1745 E Market St · Huntington, IN 46750

$109,900

5 bd · 2.0 ba · 2,016 sqft · MultiFamily public records · 61 Days on market

Built 1940 7,841 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

* * PRICE UPDATE * * * The seller heard the feedback loud and clear and withdrew the property for repairs. They had the building evaluated by a structural engineer which resulted in the entire front wall being removed and rebuilt. This is the perfect opportunity to house hack, start your investment portfolio or expand your current portfolio. The bottom unit features two bedrooms, one bath, kitchen and living area. The upper level unit features three bedrooms, one bath, kitchen and living area. Both units are heated with electric base board heat along with kitchens featuring cabinet space and laminate countertops. Property is currently vacant and ready to show!!

Key facts

• Updated in last year
• 7,841 sq ft lot
• Built 1940

Tags

• UPDATED IN LAST YEAR
• APPLIANCES GO WITH HOUSE

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Residential income property (duplex); Two-story
• Construction: Block construction
• Exterior features: Corner lot; Level lot

Interior

• Kitchen: Range; Refrigerator
• Flooring: Carpet; Ceramic tile; Tile; Vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Baseboard heating; Electric heating; Forced air heating; Natural gas heating
• Interior features: Range and refrigerator included; Pets allowed

What this means for you Summary

Snapshot

• This is a 1×2bd/1.0ba + 1×3bd/1.0ba units multifamily listed at $110k.

Deal economics

• At list price, monthly cash flow is $843 ($10k/yr) — positive. Per door: $421/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.5% vs local median 4.3% in Huntington — 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 69/100 on livability (#193 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, employment D, amenities F.
• Huntington County Community School Corporation (rural): math 34% / reading 39% proficiency, ranked #176 of 301 in IN (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lincoln Elementary School (math 22% / reading 17%, grade F, #814 of 994 statewide, top 83%, 371 students, 81% FRL); Crestview Middle School (math 28% / reading 38%, grade F, #180 of 330 statewide, top 56%, 606 students, 47% FRL); Huntington North High School (math 30% / reading 55%, grade F, #195 of 369 statewide, top 53%, 1,424 students, 42% FRL) — zoned schools average 57% FRL vs 37% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 112 active listings in the ZIP; 79 units permitted in Huntington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Huntington County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 6 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.
• Current owner paid $83k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.83% ✓
• Cap rate: 15.49%
• Cash-on-cash: 32.86%
• DSCR: 2.46
• GRM: 4.6

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: 28.0%
• Equity multiple: 2.17×
• Total profit: $35,878
• Equity at exit: $16,386

10-year hold

• IRR: 35.5%
• Equity multiple: 4.26×
• Total profit: $100,426
• Equity at exit: $9,502

Cash invested: $30,772 (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 46750

• Home prices YoY: -33.0%
• Active inventory: 112
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,006 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$120 /mo · $1,440/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $843

Break-even live

Break-even rent $939

Max offer price $109,900

Occupancy floor 53%

Sensitivity live

Price	-10% $905	-5% $874	+0% $843	+5% $812	+10% $780
Rent	-10% $684	-5% $763	+0% $843	+5% $922	+10% $1,001
Rate	-1.0pp $898	-0.5pp $871	base $843	+0.5pp $814	+1.0pp $785

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

Units	Beds	Baths	Est. rent
1× unit	2	1	$992
1× unit	3	1	$1,015
Total (2 units)			$2,006

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-17
   days on market $109,900 Active 61 DOM
2. 2026-06-16
   days on market $109,900 Active 60 DOM
3. 2026-06-15
   days on market $109,900 Active 59 DOM
4. 2026-06-14
   days on market $109,900 Active 57 DOM
5. 2026-06-12
   days on market $109,900 Active 56 DOM
6. 2026-06-09
   days on market $109,900 Active 53 DOM
7. 2026-06-08
   days on market $109,900 Active 52 DOM
8. 2026-06-07
   days on market $109,900 Active 51 DOM
9. 2026-06-05
   days on market $109,900 Active 48 DOM
10. 2026-06-03
    days on market $109,900 Active 47 DOM
11. 2026-06-02
    days on market $109,900 Active 46 DOM
12. 2026-06-01
    days on market $109,900 Active 45 DOM
13. 2026-05-31
    days on market $109,900 Active 44 DOM
14. 2026-05-30
    days on market $109,900 Active 43 DOM
15. 2026-04-17
    listed $109,900 Active
16. 2024-01-12
    historical $675
17. 2024-01-12
    historical $675
18. 2024-01-12
    listed $675
19. 2024-01-12
    listed $600
20. 2023-12-29
    soldstatus $83,000 Closed 674-char remark

    Show marketing remark (674 chars)

    * * PRICE UPDATE * * * The seller heard the feedback loud and clear and withdrew the property for repairs. They had the building evaluated by a structural engineer which resulted in the entire front wall being removed and rebuilt. This is the perfect opportunity to house hack, start your investment portfolio or expand your current portfolio. The bottom unit features two bedrooms, one bath, kitchen and living area. The upper level unit features three bedrooms, one bath, kitchen and living area. Both units are heated with electric base board heat along with kitchens featuring cabinet space and laminate countertops. Property is currently vacant and ready to show!!

21. 2023-12-15
    status Pending 674-char remark

    Show marketing remark (674 chars)

    * * PRICE UPDATE * * * The seller heard the feedback loud and clear and withdrew the property for repairs. They had the building evaluated by a structural engineer which resulted in the entire front wall being removed and rebuilt. This is the perfect opportunity to house hack, start your investment portfolio or expand your current portfolio. The bottom unit features two bedrooms, one bath, kitchen and living area. The upper level unit features three bedrooms, one bath, kitchen and living area. Both units are heated with electric base board heat along with kitchens featuring cabinet space and laminate countertops. Property is currently vacant and ready to show!!

