3318 E 14th St · Muncie, IN 47302

$75,000

2 bd · 1.0 ba · 588 sqft · SingleFamily public records · 72 Days on market

Built 1940 6,864 sqft lot $128/sqft · 43% above area Est $76k · at est.

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Why this score? — see what drove the C 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 +24.0/30.0
• ARV discount +8.0/15.0
• DSCR +7.7/10.0
• 1% rule +6.0/10.0
• Rent growth +4.0/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming and cozy 1-bedroom, 1-bath home located in the heart of Muncie! This inviting property offers the perfect blend of comfort and simplicity, making it ideal for first-time buyers, downsizers, or investors. Step inside to find a warm and welcoming living space filled with natural light, complemented by an efficient layout that maximizes every square foot. The kitchen provides ample cabinet space and functionality, while the bedroom offers a peaceful retreat at the end of the day. Outside, enjoy a manageable yard-perfect for relaxing, gardening, or entertaining without the upkeep of a larger property. Conveniently located near local shops, dining, and amenities, this home offers both comfort and accessibility at an affordable price. Don't miss your chance to own this cozy gem in Muncie!

Key facts

• Manageable yard
• Ample cabinet space
• 6,864 sq ft lot

Tags

• AMPLE CABINET SPACE
• MANAGEABLE YARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $147 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($828 rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 6.0% in Muncie — 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 80/100 on livability (#18 in IN, #1,654 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools D+, crime F, employment F.
• Muncie Community Schools (urban): math 18% / reading 25% proficiency, ranked #275 of 301 in IN (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+6.1%/yr); 148 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 171 units permitted in Delaware County in 2024 (57 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Delaware County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 6.1% rent growth), your $21k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 4y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $70,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.10% ✓
• Cap rate: 8.64%
• Cash-on-cash: 8.38%
• DSCR: 1.37
• GRM: 7.5

CMA / ARV

• ARV (median comp): $75,827
• List price: $75,000
• Delta: -1.09%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2102 S Manhattan Ave	0.30mi	1/1.0 (-1)	528 (-10%)	14mo	$68,316	$129	53
2003 S Manhattan Ave	0.32mi	2/1.0	660 (+12%)	24mo	$19,000	$29	44

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 · 6.11% rent growth · sell at horizon

5-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-139
• Equity at exit: $11,183

10-year hold

• IRR: 12.4%
• Equity multiple: 2.12×
• Total profit: $23,614
• Equity at exit: $6,485

Cash invested: $21,000 (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 47302

• Home prices YoY: -12.6%
• Rents YoY: 6.1%
• Active inventory: 148
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $828 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$83 /mo · $998/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$174
• Net cashflow: $147

Break-even live

Break-even rent $643

Max offer price $75,000

Occupancy floor 77%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2011 E 18th St Muncie, IN	2.0	1.0	470	$725	$1.54	43d	1	0.93mi
1901 E 26th St Unit 5 Muncie, IN	2.0	1.0	600	$865	$1.44	43d	1	1.32mi
1311 E 11th St Unit 2 Muncie, IN	1.0	1.0	672	$715	$1.06	43d	1	1.33mi
1521 E Kirby Ave Muncie, IN	2.0–4.0	1.0–2.0	972	$800	$0.82	43d	2	1.44mi

Listing history 35 events

1. 2026-06-19
   days on market $75,000 Active 72 DOM
2. 2026-06-18
   days on market $75,000 Active 71 DOM
3. 2026-06-17
   days on market $75,000 Active 70 DOM
4. 2026-06-16
   days on market $75,000 Active 69 DOM
5. 2026-06-15
   days on market $75,000 Active 68 DOM
6. 2026-06-14
   days on market $75,000 Active 66 DOM
7. 2026-06-13
   days on market $75,000 Active 65 DOM
8. 2026-06-10
   days on market $75,000 Active 63 DOM
9. 2026-06-09
   days on market $75,000 Active 62 DOM
10. 2026-06-08
    days on market $75,000 Active 61 DOM
11. 2026-06-07
    days on market $75,000 Active 60 DOM
12. 2026-06-05
    days on market $75,000 Active 57 DOM
13. 2026-06-03
    days on market $75,000 Active 56 DOM
14. 2026-06-02
    days on market $75,000 Active 55 DOM
15. 2026-06-01
    days on market $75,000 Active 54 DOM
16. 2026-05-31
    days on market $75,000 Active 53 DOM
17. 2026-05-30
    days on market $75,000 Active 52 DOM
18. 2026-04-08
    listed $80,000 Active 808-char remark

    Show marketing remark (808 chars)

    Charming and cozy 1-bedroom, 1-bath home located in the heart of Muncie! This inviting property offers the perfect blend of comfort and simplicity, making it ideal for first-time buyers, downsizers, or investors. Step inside to find a warm and welcoming living space filled with natural light, complemented by an efficient layout that maximizes every square foot. The kitchen provides ample cabinet space and functionality, while the bedroom offers a peaceful retreat at the end of the day. Outside, enjoy a manageable yard-perfect for relaxing, gardening, or entertaining without the upkeep of a larger property. Conveniently located near local shops, dining, and amenities, this home offers both comfort and accessibility at an affordable price. Don't miss your chance to own this cozy gem in Muncie!

19. 2025-10-23
    soldstatus $128,500 Closed 255-char remark

    Show marketing remark (255 chars)

    Rented for $825 a month, deposit $1,275 , lease ends 6-30-26. Tenants pay all utilities. Lovely 2 bedroom, 1 bath property. It features a laundry area, covered front porch, corner lot, and a basement. Possible package deal with 2812 S Jefferson St Muncie.

