806 Oak St · Tipton, IN 46072

$162,500

2 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 11 Days on market

Built 1945 8,712 sqft lot $154/sqft · 6% above area Est $153k · 6% over

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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 +16.3/30.0
• DSCR +5.0/10.0
• ARV discount +4.9/15.0
• Livability +4.0/5.0
• Schools +3.5/10.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 bedroom, 1 bath home. Rubber roof approximately 2 years old. New ceramic tile in dining area. Refrigerator and range stay. W/D hookups in kitchen. Newer carpet. 2 open porches (East and West sides of home). Built-in storage area on back porch, with an additional 8x10 shed. Taxes show no exemptions. REALTOR has interest.

Key facts

• Covered front porch
• Open patio
• Eat-in kitchen

Tags

• FULLY FENCED BACKYARD
• COVERED FRONT PORCH
• OPEN PATIO
• DEDICATED DINING AREA
• EAT-IN KITCHEN
• CENTRAL AIR CONDITIONING

Property features AI

Exterior

• Parking: No designated parking
• Utilities: Public water; Municipal sewer; Electricity connected; Natural gas connected
• Home design: Single family residence; One story
• Construction: Vinyl siding; Block foundation
• Exterior features: Patio; Porch; Storage shed

Interior

• Kitchen: Gas oven; Range hood; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Attic access
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $162k.

Deal economics

• At list price, monthly cash flow is $89 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (16.5% below list).
• Recommended offer: $136k (16.5% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 4.0% in Tipton — 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 81/100 on livability (#16 in IN, #1,419 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: commute F.
• Tipton Community School Corporation (town): math 38% / reading 43% proficiency, ranked #130 of 301 in IN (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Tipton Elementary School (math 55% / reading 44%, grade D, #279 of 994 statewide, top 30%, 668 students, 48% FRL); Tipton Middle School (math 25% / reading 39%, grade F, #190 of 330 statewide, top 59%, 335 students, 44% FRL); Tipton High School (math 32% / reading 52%, grade F, #197 of 369 statewide, top 57%, 439 students, 33% FRL).
• Market conditions: 52 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 32 units permitted in Tipton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Tipton County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 9y 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 $59k; list at $162k implies a 176% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,753 (16.5% below list)

Questions for the listing agent

1. Built in 1945 — 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 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?
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 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: 0.84% ✗
• Cap rate: 6.95%
• Cash-on-cash: 2.34%
• DSCR: 1.10
• GRM: 10.0

CMA / ARV

• ARV (median comp): $153,495
• List price: $162,500
• Delta: 5.87%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
911 N East St	0.15mi	2/1.0	1,046 (-1%)	8mo	$157,000	$150	85
814 Mill St	0.07mi	3/1.0 (+1)	1,008 (-4%)	1mo	$143,000	$142	84
608 Mill St	0.19mi	3/1.0 (+1)	1,091 (+3%)	8mo	$185,000	$170	74
812 Poplar St	0.14mi	2/1.0	1,152 (+9%)	17mo	$114,000	$99	64
721 Poplar St	0.18mi	3/1.0 (+1)	912 (-14%)	7mo	$113,900	$125	58
229 E Washington St	0.69mi	2/1.0	1,064 (+1%)	11mo	$118,000	$111	57
120 W North St	0.57mi	2/1.5	1,098 (+4%)	11mo	$104,900	$96	56
823 N Independence St	0.19mi	3/1.0 (+1)	1,200 (+14%)	16mo	$140,000	$117	50
304 Oak St	0.56mi	2/1.0	1,184 (+12%)	6mo	$184,900	$156	49
409 E Washington St	0.67mi	3/1.5 (+1)	1,080 (+2%)	12mo	$215,000	$199	48
217 Mound St	0.37mi	2/1.0	936 (-11%)	20mo	$90,000	$96	48
1014 Lincoln Dr	0.62mi	1/1.0 (-1)	1,161 (+10%)	12mo	$165,000	$142	39

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: -12.6%
• Equity multiple: 0.54×
• Total profit: $-20,739
• Equity at exit: $24,229

10-year hold

• IRR: -3.7%
• Equity multiple: 0.76×
• Total profit: $-11,038
• Equity at exit: $14,050

Cash invested: $45,500 (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 46072

• Home prices YoY: -28.7%
• Active inventory: 52
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,358 medium
• Mortgage (P&I): −$852
• Tax from tax record: −$64 /mo · $765/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $89

Break-even live

Break-even rent $1,245

Max offer price $162,500

Occupancy floor 88%

Sensitivity live

Price	-10% $181	-5% $135	+0% $89	+5% $43	+10% $-3
Rent	-10% $-18	-5% $35	+0% $89	+5% $142	+10% $196
Rate	-1.0pp $171	-0.5pp $130	base $89	+0.5pp $47	+1.0pp $4