22. 2023-12-12
    price $89,995 674-char remark

    Show marketing remark (674 chars)

    * * PRICE UPDATE * * * The seller heard the feedback loud and clear and withdrew the property for repairs. They had the building evaluated by a structural engineer which resulted in the entire front wall being removed and rebuilt. This is the perfect opportunity to house hack, start your investment portfolio or expand your current portfolio. The bottom unit features two bedrooms, one bath, kitchen and living area. The upper level unit features three bedrooms, one bath, kitchen and living area. Both units are heated with electric base board heat along with kitchens featuring cabinet space and laminate countertops. Property is currently vacant and ready to show!!

23. 2023-11-28
    price $94,995 674-char remark

    Show marketing remark (674 chars)

    * * PRICE UPDATE * * * The seller heard the feedback loud and clear and withdrew the property for repairs. They had the building evaluated by a structural engineer which resulted in the entire front wall being removed and rebuilt. This is the perfect opportunity to house hack, start your investment portfolio or expand your current portfolio. The bottom unit features two bedrooms, one bath, kitchen and living area. The upper level unit features three bedrooms, one bath, kitchen and living area. Both units are heated with electric base board heat along with kitchens featuring cabinet space and laminate countertops. Property is currently vacant and ready to show!!

24. 2023-11-10
    listed $99,995 Active 674-char remark

    Show marketing remark (674 chars)

    * * PRICE UPDATE * * * The seller heard the feedback loud and clear and withdrew the property for repairs. They had the building evaluated by a structural engineer which resulted in the entire front wall being removed and rebuilt. This is the perfect opportunity to house hack, start your investment portfolio or expand your current portfolio. The bottom unit features two bedrooms, one bath, kitchen and living area. The upper level unit features three bedrooms, one bath, kitchen and living area. Both units are heated with electric base board heat along with kitchens featuring cabinet space and laminate countertops. Property is currently vacant and ready to show!!

25. 2023-07-03
    price $59,995
26. 2023-06-27
    price $69,995
27. 2023-06-19
    price $79,995
28. 2023-06-14
    price $89,995
29. 2023-06-06
    price $94,995
30. 2023-05-25
    listed $99,995 Active
31. 2019-08-22
    soldstatus $25,000
32. 2019-07-22
    listed $44,900

ⓘ 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: $1,440 · $120/mo
• Projected year-2 tax: $1,440 · $120/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥101°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,072
• − Mortgage interest: −$6,156
• − Property taxes: −$1,440
• − Insurance: −$550
• − Repairs & maintenance: −$1,926
• − Management: −$1,926
• − Depreciation: −$3,197
• Taxable income: $8,878
• Est. tax owed @ 24.0%: −$2,131
• After-tax cash flow: $7,981/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: Huntington County Community School Corporation
• NCES district ID: 1804710
• Math proficiency: 34% ▼ -6.00%
• Reading proficiency: 39% ▼ -10.00%
• Median HH income: $47,010
• Composite: 31.29/100
• National rank: #6013
• State rank: #176 of 301 in IN

Livability — Huntington

• Score: 69/100
• State rank: #193
• US rank: #8771

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Huntington, IN
• City population: 27,341
• Population (ZIP): 27,341

Population outlook (Huntington County) Hauer SSP2

• Today (2025): 35,613 people
• By 2030: 34,759 · -2.4%
• By 2040: 32,682 · -8.2%
• By 2050: 30,495 · -14.4%
• By 2075: 26,298 · -26.2%
• By 2100: 22,653 · -36.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 3% Two or more races 2% Black 1%
• Common ancestry: Italian 2% Slovak 2% Romanian 2%
• Foreign-born: 2% · China, Canada
• Languages at home: 96% English-only · Spanish 2% Chinese 1% German/W. Germanic 1%

Political lean MEDSL · Huntington

• 2024 margin: Solid R (+48.4) · D 24.9% · R 73.3% · Other 1.8%
• 2008→2024 swing: -21.2pp toward R · 2008: -27.2pp · 2024: -48.4pp
• All cycles: 2024: R+48.4 2020: R+49.9 2016: R+51.0 2012: R+39.8 2008: R+27.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -106.89%
• Current HPI: 216.5969
• 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

+144.8% since first listed

18 events — show timeline

• 2026-04-17 Listed $109,900 IRMLS
• 2024-01-12 Rental Removed $675 APPFOLIO
• 2024-01-12 Rental Removed $675 APPFOLIO
• 2024-01-12 Listed for Rent $675 APPFOLIO
• 2024-01-12 Listed for Rent $600 APPFOLIO
• 2023-12-29 Sold (MLS) $83,000 IRMLS
• 2023-12-15 Pending — IRMLS
• 2023-12-12 Price Changed $89,995 IRMLS
• 2023-11-28 Price Changed $94,995 IRMLS
• 2023-11-10 Listed $99,995 IRMLS
• 2023-07-03 Price Changed $59,995 IRMLS
• 2023-06-27 Price Changed $69,995 IRMLS
• 2023-06-19 Price Changed $79,995 IRMLS
• 2023-06-14 Price Changed $89,995 IRMLS
• 2023-06-06 Price Changed $94,995 IRMLS
• 2023-05-25 Listed $99,995 IRMLS
• 2019-08-22 Sold (MLS) $25,000 IRMLS
• 2019-07-22 Listed $44,900 IRMLS

Property tax history

-1.9%/yr

Latest (2024): $1,440 · +62.7% YoY. Source: county tax records.