17223 Mcguire Ridge Rd · Metamora, IN 47024

$90,000

2 bd · 1.0 ba · 1,310 sqft · SingleFamily · 155 Days on market

Built 1900 Poor condition 1.00 ac lot $69/sqft · 61% below area

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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 +29.4/30.0
• DSCR +10.0/10.0
• Appreciation +9.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

Beautiful proposed 6+/-acre tract with barn, offering a perfect building site in a rural setting. This property provides the ideal opportunity to build your dream home or country retreat, with plenty of room for a homesite, hobby farm, or recreational use. Open space and scenic surroundings create a private, country feel. No utilities are currently in place; buyer will be responsible for installing all utilities. Acreage and boundaries are subject to final survey and approval. Lines on images are for visual and reference purposes only.

Key facts

• Rural views
• Open space
• Proposed acre parcel

Tags

• PROPOSED ACRE PARCEL
• ESTATE PROPERTY
• OPEN SPACE
• RURAL VIEWS
• COUNTRY RETREAT
• ADDITIONAL LAND AVAILABLE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $319 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#222 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: crime C-, commute C-, health & safety C-.
• Market conditions: 58 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($622 loan paydown + $7k appreciation (7.9% local appreciation)).
• Franklin County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (7.9% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 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 155 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts; this cycle's ask has dropped $150k (62%) 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 $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.32% ✓
• Cap rate: 10.55%
• Cash-on-cash: 15.19%
• DSCR: 1.68
• GRM: 6.3

CMA / ARV

• ARV (median comp): $229,448
• List price: $90,000
• Delta: -60.78%
• Verdict: UNDERPRICED
• Comps: 13 within 2.0 mi

Projected returns pro-forma

7.94% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.8%
• Equity multiple: 3.27×
• Total profit: $57,082
• Equity at exit: $68,025

10-year hold

• IRR: 28.3%
• Equity multiple: 6.97×
• Total profit: $150,545
• Equity at exit: $134,697

Cash invested: $25,200 (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 47024

• Home prices YoY: 3.2%
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,191 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $319

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 68%

Sensitivity live

Price	-10% $381	-5% $350	+0% $319	+5% $288	+10% $257
Rent	-10% $225	-5% $272	+0% $319	+5% $366	+10% $413
Rate	-1.0pp $364	-0.5pp $342	base $319	+0.5pp $296	+1.0pp $272

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $90,000 Active 155 DOM
2. 2026-06-18
   days on market $90,000 Active 152 DOM
3. 2026-06-17
   days on market $90,000 Active 151 DOM
4. 2026-06-16
   days on market $90,000 Active 150 DOM
5. 2026-06-15
   days on market $90,000 Active 149 DOM
6. 2026-06-13
   days on market $90,000 Active 147 DOM
7. 2026-06-13
   days on market $90,000 Active 146 DOM
8. 2026-06-09
   days on market $90,000 Active 143 DOM
9. 2026-06-08
   days on market $90,000 Active 142 DOM
10. 2026-06-07
    days on market $90,000 Active 141 DOM
11. 2026-06-04
    days on market $90,000 Active 138 DOM
12. 2026-06-03
    days on market $90,000 Active 137 DOM
13. 2026-06-02
    days on market $90,000 Active 136 DOM
14. 2026-06-01
    days on market $90,000 Active 135 DOM
15. 2026-05-31
    days on market $90,000 Active 134 DOM
16. 2026-05-01
    status Pending 541-char remark

    Show marketing remark (541 chars)

    Beautiful proposed 6+/-acre tract with barn, offering a perfect building site in a rural setting. This property provides the ideal opportunity to build your dream home or country retreat, with plenty of room for a homesite, hobby farm, or recreational use. Open space and scenic surroundings create a private, country feel. No utilities are currently in place; buyer will be responsible for installing all utilities. Acreage and boundaries are subject to final survey and approval. Lines on images are for visual and reference purposes only.

