1315 Virginia St · Ferdinand, IN 47532

$199,000

3 bd · 1.0 ba · 2,304 sqft · SingleFamily public records · 55 Days on market

Built 1948 10,019 sqft lot $86/sqft · 45% below area Est $240k · 17% under

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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).

• ARV discount +15.0/15.0
• Cash flow +8.5/30.0
• Schools +5.7/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This classic red brick 1½-story home in the heart of Ferdinand has character, warmth, and just the right amount of “make it your own” potential! With 3 bedrooms and 1 bath, you’ll appreciate plenty of space to spread out. The second story is a hidden gem—an open, flexible space just waiting to become your home office, playroom, or cozy hideaway. Downstairs, a full basement offers storage, and the detached 1-car garage adds everyday convenience. Solidly built, this home is ready to welcome its next owners—come see where your next chapter begins!

Key facts

• 0.23 acre lot
• Garage
• Built 1948

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $-175 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (15.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (35.4% below list).
• Recommended offer: $129k (35.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 80/100 on livability (#19 in IN, #1,801 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Southeast Dubois County School Corporation (rural): math 67% / reading 67% proficiency, ranked #5 of 301 in IN (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: 17 active listings in the ZIP; 197 units permitted in Dubois County in 2024 (20 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 $6k of value loss. Plan a longer hold.
• Dubois County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($193k) 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.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $128,563 (35.4% 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 55 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Built in 1948 — 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: 0.65% ✗
• Cap rate: 5.24%
• Cash-on-cash: -3.77%
• DSCR: 0.83
• GRM: 12.9

CMA / ARV

• ARV (median comp): $239,742
• List price: $199,000
• Delta: -16.99%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
735 Virginia St	0.31mi	4/2.0 (+1)	2,308 (+0%)	3mo	$267,500	$116	74
1725 Main St	0.26mi	3/1.5	2,472 (+7%)	3mo	$217,000	$88	71
434 W 9th St	0.23mi	3/2.0	2,214 (-4%)	24mo	$198,000	$89	59
513 W 8th St	0.35mi	4/2.0 (+1)	2,260 (-2%)	15mo	$180,000	$80	59
1510 Virginia St	0.07mi	3/2.0	1,970 (-14%)	13mo	$250,000	$127	58
620 Delaware St	0.48mi	4/2.0 (+1)	1,970 (-14%)	1mo	$289,000	$147	44
522 E 20th St	0.57mi	3/2.5	2,479 (+8%)	16mo	$285,000	$115	41

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: -22.7%
• Equity multiple: 0.22×
• Total profit: $-43,487
• Equity at exit: $29,672

10-year hold

• IRR: -17.2%
• Equity multiple: 0.06×
• Total profit: $-52,603
• Equity at exit: $17,206

Cash invested: $55,720 (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 47532

• Home prices YoY: -4.7%
• Active inventory: 17
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $1,286 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$64 /mo · $770/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $-175

Break-even live

Break-even rent $1,507

Max offer price $168,083

Occupancy floor —

Sensitivity live

Price	-10% $-62	-5% $-119	+0% $-175	+5% $-231	+10% $-288
Rent	-10% $-277	-5% $-226	+0% $-175	+5% $-124	+10% $-73
Rate	-1.0pp $-75	-0.5pp $-124	base $-175	+0.5pp $-227	+1.0pp $-279

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $199,000 Active 55 DOM
2. 2026-06-19
   days on market $199,000 Active 53 DOM
3. 2026-06-18
   days on market $199,000 Active 52 DOM
4. 2026-06-17
   days on market $199,000 Active 51 DOM
5. 2026-06-16
   days on market $199,000 Active 50 DOM
6. 2026-06-15
   days on market $199,000 Active 49 DOM
7. 2026-06-14
   days on market $199,000 Active 47 DOM
8. 2026-06-12
   days on market $199,000 Active 46 DOM
9. 2026-06-09
   days on market $199,000 Active 43 DOM
10. 2026-06-08
    days on market $199,000 Active 42 DOM
11. 2026-06-07
    days on market $199,000 Active 41 DOM
12. 2026-06-07
    days on market $199,000 Active 40 DOM
13. 2026-06-04
    days on market $199,000 Active 37 DOM
14. 2026-06-02
    days on market $199,000 Active 36 DOM
15. 2026-06-01
    days on market $199,000 Active 35 DOM
16. 2026-05-31
    days on market $199,000 Active 34 DOM
17. 2026-05-31
    days on market $199,000 Active 33 DOM
18. 2026-05-12
    status Active 587-char remark

