210 W Lincoln St · Geneva, IN 46740

$115,000

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 55 Days on market

Built 1965 6,098 sqft lot $133/sqft · 15% below area Est $135k · 15% 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).

• ARV discount +14.2/15.0
• Cash flow +11.1/30.0
• Appreciation +8.1/10.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• DSCR +3.2/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming 2-bedroom, 1-bath home offering 864 sq ft of living space on a 6,098 sq ft lot in Geneva, IN. Currently tenant-occupied, this property provides immediate income potential and a functional, easy-to-maintain layout. The home features a metal roof installed within the last few years and a newer water heater, helping reduce near-term maintenance concerns. With a straightforward floor plan and manageable size, the property offers potential for light cosmetic updates to enhance overall appeal. Located in a quiet area with consistent housing demand, this home presents an opportunity for buyers seeking a property with flexibility and long-term potential. Whether for personal use or as an i

Key facts

• Metal roof
• Income potential
• Newer water heater

Tags

• METAL ROOF
• NEWER WATER HEATER
• INCOME POTENTIAL
• QUIET AREA

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Public water; Public sewer
• Home design: Single-family residential home; Single story
• Exterior features: Metal roof

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Window air conditioning units
• Interior features: Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $-47 ($-566/yr) — negative.
• To cash-flow at today's rent, offer at most $107k (7.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $86k (25.5% below list).
• Recommended offer: $86k (25.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#103 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• South Adams Schools (town): math 50% / reading 43% proficiency, ranked #92 of 301 in IN (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 7 active listings in the ZIP; 78 units permitted in Adams County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($795 loan paydown + $7k appreciation (6.2% local appreciation)).
• Adams County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.2% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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.

Recommended offer $85,713 (25.5% 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 55 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — 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 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. 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.
7. 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.
8. 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: 0.75% ✗
• Cap rate: 5.80%
• Cash-on-cash: -1.76%
• DSCR: 0.92
• GRM: 11.2

CMA / ARV

• ARV (median comp): $135,080
• List price: $115,000
• Delta: -14.87%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
315 W Butcher St	0.12mi	1/1.0 (-1)	757 (-12%)	11mo	$95,000	$125	59
120 Holly Ln	0.46mi	3/1.0 (+1)	960 (+11%)	22mo	$135,000	$141	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.19% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.4%
• Equity multiple: 1.98×
• Total profit: $31,432
• Equity at exit: $73,640

10-year hold

• IRR: 14.6%
• Equity multiple: 3.93×
• Total profit: $94,426
• Equity at exit: $134,719

Cash invested: $32,200 (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 46740

• Home prices YoY: 2.5%
• Active inventory: 7
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $857 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$73 /mo · $880/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $-47

Break-even live

Break-even rent $917

Max offer price $106,664

Occupancy floor —

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $115,000 Active 55 DOM
2. 2026-06-17
   days on market $115,000 Active 54 DOM
3. 2026-06-16
   days on market $115,000 Active 53 DOM
4. 2026-06-15
   days on market $115,000 Active 52 DOM
5. 2026-06-13
   days on market $115,000 Active 50 DOM
6. 2026-06-12
   days on market $115,000 Active 49 DOM
7. 2026-06-09
   days on market $115,000 Active 46 DOM
8. 2026-06-08
   days on market $115,000 Active 45 DOM
9. 2026-06-07
   days on market $115,000 Active 44 DOM
10. 2026-06-05
    days on market $115,000 Active 42 DOM
11. 2026-06-04
    days on market $115,000 Active 40 DOM
12. 2026-06-02
    days on market $115,000 Active 39 DOM
13. 2026-06-01
    days on market $115,000 Active 38 DOM
14. 2026-05-31
    days on market $115,000 Active 37 DOM
15. 2026-05-31
    days on market $115,000 Active 36 DOM
16. 2026-04-24
    listed $115,000 Active 1120-char remark
17. 2019-06-20
    listed $55,000

ⓘ 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: $880 · $73/mo
• Projected year-2 tax: $929 · $77/mo
• Expected delta: +$49/yr (+$4/mo · 5.5%)

ⓘ 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 ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,286
• − Mortgage interest: −$6,442
• − Property taxes: −$880
• − Insurance: −$575
• − Repairs & maintenance: −$823
• − Management: −$823
• − Depreciation: −$3,345
• Taxable loss: −$2,602
• Est. tax savings @ 24.0%: +$625
• After-tax cash flow: $58/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: South Adams Schools
• NCES district ID: 1810260
• Math proficiency: 50% ▼ -7.00%
• Reading proficiency: 43% ▼ -7.00%
• Median HH income: $42,024
• Composite: 39.16/100
• National rank: #4029
• State rank: #92 of 301 in IN

Livability — Geneva

• Score: 73/100
• State rank: #103
• US rank: #5517

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Geneva, IN
• Population (ZIP): 4,766

Population outlook (Adams County) Hauer SSP2

• Today (2025): 33,772 people
• By 2030: 32,927 · -2.5%
• By 2040: 31,349 · -7.2%
• By 2050: 29,447 · -12.8%
• By 2075: 24,062 · -28.8%
• By 2100: 18,126 · -46.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Polish 2% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 51% English-only · German/W. Germanic 46% Spanish 3%

Political lean MEDSL · Adams

• 2024 margin: Solid R (+52.6) · D 22.8% · R 75.4% · Other 1.8%
• 2008→2024 swing: -26.9pp toward R · 2008: -25.7pp · 2024: -52.6pp
• All cycles: 2024: R+52.6 2020: R+52.4 2016: R+52.5 2012: R+39.5 2008: R+25.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.19%
• Current HPI: 250.9013
• 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

+109.1% since first listed

2 events — show timeline

• 2026-04-24 Listed $115,000 RRELMS
• 2019-06-20 Listed $55,000 IRMLS

Property tax history

-0.9%/yr

Latest (2024): $880 · +5.5% YoY. Source: county tax records.