834 Maple St · Tipton, IN 46072

$132,000

3 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 230 Days on market

Built 1900 7,405 sqft lot $124/sqft · 14% below area Est $153k · 14% under ↓ 2% since listing

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Why this score? — see what drove the B- 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 +25.3/30.0
• ARV discount +13.8/15.0
• DSCR +8.3/10.0
• 1% rule +6.6/10.0
• Livability +4.0/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cozy 3-bedroom, 1-bath home situated on a nice-sized lot. Offers comfortable living space with a spacious yard and a storage shed for tools or outdoor equipment. With some updates, you can make this home your own and add your personal touch.

Key facts

• Spacious yard
• Storage shed
• 7,405 sq ft lot

Tags

• SPACIOUS YARD
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $132k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $132k).
• Recommended offer: $116k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 3.8% in Tipton — 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 81/100 on livability (#16 in IN, #1,419 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D, commute F.
• Tipton Community School Corporation (town): math 38% / reading 43% proficiency, ranked #130 of 301 in IN (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 52 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 32 units permitted in Tipton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $913 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Tipton 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 230 days — a 12% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $8k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $116,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 230 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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 D-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: 1.16% ✓
• Cap rate: 9.00%
• Cash-on-cash: 9.67%
• DSCR: 1.43
• GRM: 7.2

CMA / ARV

• ARV (median comp): $153,323
• List price: $132,000
• Delta: -13.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
814 Mill St	0.14mi	3/1.0	1,008 (-5%)	1mo	$143,000	$142	84
608 Mill St	0.25mi	3/1.0	1,091 (+2%)	8mo	$185,000	$170	78
911 N East St	0.19mi	2/1.0 (-1)	1,046 (-2%)	8mo	$157,000	$150	77
812 Poplar St	0.07mi	2/1.0 (-1)	1,152 (+8%)	17mo	$114,000	$99	64
721 Poplar St	0.14mi	3/1.0	912 (-14%)	7mo	$113,900	$125	64
823 N Independence St	0.26mi	3/1.0	1,200 (+13%)	16mo	$140,000	$117	54
409 E Washington St	0.71mi	3/1.5	1,080 (+2%)	12mo	$215,000	$199	52
229 E Washington St	0.73mi	2/1.0 (-1)	1,064 (0%)	11mo	$118,000	$111	52
120 W North St	0.63mi	2/1.5 (-1)	1,098 (+3%)	11mo	$104,900	$96	49
304 Oak St	0.59mi	2/1.0 (-1)	1,184 (+11%)	6mo	$184,900	$156	44
217 Mound St	0.43mi	2/1.0 (-1)	936 (-12%)	20mo	$90,000	$96	39

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: -1.7%
• Equity multiple: 0.93×
• Total profit: $-2,403
• Equity at exit: $19,682

10-year hold

• IRR: 8.0%
• Equity multiple: 1.61×
• Total profit: $22,421
• Equity at exit: $11,413

Cash invested: $36,960 (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 46072

• Home prices YoY: -28.7%
• Active inventory: 52
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,532 medium
• Mortgage (P&I): −$692
• Tax est. 1.5%: −$165 /mo · $1,980/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $298

Break-even live

Break-even rent $1,155

Max offer price $132,000

Occupancy floor 76%

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: $33,000
• Closing costs: $3,960
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
836 Maple St Unit A Tipton, IN	3.0	2.0	1050	$1,595	$1.52	23d	1	0.02mi
319 Terrace Ct Tipton, IN	1.0–2.0	1.0	754	$1,135	$1.50	1d	2	0.68mi
501 Canterbury Ct Tipton, IN	2.0–3.0	1.0–2.0	960	$1,371	$1.43	1d	5	0.69mi

Listing history 19 events

1. 2026-06-18
   days on market $132,000 Active 230 DOM
2. 2026-06-17
   days on market $132,000 Active 229 DOM
3. 2026-06-16
   days on market $132,000 Active 228 DOM
4. 2026-06-15
   days on market $132,000 Active 227 DOM
5. 2026-06-13
   days on market $132,000 Active 225 DOM
6. 2026-06-13
   days on market $132,000 Active 224 DOM
7. 2026-06-10
   price $132,000 Active 221 DOM
8. 2026-06-09
   days on market $137,000 Active 221 DOM
9. 2026-06-08
   days on market $137,000 Active 220 DOM
10. 2026-06-07
    days on market $137,000 Active 219 DOM
11. 2026-06-03
    days on market $137,000 Active 215 DOM
12. 2026-06-02
    days on market $137,000 Active 214 DOM
13. 2026-06-01
    days on market $137,000 Active 213 DOM
14. 2026-05-31
    days on market $137,000 Active 212 DOM
15. 2025-12-06
    price $137,000 241-char remark