20. 2025-10-23
    soldstatus $128,500 Closed

    Show marketing remark (255 chars)

    Rented for $825 a month, deposit $1,275 , lease ends 6-30-26. Tenants pay all utilities. Lovely 2 bedroom, 1 bath property. It features a laundry area, covered front porch, corner lot, and a basement. Possible package deal with 2812 S Jefferson St Muncie.

21. 2025-10-13
    status Pending 255-char remark

    Show marketing remark (255 chars)

    Rented for $825 a month, deposit $1,275 , lease ends 6-30-26. Tenants pay all utilities. Lovely 2 bedroom, 1 bath property. It features a laundry area, covered front porch, corner lot, and a basement. Possible package deal with 2812 S Jefferson St Muncie.

22. 2025-10-13
    status Pending

    Show marketing remark (255 chars)

    Rented for $825 a month, deposit $1,275 , lease ends 6-30-26. Tenants pay all utilities. Lovely 2 bedroom, 1 bath property. It features a laundry area, covered front porch, corner lot, and a basement. Possible package deal with 2812 S Jefferson St Muncie.

23. 2025-09-25
    listed $69,900 Active 255-char remark

    Show marketing remark (255 chars)

    Rented for $825 a month, deposit $1,275 , lease ends 6-30-26. Tenants pay all utilities. Lovely 2 bedroom, 1 bath property. It features a laundry area, covered front porch, corner lot, and a basement. Possible package deal with 2812 S Jefferson St Muncie.

24. 2025-09-24
    listed $69,900 Active
25. 2024-01-26
    soldstatus $50,000 Closed
26. 2024-01-16
    status Pending
27. 2023-12-12
    status Active
28. 2023-12-06
    status Pending
29. 2023-11-27
    status Active
30. 2023-11-27
    listed $59,999 Active
31. 2023-10-16
    historical
32. 2023-03-21
    status Active
33. 2023-03-13
    status Pending
34. 2022-11-28
    price $65,999
35. 2022-10-20
    listed $71,000 Active

ⓘ 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: $998 · $83/mo
• Projected year-2 tax: $998 · $83/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 · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $9,939
• − Mortgage interest: −$4,201
• − Property taxes: −$998
• − Insurance: −$375
• − Repairs & maintenance: −$795
• − Management: −$795
• − Depreciation: −$2,182
• Taxable income: $593
• Est. tax owed @ 24.0%: −$142
• After-tax cash flow: $1,617/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: Muncie Community Schools
• NCES district ID: 1807320
• Math proficiency: 18% ▼ -9.00%
• Reading proficiency: 25% ▼ -4.00%
• Median HH income: $30,052
• Composite: 17.22/100
• National rank: #9099
• State rank: #275 of 301 in IN

Livability — Muncie

• Score: 80/100
• State rank: #18
• US rank: #1654

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Muncie, IN
• County: Delaware County · 84,658 people
• City population: 84,658
• Metro: Muncie, IN
• Population (ZIP): 25,473
• Household income: $47,837
• Rent vs Own: 35.2% rent · 64.8% own
• Severe rent burden: 1150.0

Population outlook (Delaware County) Hauer SSP2

• Today (2025): 113,036 people
• By 2030: 111,313 · -1.5%
• By 2040: 106,432 · -5.8%
• By 2050: 100,747 · -10.9%
• By 2075: 91,000 · -19.5%
• By 2100: 80,687 · -28.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 6% Black 6% Hispanic / Latino 4%
• Common ancestry: Italian 2% Slovak 1% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Delaware

• 2024 margin: R (+15.8) · D 41.2% · R 57.0% · Other 1.8%
• 2008→2024 swing: -30.8pp toward R · 2008: 15.0pp · 2024: -15.8pp
• All cycles: 2024: R+15.8 2020: R+13.2 2016: R+13.7 2012: D+3.1 2008: D+15.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -30.32%
• Current HPI: 210.431
• Rent YoY: ▲ 6.11%
• Metro: Muncie, IN
• 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

+12.7% since first listed

18 events — show timeline

• 2026-04-08 Listed $80,000 MIBOR as Distributed by MLS Grid
• 2025-10-23 Sold (MLS) $128,500 MIBOR as Distributed by MLS Grid
• 2025-10-23 Sold (MLS) $128,500 IRMLS
• 2025-10-13 Pending — IRMLS
• 2025-10-13 Pending — MIBOR as Distributed by MLS Grid
• 2025-09-25 Listed $69,900 IRMLS
• 2025-09-24 Listed $69,900 MIBOR as Distributed by MLS Grid
• 2024-01-26 Sold (MLS) $50,000 MIBOR as Distributed by MLS Grid
• 2024-01-16 Pending — MIBOR as Distributed by MLS Grid
• 2023-12-12 Relisted — MIBOR as Distributed by MLS Grid
• 2023-12-06 Pending — MIBOR as Distributed by MLS Grid
• 2023-11-27 Relisted — MIBOR as Distributed by MLS Grid
• 2023-11-27 Listed $59,999 MIBOR as Distributed by MLS Grid
• 2023-10-16 Listing Removed — MIBOR as Distributed by MLS Grid
• 2023-03-21 Relisted — MIBOR as Distributed by MLS Grid
• 2023-03-13 Pending — MIBOR as Distributed by MLS Grid
• 2022-11-28 Price Changed $65,999 MIBOR as Distributed by MLS Grid
• 2022-10-20 Listed $71,000 MIBOR as Distributed by MLS Grid

Property tax history

+33.9%/yr

Latest (2024): $998 · +10.9% YoY. Source: county tax records.