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: $40,625
• Closing costs: $4,875
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
836 Maple St Unit A Tipton, IN	3.0	2.0	1050	$1,595	$1.52	25d	1	0.09mi
627 N Main St Tipton, IN	1.0	1.0	900	$795	$0.88	45d	1	0.28mi
319 Terrace Ct Tipton, IN	1.0–2.0	1.0	754	$1,096	$1.45	0d	2	0.64mi
501 Canterbury Ct Tipton, IN	2.0–3.0	1.0–2.0	960	$1,092	$1.14	0d	5	0.66mi

Listing history 8 events

1. 2026-05-03
   status Pending 1018-char remark
2. 2026-04-22
   listed $162,500 Active 1018-char remark
3. 2017-09-29
   soldstatus $58,900 Sold 323-char remark

   Show marketing remark (324 chars)

   2 bedroom, 1 bath home. Rubber roof approximately 2 years old. New ceramic tile in dining area. Refrigerator and range stay. W/ D hookups in kitchen. Newer carpet. 2 open porches (East and West sides of home). Built-in storage area on back porch, with an additional 8x10 shed. Taxes show no exemptions. REALTOR has interest.

4. 2017-09-29
   soldstatus $58,900

   Show marketing remark (324 chars)

   2 bedroom, 1 bath home. Rubber roof approximately 2 years old. New ceramic tile in dining area. Refrigerator and range stay. W/ D hookups in kitchen. Newer carpet. 2 open porches (East and West sides of home). Built-in storage area on back porch, with an additional 8x10 shed. Taxes show no exemptions. REALTOR has interest.

5. 2017-07-19
   listed $58,900 Active 323-char remark

   Show marketing remark (323 chars)

   2 bedroom, 1 bath home. Rubber roof approximately 2 years old. New ceramic tile in dining area. Refrigerator and range stay. W/D hookups in kitchen. Newer carpet. 2 open porches (East and West sides of home). Built-in storage area on back porch, with an additional 8x10 shed. Taxes show no exemptions. REALTOR has interest.

6. 2017-07-12
   listed $58,900

   Show marketing remark (324 chars)

   2 bedroom, 1 bath home. Rubber roof approximately 2 years old. New ceramic tile in dining area. Refrigerator and range stay. W/ D hookups in kitchen. Newer carpet. 2 open porches (East and West sides of home). Built-in storage area on back porch, with an additional 8x10 shed. Taxes show no exemptions. REALTOR has interest.

7. 2012-04-16
   soldstatus $54,272
8. 2012-04-16
   soldstatus $54,272

ⓘ 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: $765 · $64/mo
• Projected year-2 tax: $1,073 · $89/mo
• Expected delta: +$308/yr (+$26/mo · 40.3%)

ⓘ 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 3/10 Moderate 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,290
• − Mortgage interest: −$9,103
• − Property taxes: −$765
• − Insurance: −$812
• − Repairs & maintenance: −$1,303
• − Management: −$1,303
• − Depreciation: −$4,727
• Taxable loss: −$1,723
• Est. tax savings @ 24.0%: +$414
• After-tax cash flow: $1,480/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: Tipton Community School Corporation
• NCES district ID: 1811400
• Math proficiency: 38% ▼ -10.00%
• Reading proficiency: 43% ▼ -9.00%
• Median HH income: $51,073
• Composite: 35.0/100
• National rank: #5048
• State rank: #130 of 301 in IN

Livability — Tipton

• Score: 81/100
• State rank: #16
• US rank: #1419

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tipton, IN
• Population (ZIP): 8,751

Population outlook (Tipton County) Hauer SSP2

• Today (2025): 14,332 people
• By 2030: 13,717 · -4.3%
• By 2040: 12,357 · -13.8%
• By 2050: 11,032 · -23.0%
• By 2075: 8,640 · -39.7%
• By 2100: 6,544 · -54.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Two or more races 3% Black 1%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Tipton

• 2024 margin: Solid R (+50.8) · D 23.7% · R 74.5% · Other 1.7%
• 2008→2024 swing: -35.5pp toward R · 2008: -15.4pp · 2024: -50.8pp
• All cycles: 2024: R+50.8 2020: R+52.7 2016: R+53.3 2012: R+31.8 2008: R+15.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -105.28%
• Current HPI: 261.1877
• 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

+199.4% since first listed

8 events — show timeline

• 2026-05-03 Pending — MIBOR as Distributed by MLS Grid
• 2026-04-22 Listed $162,500 MIBOR as Distributed by MLS Grid
• 2017-09-29 Sold (MLS) $58,900 IRMLS
• 2017-09-29 Sold (MLS) $58,900 MIBOR as Distributed by MLS Grid
• 2017-07-19 Listed $58,900 MIBOR as Distributed by MLS Grid
• 2017-07-12 Listed $58,900 IRMLS
• 2012-04-16 Sold (Public Records) $54,272 Public Records
• 2012-04-16 Sold (Public Records) $54,272 Public Records

Property tax history

-7.5%/yr

Latest (2024): $765 · +13.3% YoY. Source: county tax records.