17. 2026-05-01
    historical Contingency Pending 541-char remark

    Show marketing remark (541 chars)

    Beautiful proposed 6+/-acre tract with barn, offering a perfect building site in a rural setting. This property provides the ideal opportunity to build your dream home or country retreat, with plenty of room for a homesite, hobby farm, or recreational use. Open space and scenic surroundings create a private, country feel. No utilities are currently in place; buyer will be responsible for installing all utilities. Acreage and boundaries are subject to final survey and approval. Lines on images are for visual and reference purposes only.

18. 2026-01-16
    listed $98,000 Active 541-char remark

    Show marketing remark (541 chars)

    Beautiful proposed 6+/-acre tract with barn, offering a perfect building site in a rural setting. This property provides the ideal opportunity to build your dream home or country retreat, with plenty of room for a homesite, hobby farm, or recreational use. Open space and scenic surroundings create a private, country feel. No utilities are currently in place; buyer will be responsible for installing all utilities. Acreage and boundaries are subject to final survey and approval. Lines on images are for visual and reference purposes only.

19. 2026-01-16
    listed $300,000 Active

    Show marketing remark (541 chars)

    Beautiful proposed 6+/-acre tract with barn, offering a perfect building site in a rural setting. This property provides the ideal opportunity to build your dream home or country retreat, with plenty of room for a homesite, hobby farm, or recreational use. Open space and scenic surroundings create a private, country feel. No utilities are currently in place; buyer will be responsible for installing all utilities. Acreage and boundaries are subject to final survey and approval. Lines on images are for visual and reference purposes only.

20. 2026-01-16
    listed $90,000 Active

    Show marketing remark (541 chars)

    Beautiful proposed 6+/-acre tract with barn, offering a perfect building site in a rural setting. This property provides the ideal opportunity to build your dream home or country retreat, with plenty of room for a homesite, hobby farm, or recreational use. Open space and scenic surroundings create a private, country feel. No utilities are currently in place; buyer will be responsible for installing all utilities. Acreage and boundaries are subject to final survey and approval. Lines on images are for visual and reference purposes only.

21. 2026-01-16
    listed $240,000 Active

    Show marketing remark (541 chars)

    Beautiful proposed 6+/-acre tract with barn, offering a perfect building site in a rural setting. This property provides the ideal opportunity to build your dream home or country retreat, with plenty of room for a homesite, hobby farm, or recreational use. Open space and scenic surroundings create a private, country feel. No utilities are currently in place; buyer will be responsible for installing all utilities. Acreage and boundaries are subject to final survey and approval. Lines on images are for visual and reference purposes only.

22. 2026-01-13
    listed $98,000 Active 541-char remark

    Show marketing remark (541 chars)

    Beautiful proposed 6+/-acre tract with barn, offering a perfect building site in a rural setting. This property provides the ideal opportunity to build your dream home or country retreat, with plenty of room for a homesite, hobby farm, or recreational use. Open space and scenic surroundings create a private, country feel. No utilities are currently in place; buyer will be responsible for installing all utilities. Acreage and boundaries are subject to final survey and approval. Lines on images are for visual and reference purposes only.

23. 2026-01-13
    listed $240,000 Active

    Show marketing remark (541 chars)

    Beautiful proposed 6+/-acre tract with barn, offering a perfect building site in a rural setting. This property provides the ideal opportunity to build your dream home or country retreat, with plenty of room for a homesite, hobby farm, or recreational use. Open space and scenic surroundings create a private, country feel. No utilities are currently in place; buyer will be responsible for installing all utilities. Acreage and boundaries are subject to final survey and approval. Lines on images are for visual and reference purposes only.

24. 2026-01-13
    listed $300,000 Active

    Show marketing remark (541 chars)

    Beautiful proposed 6+/-acre tract with barn, offering a perfect building site in a rural setting. This property provides the ideal opportunity to build your dream home or country retreat, with plenty of room for a homesite, hobby farm, or recreational use. Open space and scenic surroundings create a private, country feel. No utilities are currently in place; buyer will be responsible for installing all utilities. Acreage and boundaries are subject to final survey and approval. Lines on images are for visual and reference purposes only.

