310 S Pleasant St · Edinburgh, IN 46124

$69,500

3 bd · 1.5 ba · 1,320 sqft · SingleFamily public records · 543 Days on market

Built 1930 7,018 sqft lot $53/sqft · 55% below area ↓ 27% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Incredible opportunity on this two-story home in the heart of Edinburgh. Across from elementary school and blocks to parks, shopping, highway. Located on corner lot with fully fenced rear yard. 2-car attached garage with workshop and storage space. . 3 Bedroom/1.5 Bathroom layout. Interior features grand entryway, raised ceilings, Dining Room, Great Room with brick fireplace, eat-in Kitchen. Plenty of storage in unfinished basement. Master Bedroom includes walk-in closet. Needs updates and repairs but has tremendous upside. This is a must see!

Key facts

• Walk-in closet
• Eat-in kitchen
• Corner lot

Tags

• CORNER LOT
• FULLY FENCED REAR YARD
• EAT-IN KITCHEN
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $447 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.0% vs local median 3.4% in Edinburgh — 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 61/100 on livability (#505 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools D, employment D, amenities F.
• Edinburgh Community School Corporation (suburban): math 27% / reading 39% proficiency, ranked #214 of 301 in IN (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 37 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,133 units permitted in Johnson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $481 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Johnson County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 543 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $26k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.9% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $61,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 543 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 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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?
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: 2.05% ✓
• Cap rate: 14.02%
• Cash-on-cash: 27.58%
• DSCR: 2.23
• GRM: 4.1

CMA / ARV

• ARV (median comp): $191,700
• List price: $69,500
• Delta: -63.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
602 S Walnut St	0.28mi	3/1.5	1,312 (-1%)	3mo	$217,000	$165	83
606 S Pleasant St	0.17mi	3/1.5	1,168 (-12%)	4mo	$166,000	$142	70
502 E Campbell St	0.43mi	3/3.0	1,380 (+4%)	3mo	$225,400	$163	64
503 Keeley St	0.09mi	2/1.5 (-1)	1,184 (-10%)	15mo	$210,000	$177	61
608 Sunset Dr	0.37mi	2/1.0 (-1)	1,225 (-7%)	4mo	$175,000	$143	60
600 Fairlane Dr	0.33mi	3/2.0	1,225 (-7%)	12mo	$220,000	$180	60
521 Sunset Dr	0.28mi	3/2.0	1,450 (+10%)	11mo	$230,000	$159	60
540 N Park Dr	0.50mi	3/1.0	1,216 (-8%)	4mo	$208,000	$171	59
605 Memorial Dr	0.39mi	3/1.0	1,225 (-7%)	12mo	$190,000	$155	58
206 N Grant St	0.49mi	3/2.0	1,178 (-11%)	6mo	$177,900	$151	52
511 E Thompson St	0.48mi	3/2.5	1,456 (+10%)	15mo	$175,000	$120	44
409 N Kyle St	0.73mi	3/2.0	1,440 (+9%)	11mo	$220,000	$153	40

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: 21.8%
• Equity multiple: 1.89×
• Total profit: $17,373
• Equity at exit: $10,363

10-year hold

• IRR: 29.9%
• Equity multiple: 3.69×
• Total profit: $52,399
• Equity at exit: $6,009

Cash invested: $19,460 (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 46124

• Active inventory: 37
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,426 medium
• Mortgage (P&I): −$364
• Tax from tax record: −$286 /mo · $3,430/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $447

Break-even live

Break-even rent $860

Max offer price $69,500

Occupancy floor 64%

Sensitivity live

Price	-10% $694	-5% $670	+0% $447	+5% $428	+10% $408
Rent	-10% $335	-5% $391	+0% $447	+5% $504	+10% $560
Rate	-1.0pp $482	-0.5pp $465	base $447	+0.5pp $429	+1.0pp $411

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: $17,375
• Closing costs: $2,085
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 Franklin St Edinburgh, IN	3.0	2.0	1312	$1,561	$1.19	45d	1	0.64mi
501 Hammond Dr Edinburgh, IN	2.0	1.0	875	$1,100	$1.26	3d	1	1.04mi

Listing history 20 events

1. 2026-06-21
   days on market $69,500 Active 543 DOM
2. 2026-06-18
   days on market $69,500 Active 540 DOM
3. 2026-06-17
   days on market $69,500 Active 539 DOM
4. 2026-06-16
   days on market $69,500 Active 538 DOM
5. 2026-06-15
   days on market $69,500 Active 537 DOM
6. 2026-06-13
   days on market $69,500 Active 535 DOM
7. 2026-06-09
   days on market $69,500 Active 531 DOM
8. 2026-06-08
   days on market $69,500 Active 530 DOM
9. 2026-06-07
   days on market $69,500 Active 529 DOM
10. 2026-06-05
    days on market $69,500 Active 526 DOM
11. 2026-06-03
    days on market $69,500 Active 525 DOM
12. 2026-06-02
    days on market $69,500 Active 524 DOM
13. 2026-06-01
    days on market $69,500 Active 523 DOM
14. 2026-05-31
    days on market $69,500 Active 522 DOM
15. 2026-04-11
    price $69,500 549-char remark

    Show marketing remark (549 chars)

    Incredible opportunity on this two-story home in the heart of Edinburgh. Across from elementary school and blocks to parks, shopping, highway. Located on corner lot with fully fenced rear yard. 2-car attached garage with workshop and storage space. . 3 Bedroom/1.5 Bathroom layout. Interior features grand entryway, raised ceilings, Dining Room, Great Room with brick fireplace, eat-in Kitchen. Plenty of storage in unfinished basement. Master Bedroom includes walk-in closet. Needs updates and repairs but has tremendous upside. This is a must see!