    Show marketing remark (270 chars)

    Start Showing Date: 11/1/2025 Cozy 3-bedroom, 1-bath home situated on a nice-sized lot. Offers comfortable living space with a spacious yard and a storage shed for toolsor outdoor equipment. With some updates, you can make this home your own and add your personal touch.

16. 2025-12-06
    price $137,000 270-char remark

    Show marketing remark (270 chars)

    Start Showing Date: 11/1/2025 Cozy 3-bedroom, 1-bath home situated on a nice-sized lot. Offers comfortable living space with a spacious yard and a storage shed for toolsor outdoor equipment. With some updates, you can make this home your own and add your personal touch.

17. 2025-11-01
    listed $140,000 Active 241-char remark

    Show marketing remark (241 chars)

    Cozy 3-bedroom, 1-bath home situated on a nice-sized lot. Offers comfortable living space with a spacious yard and a storage shed for tools or outdoor equipment. With some updates, you can make this home your own and add your personal touch.

18. 2025-10-24
    historical $140,000 241-char remark

    Show marketing remark (270 chars)

    Start Showing Date: 11/1/2025 Cozy 3-bedroom, 1-bath home situated on a nice-sized lot. Offers comfortable living space with a spacious yard and a storage shed for toolsor outdoor equipment. With some updates, you can make this home your own and add your personal touch.

19. 2025-10-24
    listed $140,000 Active 270-char remark

    Show marketing remark (270 chars)

    Start Showing Date: 11/1/2025 Cozy 3-bedroom, 1-bath home situated on a nice-sized lot. Offers comfortable living space with a spacious yard and a storage shed for toolsor outdoor equipment. With some updates, you can make this home your own and add your personal touch.

ⓘ 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 3/10 Moderate 7 d/yr ≥100°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: $18,379
• − Mortgage interest: −$7,394
• − Property taxes: −$1,980
• − Insurance: −$660
• − Repairs & maintenance: −$1,470
• − Management: −$1,470
• − Depreciation: −$3,840
• Taxable income: $1,565
• Est. tax owed @ 24.0%: −$375
• After-tax cash flow: $3,197/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: Tipton Community School Corporation
• NCES district ID: 1811400
• Math proficiency: 38% ▼ -10.00%
• Reading proficiency: 43% ▼ -9.00%
• Median HH income: $51,073
• Composite: 35.0/100
• National rank: #5048
• State rank: #130 of 301 in IN

Livability — Tipton

• Score: 81/100
• State rank: #16
• US rank: #1419

Category grades

Amenities C+ 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: Tipton, IN
• Population (ZIP): 8,751

Population outlook (Tipton County) Hauer SSP2

• Today (2025): 14,332 people
• By 2030: 13,717 · -4.3%
• By 2040: 12,357 · -13.8%
• By 2050: 11,032 · -23.0%
• By 2075: 8,640 · -39.7%
• By 2100: 6,544 · -54.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Two or more races 3% Black 1%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Tipton

• 2024 margin: Solid R (+50.8) · D 23.7% · R 74.5% · Other 1.7%
• 2008→2024 swing: -35.5pp toward R · 2008: -15.4pp · 2024: -50.8pp
• All cycles: 2024: R+50.8 2020: R+52.7 2016: R+53.3 2012: R+31.8 2008: R+15.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -105.28%
• Current HPI: 261.1877
• 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

-2.1% since first listed

5 events — show timeline

• 2025-12-06 Price Changed $137,000 IRMLS
• 2025-12-06 Price Changed $137,000 MIBOR as Distributed by MLS Grid
• 2025-11-01 Listed $140,000 IRMLS
• 2025-10-24 Coming Soon $140,000 IRMLS
• 2025-10-24 Listed $140,000 MIBOR as Distributed by MLS Grid

Property tax history

-8.4%/yr

Latest (2024): $23 · +2.1% YoY. Source: county tax records.