25. 2026-01-13
    listed $90,000 Active

    Show marketing remark (541 chars)

    Beautiful proposed 6+/-acre tract with barn, offering a perfect building site in a rural setting. This property provides the ideal opportunity to build your dream home or country retreat, with plenty of room for a homesite, hobby farm, or recreational use. Open space and scenic surroundings create a private, country feel. No utilities are currently in place; buyer will be responsible for installing all utilities. Acreage and boundaries are subject to final survey and approval. Lines on images are for visual and reference purposes only.

26. 2025-10-03
    price $649,900
27. 2025-02-27
    listed $699,900 Active

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,293
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,143
• − Management: −$1,143
• − Depreciation: −$2,618
• Taxable income: $2,547
• Est. tax owed @ 24.0%: −$611
• After-tax cash flow: $3,217/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.

Condition & rehab AI · 3 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and improvements to become habitable and marketable. Significant work is needed in the exterior, roof, windows, landscaping, and interior to increase its value.

Repairs flagged

• Major roof — Significant damage
• Major exterior siding — Severe weathering
• Major windows — Missing or broken
• Major landscaping — Overgrown and debris-filled

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances property's visual appeal and value
• Both Roof repair and replacement — Critical to the structural integrity and safety of the property
• Both Exterior siding repair and replacement — Improves the home's appearance and energy efficiency
• Both Window repair or replacement — Enhances the home's energy efficiency and safety
• Both HVAC system repair or replacement — Improves comfort and energy efficiency
• Both Interior repairs and updates — Enhances the home's livability and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant damage	Major	$15,000–50,000
exterior siding · Severe weathering	Major	$15,000–50,000
windows · Missing or broken	Major	$15,000–50,000
landscaping · Overgrown and debris-filled	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances property's visual appeal and value ↑
• Both Roof repair and replacement — Critical to the structural integrity and safety of the property ↑
• Both Exterior siding repair and replacement — Improves the home's appearance and energy efficiency ↑
• Both Window repair or replacement — Enhances the home's energy efficiency and safety ↑
• Both HVAC system repair or replacement — Improves comfort and energy efficiency ↑
• Both Interior repairs and updates — Enhances the home's livability and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

No district data.

Livability — Metamora

• Score: 68/100
• State rank: #222
• US rank: #9714

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,909

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 22,796 people
• By 2030: 22,556 · -1.1%
• By 2040: 21,762 · -4.5%
• By 2050: 20,575 · -9.7%
• By 2075: 17,810 · -21.9%
• By 2100: 13,698 · -39.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Italian 2% Romanian 2%
• Languages at home: 98% English-only · German/W. Germanic 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+64.4) · D 17.1% · R 81.5% · Other 1.3%
• 2008→2024 swing: -30.3pp toward R · 2008: -34.1pp · 2024: -64.4pp
• All cycles: 2024: R+64.4 2020: R+63.0 2016: R+60.9 2012: R+42.8 2008: R+34.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.94%
• Current HPI: 255.8207
• 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

-65.7% since first listed

12 events — show timeline

• 2026-05-01 Pending — SEIBR
• 2026-05-01 Contingent — Cincy MLS
• 2026-01-16 Listed $240,000 Cincy MLS
• 2026-01-16 Listed $90,000 Cincy MLS
• 2026-01-16 Listed $300,000 Cincy MLS
• 2026-01-16 Listed $98,000 Cincy MLS
• 2026-01-13 Listed $90,000 SEIBR
• 2026-01-13 Listed $300,000 SEIBR
• 2026-01-13 Listed $240,000 SEIBR
• 2026-01-13 Listed $98,000 SEIBR
• 2025-10-03 Price Changed $649,900 SEIBR
• 2025-02-27 Listed $699,900 SEIBR