F, #500 of 994 statewide, top 53%, 567 students, 63% FRL); Daleville Jr-Sr High School (math 31% / reading 40%, grade F, #263 of 369 statewide, top 72%, 451 students, 47% FRL) — zoned schools average 55% FRL vs 29% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 18 active listings in the ZIP; 171 units permitted in Delaware County in 2024 (57 in 5+ unit buildings).

Forward outlook

• In year one you build about $30k of equity ($2k loan paydown + $28k appreciation (10.0% local appreciation)).
• Delaware County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $116,433 (58.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 58% concession, seller financing, or rate buy-down credit?
3. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.42% ✗
• Cap rate: 2.50%
• Cash-on-cash: -13.56%
• DSCR: 0.40
• GRM: 20.0

CMA / ARV

• ARV (median comp): $407,760
• List price: $280,000
• Delta: -31.33%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.8%
• Equity multiple: 2.22×
• Total profit: $96,025
• Equity at exit: $252,246

10-year hold

• IRR: 14.6%
• Equity multiple: 5.17×
• Total profit: $327,013
• Equity at exit: $543,978

Cash invested: $78,400 (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 47334

• Home prices YoY: 6.5%
• Active inventory: 18
• Price-to-rent: 20.0×

Monthly cashflow live

• Estimated rent: $1,164 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$220 /mo · $2,646/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $-886

Break-even live

Break-even rent $2,285

Max offer price $123,543

Occupancy floor —

Sensitivity live

Price	-10% $-727	-5% $-806	+0% $-886	+5% $-965	+10% $-1,044
Rent	-10% $-978	-5% $-932	+0% $-886	+5% $-840	+10% $-794
Rate	-1.0pp $-745	-0.5pp $-814	base $-886	+0.5pp $-958	+1.0pp $-1,032

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $280,000 Active 45 DOM
2. 2026-06-18
   days on market $280,000 Active 44 DOM
3. 2026-06-17
   days on market $280,000 Active 43 DOM
4. 2026-06-16
   days on market $280,000 Active 42 DOM
5. 2026-06-15
   days on market $280,000 Active 41 DOM
6. 2026-06-14
   days on market $280,000 Active 39 DOM
7. 2026-06-13
   days on market $280,000 Active 38 DOM
8. 2026-06-10
   days on market $280,000 Active 36 DOM
9. 2026-06-09
   days on market $280,000 Active 35 DOM
10. 2026-06-08
    days on market $280,000 Active 34 DOM
11. 2026-06-07
    days on market $280,000 Active 33 DOM
12. 2026-06-03
    days on market $280,000 Active 29 DOM
13. 2026-06-02
    days on market $280,000 Active 28 DOM
14. 2026-06-01
    days on market $280,000 Active 27 DOM
15. 2026-05-31
    days on market $280,000 Active 26 DOM
16. 2026-05-30
    days on market $280,000 Active 25 DOM
17. 2026-05-05
    listed $280,000 Active 722-char remark

    Show marketing remark (724 chars)

    PUBLIC AUCTION: WEDNESDAY, JUNE 10TH, 2026 AT 6:00 PM EASTERN | OPEN HOUSES: MONDAY, MAY 25TH AND JUNE 8TH, 2026, 5:00 - 6:30 EASTERN | The price stated on this property is a guideline value | This property may sell for more or less than the guideline value, depending on the outcome of the auction bidding. | Winning bidder shall owe $10,000.00 night of the auction | For all terms, please visit our website. | Mid-Century ranch home on 2.85+/- acre private rural setting with mature trees and open space. Featuring multiple living areas, a full finished basement, 3-seasons room, and extensive garage/outbuilding space. A unique opportunity with room to live, work, and expand. * POOL TABLE PICTURED NOT INCLUDED IN SALE *

18. 2026-05-05
    listed $280,000 Active 724-char remark

    Show marketing remark (724 chars)

    PUBLIC AUCTION: WEDNESDAY, JUNE 10TH, 2026 AT 6:00 PM EASTERN | OPEN HOUSES: MONDAY, MAY 25TH AND JUNE 8TH, 2026, 5:00 - 6:30 EASTERN | The price stated on this property is a guideline value | This property may sell for more or less than the guideline value, depending on the outcome of the auction bidding. | Winning bidder shall owe $10,000.00 night of the auction | For all terms, please visit our website. | Mid-Century ranch home on 2.85+/- acre private rural setting with mature trees and open space. Featuring multiple living areas, a full finished basement, 3-seasons room, and extensive garage/outbuilding space. A unique opportunity with room to live, work, and expand. * POOL TABLE PICTURED NOT INCLUDED IN SALE *

ⓘ 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: $2,646 · $220/mo
• Projected year-2 tax: $2,646 · $220/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 3/10 Moderate 7 d/yr ≥99°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,972
• − Mortgage interest: −$15,684
• − Property taxes: −$2,646
• − Insurance: −$1,400
• − Repairs & maintenance: −$1,118
• − Management: −$1,118
• − Depreciation: −$8,145
• Taxable loss: −$16,139
• Est. tax savings @ 24.0%: +$3,873
• After-tax cash flow: $-6,755/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: Daleville Community Schools
• NCES district ID: 1809840
• Math proficiency: 40% ▼ -3.00%
• Reading proficiency: 36% ▼ -12.00%
• Median HH income: $51,865
• Composite: 33.04/100
• National rank: #5572
• State rank: #158 of 301 in IN

Livability — Yorktown

• Score: 73/100
• State rank: #99
• US rank: #5439

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 7,808
• Population (ZIP): 3,202

Population outlook (Delaware County) Hauer SSP2

• Today (2025): 113,036 people
• By 2030: 111,313 · -1.5%
• By 2040: 106,432 · -5.8%
• By 2050: 100,747 · -10.9%
• By 2075: 91,000 · -19.5%
• By 2100: 80,687 · -28.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Iranian 6% Italian 4% Serbian 3%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Delaware

• 2024 margin: R (+15.8) · D 41.2% · R 57.0% · Other 1.8%
• 2008→2024 swing: -30.8pp toward R · 2008: 15.0pp · 2024: -15.8pp
• All cycles: 2024: R+15.8 2020: R+13.2 2016: R+13.7 2012: D+3.1 2008: D+15.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.51%
• Current HPI: 239.37
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-05 Listed $280,000 IRMLS
• 2026-05-05 Listed $280,000 MIBOR as Distributed by MLS Grid

Property tax history

+8.6%/yr

Latest (2024): $2,646 · +11.6% YoY. Source: county tax records.