16. 2025-09-30
    price $79,500 549-char remark

    Show marketing remark (549 chars)

    Incredible opportunity on this two-story home in the heart of Edinburgh. Across from elementary school and blocks to parks, shopping, highway. Located on corner lot with fully fenced rear yard. 2-car attached garage with workshop and storage space. . 3 Bedroom/1.5 Bathroom layout. Interior features grand entryway, raised ceilings, Dining Room, Great Room with brick fireplace, eat-in Kitchen. Plenty of storage in unfinished basement. Master Bedroom includes walk-in closet. Needs updates and repairs but has tremendous upside. This is a must see!

17. 2025-06-07
    status Active 549-char remark

    Show marketing remark (549 chars)

    Incredible opportunity on this two-story home in the heart of Edinburgh. Across from elementary school and blocks to parks, shopping, highway. Located on corner lot with fully fenced rear yard. 2-car attached garage with workshop and storage space. . 3 Bedroom/1.5 Bathroom layout. Interior features grand entryway, raised ceilings, Dining Room, Great Room with brick fireplace, eat-in Kitchen. Plenty of storage in unfinished basement. Master Bedroom includes walk-in closet. Needs updates and repairs but has tremendous upside. This is a must see!

18. 2025-05-17
    historical 549-char remark

    Show marketing remark (549 chars)

    Incredible opportunity on this two-story home in the heart of Edinburgh. Across from elementary school and blocks to parks, shopping, highway. Located on corner lot with fully fenced rear yard. 2-car attached garage with workshop and storage space. . 3 Bedroom/1.5 Bathroom layout. Interior features grand entryway, raised ceilings, Dining Room, Great Room with brick fireplace, eat-in Kitchen. Plenty of storage in unfinished basement. Master Bedroom includes walk-in closet. Needs updates and repairs but has tremendous upside. This is a must see!

19. 2024-12-05
    listed $95,000 Active 539-char remark

    Show marketing remark (539 chars)

    Incredible opportunity on this two-story home in the heart of Edinburgh. Across from elementary school and blocks to parks, shopping, highway. Located on corner lot with fully fenced rear yard. 2 Garages - 1-car detached and 2-car attached. 3 Bedroom/1.5 Bathroom layout. Interior features grand entryway, raised ceilings, Dining Room, Great Room with brick fireplace, eat-in Kitchen. Plenty of storage in unfinished basement. Master Bedroom includes walk-in closet. Needs updates and repairs but has tremendous upside. This is a must see!

20. 2024-12-04
    listed $95,000 Active 549-char remark

    Show marketing remark (549 chars)

    Incredible opportunity on this two-story home in the heart of Edinburgh. Across from elementary school and blocks to parks, shopping, highway. Located on corner lot with fully fenced rear yard. 2-car attached garage with workshop and storage space. . 3 Bedroom/1.5 Bathroom layout. Interior features grand entryway, raised ceilings, Dining Room, Great Room with brick fireplace, eat-in Kitchen. Plenty of storage in unfinished basement. Master Bedroom includes walk-in closet. Needs updates and repairs but has tremendous upside. This is a must see!

ⓘ 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: $3,430 · $286/mo
• Projected year-2 tax: $3,430 · $286/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 4/10 Moderate 7 d/yr ≥102°F today · 20 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,113
• − Mortgage interest: −$3,893
• − Property taxes: −$3,430
• − Insurance: −$348
• − Repairs & maintenance: −$1,369
• − Management: −$1,369
• − Depreciation: −$2,022
• Taxable income: $4,682
• Est. tax owed @ 24.0%: −$1,124
• After-tax cash flow: $4,244/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: Edinburgh Community School Corporation
• NCES district ID: 1803240
• Math proficiency: 27% ▼ -13.00%
• Reading proficiency: 39% ▼ -8.00%
• Median HH income: $40,262
• Composite: 27.72/100
• National rank: #6906
• State rank: #214 of 301 in IN

Livability — Edinburgh

• Score: 61/100
• State rank: #505
• US rank: #17914

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Edinburgh, IN
• Population (ZIP): 7,638

Population outlook (Johnson County) Hauer SSP2

• Today (2025): 170,080 people
• By 2030: 179,983 · +5.8%
• By 2040: 198,580 · +16.8%
• By 2050: 214,661 · +26.2%
• By 2075: 247,990 · +45.8%
• By 2100: 257,821 · +51.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 6% Two or more races 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Serbian 0%
• Foreign-born: 1% · Vietnam, Canada
• Languages at home: 93% English-only · Spanish 6%

Political lean MEDSL · Johnson

• 2024 margin: Solid R (+34.3) · D 32.0% · R 66.3% · Other 1.7%
• 2008→2024 swing: -8.9pp toward R · 2008: -25.5pp · 2024: -34.3pp
• All cycles: 2024: R+34.3 2020: R+34.1 2016: R+42.5 2012: R+38.5 2008: R+25.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -112.43%
• Current HPI: 204.1713
• 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

-26.8% since first listed

6 events — show timeline

• 2026-04-11 Price Changed $69,500 MIBOR as Distributed by MLS Grid
• 2025-09-30 Price Changed $79,500 MIBOR as Distributed by MLS Grid
• 2025-06-07 Relisted — MIBOR as Distributed by MLS Grid
• 2025-05-17 Listing Removed — MIBOR as Distributed by MLS Grid
• 2024-12-05 Listed $95,000 IRMLS
• 2024-12-04 Listed $95,000 MIBOR as Distributed by MLS Grid

Property tax history

+39.7%/yr

Latest (2024): $3,430 · +6.6% YoY. Source: county tax records.