    Show marketing remark (587 chars)

    This classic red brick 1½-story home in the heart of Ferdinand has character, warmth, and just the right amount of “make it your own” potential! With 3 bedrooms and 1 bath, you’ll appreciate plenty of space to spread out. The second story is a hidden gem—an open, flexible space just waiting to become your home office, playroom, or cozy hideaway. Downstairs, a full basement offers storage, and the detached 1-car garage adds everyday convenience. Solidly built, this home is ready to welcome its next owners—come see where your next chapter begins!

19. 2026-04-29
    status Pending 587-char remark

    Show marketing remark (587 chars)

    This classic red brick 1½-story home in the heart of Ferdinand has character, warmth, and just the right amount of “make it your own” potential! With 3 bedrooms and 1 bath, you’ll appreciate plenty of space to spread out. The second story is a hidden gem—an open, flexible space just waiting to become your home office, playroom, or cozy hideaway. Downstairs, a full basement offers storage, and the detached 1-car garage adds everyday convenience. Solidly built, this home is ready to welcome its next owners—come see where your next chapter begins!

20. 2026-04-14
    listed $199,000 Active 587-char remark

    Show marketing remark (587 chars)

    This classic red brick 1½-story home in the heart of Ferdinand has character, warmth, and just the right amount of “make it your own” potential! With 3 bedrooms and 1 bath, you’ll appreciate plenty of space to spread out. The second story is a hidden gem—an open, flexible space just waiting to become your home office, playroom, or cozy hideaway. Downstairs, a full basement offers storage, and the detached 1-car garage adds everyday convenience. Solidly built, this home is ready to welcome its next owners—come see where your next chapter begins!

ⓘ 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: $770 · $64/mo
• Projected year-2 tax: $1,231 · $103/mo
• Expected delta: +$461/yr (+$38/mo · 59.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,428
• − Mortgage interest: −$11,147
• − Property taxes: −$770
• − Insurance: −$995
• − Repairs & maintenance: −$1,234
• − Management: −$1,234
• − Depreciation: −$5,789
• Taxable loss: −$5,742
• Est. tax savings @ 24.0%: +$1,378
• After-tax cash flow: $-722/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: Southeast Dubois County School Corporation
• NCES district ID: 1810640
• Math proficiency: 67% ▼ -5.00%
• Reading proficiency: 67% ▲ 2.00%
• Median HH income: $55,646
• Composite: 57.43/100
• National rank: #1075
• State rank: #5 of 301 in IN

Livability — Ferdinand

• Score: 80/100
• State rank: #19
• US rank: #1801

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ferdinand, IN
• City population: 4,415
• Population (ZIP): 4,415

Population outlook (Dubois County) Hauer SSP2

• Today (2025): 43,036 people
• By 2030: 43,079 · +0.1%
• By 2040: 42,531 · -1.2%
• By 2050: 40,762 · -5.3%
• By 2075: 36,227 · -15.8%
• By 2100: 28,083 · -34.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Hispanic / Latino 1%
• Common ancestry: Italian 3% Romanian 1% Lithuanian 1%
• Foreign-born: 2%
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Dubois

• 2024 margin: Solid R (+42.2) · D 27.8% · R 70.0% · Other 2.2%
• 2008→2024 swing: -38.0pp toward R · 2008: -4.2pp · 2024: -42.2pp
• All cycles: 2024: R+42.2 2020: R+40.1 2016: R+40.0 2012: R+27.7 2008: R+4.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -10.26%
• Current HPI: 206.1623
• 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

3 events — show timeline

• 2026-05-12 Relisted — IRMLS
• 2026-04-29 Pending — IRMLS
• 2026-04-14 Listed $199,000 IRMLS

Property tax history

+49.5%/yr

Latest (2024): $770 · +13.0% YoY. Source: county tax records.