125 W 20th St · Marion, IN 47953

$64,599

3 bd · 1.0 ba · 1,231 sqft · SingleFamily public records · 46 Days on market

Built 1900 7,841 sqft lot $52/sqft · 5% above area Est $61k · 5% over

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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 +5.1/15.0
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks

SELLER FINANCING AVAILABLE! Welcome to 125 West 20th Street, Marion, Indiana—a property brimming with potential and opportunity. This charming home is sold as is, making it an excellent canvas for your creative vision. The property boasts a nice-sized yard, perfect for outdoor activities, as well as a detached one-car garage that offers ample storage space and convenience. Inside, you'll find three bedrooms, beautiful hardwood floors, enhancing the property's appeal. The home's layout is versatile, ideal for both investors looking to add value and homebuyers seeking a project to make their own. Located in a friendly neighborhood, this property is close to local amenities, schools, and

Key facts

• Close to parks
• Close to schools
• Nice sized yard

Tags

• NICE SIZED YARD
• DETACHED ONE CAR GARAGE
• HARDWOOD FLOORS
• CLOSE TO LOCAL AMENITIES
• CLOSE TO SCHOOLS
• CLOSE TO PARKS

Property features AI

Exterior

• Parking: Has garage (1.5 garage spaces)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Aluminum siding
• Exterior features: Chain link fencing; Shingle roof

Interior

• Bedrooms: 5 total rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom
• Interior features: Basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $522 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.0% vs local median 8.7% in Marion — 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 65/100 on livability (#337 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Marion Community Schools (town): math 18% / reading 24% proficiency, ranked #277 of 301 in IN (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 1 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 52 units permitted in Grant County in 2024 (8 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($446 loan paydown + $2k appreciation (3.0% local appreciation)).
• Grant County population projected at -18% 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $62,661 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.86% ✓
• Cap rate: 15.99%
• Cash-on-cash: 34.62%
• DSCR: 2.54
• GRM: 4.5

CMA / ARV

• ARV (median comp): $61,332
• List price: $64,599
• Delta: 5.33%
• 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
617 E 27th St	0.57mi	3/1.0	1,212 (-2%)	2mo	$40,000	$33	69
2520 S Selby St	0.44mi	3/1.0	1,152 (-6%)	10mo	$105,000	$91	60
120 W 14th St	0.39mi	2/1.0 (-1)	1,276 (+4%)	14mo	$64,900	$51	59
114 W 30th St	0.60mi	3/1.0	1,188 (-4%)	13mo	$25,000	$21	55
2911 S Nebraska St	0.60mi	2/1.0 (-1)	1,260 (+2%)	15mo	$6,000	$5	51
2711 S Washington St	0.45mi	3/1.0	1,360 (+10%)	14mo	$25,000	$18	50
2447 S Meridian St	0.45mi	3/1.5	1,368 (+11%)	12mo	$119,400	$87	48
2500 S Waite St	0.75mi	3/1.0	1,180 (-4%)	13mo	$47,000	$40	48
916 S Nebraska St	0.70mi	3/1.0	1,088 (-12%)	2mo	$30,000	$28	46
2922 S Nebraska St	0.63mi	2/1.0 (-1)	1,160 (-6%)	12mo	$500	—	46
1003 W 12th St	0.72mi	3/1.0	1,120 (-9%)	14mo	$50,000	$45	40
2809 S Landess St	0.68mi	2/1.0 (-1)	1,054 (-14%)	9mo	$90,000	$85	32

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: 40.3%
• Equity multiple: 3.27×
• Total profit: $41,023
• Equity at exit: $29,047

10-year hold

• IRR: 40.2%
• Equity multiple: 6.50×
• Total profit: $99,477
• Equity at exit: $44,764

Cash invested: $18,088 (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 47953

• Active inventory: 1
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$339
• Tax from tax record: −$60 /mo · $726/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $522

Break-even live

Break-even rent $539

Max offer price $64,599

Occupancy floor 52%

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: $16,150
• Closing costs: $1,938
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
703 E 28th St Marion, IN	2.0	1.0	1085	$1,200	$1.11	43d	1	0.65mi

Listing history 17 events

1. 2026-06-19
   days on market $64,599 Active 46 DOM
2. 2026-06-18
   days on market $64,599 Active 45 DOM
3. 2026-06-17
   days on market $64,599 Active 44 DOM
4. 2026-06-16
   days on market $64,599 Active 43 DOM
5. 2026-06-15
   days on market $64,599 Active 42 DOM
6. 2026-06-14
   days on market $64,599 Active 40 DOM
7. 2026-06-12
   days on market $64,599 Active 39 DOM
8. 2026-06-09
   days on market $64,599 Active 36 DOM
9. 2026-06-08
   days on market $64,599 Active 35 DOM
10. 2026-06-07
    days on market $64,599 Active 34 DOM
11. 2026-06-02
    days on market $64,599 Active 29 DOM
12. 2026-06-01
    days on market $64,599 Active 28 DOM
13. 2026-05-31
    days on market $64,599 Active 27 DOM
14. 2026-05-30
    days on market $64,599 Active 26 DOM
15. 2026-05-04
    listed $64,599 Active 895-char remark
16. 2025-11-18
    price $64,599
17. 2025-05-23
    price $64,600

ⓘ 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: $726 · $60/mo
• Projected year-2 tax: $726 · $60/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 ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,400
• − Mortgage interest: −$3,619
• − Property taxes: −$726
• − Insurance: −$323
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$1,879
• Taxable income: $5,549
• Est. tax owed @ 24.0%: −$1,332
• After-tax cash flow: $4,930/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: Marion Community Schools
• NCES district ID: 1806390
• Math proficiency: 18% ▼ -9.00%
• Reading proficiency: 24% ▼ -6.00%
• Median HH income: $33,415
• Composite: 17.13/100
• National rank: #9115
• State rank: #277 of 301 in IN

Livability — Marion

• Score: 65/100
• State rank: #337
• US rank: #13006

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marion, IN

Population outlook (Grant County) Hauer SSP2

• Today (2025): 64,394 people
• By 2030: 62,145 · -3.5%
• By 2040: 57,252 · -11.1%
• By 2050: 52,968 · -17.7%
• By 2075: 45,986 · -28.6%
• By 2100: 39,400 · -38.8%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-0.0% since first listed

3 events — show timeline

• 2026-05-04 Listed $64,599 RRELMS
• 2025-11-18 Price Changed $64,599 RRELMS
• 2025-05-23 Price Changed $64,600 RRELMS

Property tax history

+3.3%/yr

Latest (2025): $726 · +9.7% YoY. Source: county tax records.