12145 Main St · Mauckport, IN 47142

$39,900

4 bd · 2.0 ba · 2,970 sqft · MultiFamily public records · 1 Days on market

Built 1900 0.28 ac lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +5.0/10.0
• Schools +3.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Attention investors and DIY enthusiasts! Multiple exit strategies: finish this remodel then either flip, rent or move in! Home being sold as is. Cash preferred but will consider financed all offers. Seller is assisted by an Attorney in Fact. Do not knock on door or approach house without prior communication.

Key facts

• 0.28 acre lot
• 2 parking spots
• Built 1900

Property features AI

Exterior

• Parking: Two open parking spaces
• Utilities: Public water; Public sewer
• Home design: Residential income property (duplex); Two stories
• Construction: Wood siding construction
• Exterior features: Lot dimensions approximately 87 x 156; Lot size about 0.28 acres

Interior

• Bathrooms: Two full bathrooms; Four main-level bathrooms
• Heating & cooling: No heating system listed
• Interior features: Pets allowed

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $40k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $40k).

Location & tenants

• Location reads 45/100 on livability (#665 in IN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• South Harrison Community Schools (town): math 42% / reading 50% proficiency, ranked #89 of 301 in IN (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Heth-Washington Elementary School (math 42% / reading 42%, grade F, #434 of 994 statewide, top 48%, 150 students, 75% FRL); Corydon Central Jr High School (math 45% / reading 56%, grade C, #43 of 330 statewide, top 14%, 383 students, 52% FRL); Corydon Central High School (math 37% / reading 72%, grade C-, #79 of 369 statewide, top 26%, 749 students, 45% FRL) — zoned schools average 58% FRL vs 38% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 9 active listings in the ZIP; 158 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($276 loan paydown + $1k appreciation (3.0% local appreciation)).
• Harrison County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $39,900

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 5.56% ✓
• Cap rate: 51.74%
• Cash-on-cash: 162.30%
• DSCR: 8.22
• GRM: 1.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 10.05×
• Total profit: $101,058
• Equity at exit: $17,941

10-year hold

• IRR: —
• Equity multiple: 21.13×
• Total profit: $224,905
• Equity at exit: $27,649

Cash invested: $11,172 (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 47142

• Active inventory: 9
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $2,218 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$15 /mo · $184/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $1,511

Break-even live

Break-even rent $305

Max offer price $39,900

Occupancy floor 27%

Sensitivity live

Price	-10% $1,534	-5% $1,522	+0% $1,511	+5% $1,500	+10% $1,488
Rent	-10% $1,336	-5% $1,423	+0% $1,511	+5% $1,599	+10% $1,686
Rate	-1.0pp $1,531	-0.5pp $1,521	base $1,511	+0.5pp $1,501	+1.0pp $1,490

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2.0	1	$2,218
Total (2 units)			$2,218

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-18
   remarks 309-char remark
2. 2026-06-18
   listed $39,900 Active 1 DOM

ⓘ 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: $184 · $15/mo
• Projected year-2 tax: $261 · $22/mo
• Expected delta: +$78/yr (+$6/mo · 42.3%)

ⓘ 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 5/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,616
• − Mortgage interest: −$2,235
• − Property taxes: −$184
• − Insurance: −$200
• − Repairs & maintenance: −$2,129
• − Management: −$2,129
• − Depreciation: −$1,161
• Taxable income: $18,579
• Est. tax owed @ 24.0%: −$4,459
• After-tax cash flow: $13,674/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 Harrison Community Schools
• NCES district ID: 1810360
• Math proficiency: 42% ▼ -12.00%
• Reading proficiency: 50% ▼ -3.00%
• Median HH income: $50,528
• Composite: 39.49/100
• National rank: #3950
• State rank: #89 of 301 in IN

Livability — Mauckport

• Score: 45/100
• State rank: #665
• US rank: #26625

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mauckport, IN
• Population (ZIP): 530

Population outlook (Harrison County) Hauer SSP2

• Today (2025): 40,288 people
• By 2030: 40,265 · -0.1%
• By 2040: 39,538 · -1.9%
• By 2050: 37,781 · -6.2%
• By 2075: 33,200 · -17.6%
• By 2100: 26,668 · -33.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Italian 3% German 3% Serbian 2%
• Foreign-born: 5% · Canada
• Languages at home: 97% English-only · Russian/Polish/Slavic 3%

Political lean MEDSL · Harrison

• 2024 margin: Solid R (+47.0) · D 25.6% · R 72.5% · Other 1.8%
• 2008→2024 swing: -28.9pp toward R · 2008: -18.0pp · 2024: -47.0pp
• All cycles: 2024: R+47.0 2020: R+45.6 2016: R+44.4 2012: R+22.8 2008: R+18.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

1 event — show timeline

• 2026-06-18 Listed $39,900 IRMLS

Property tax history

-8.7%/yr

Latest (2024): $184 · -0.0% YoY. Source: county tax records.