5783 S Monroe St · Sidney, IN 46580

$77,000

3 bd · 2.0 ba · 1,560 sqft · SingleFamily public records · 15 Days on market

Built 2001 0.34 ac 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 +3.0/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Oversize lot, 3 bedroom, 2 bath home. 1560 sq ft. Lots of potential here. Cash only , SOLD AS IS WHERE IS

Key facts

• 0.34 acre lot
• Built 2001
• Listed 15 days

Property features AI

Finance

• Other: Lot dimensions approximately 150 x 100 (0.34 acre)
• Financial info: $364 annual tax amount
• HOA & community: No subdivision

Exterior

• Parking: Parking details not provided
• Security: Security details not provided
• Utilities: Private well water; Septic tank sewer
• Home design: Manufactured home (residential); Single-story
• Construction: Vinyl siding
• Exterior features: Corner lot

Interior

• Kitchen: Kitchen details not provided
• Bedrooms: Bedrooms not specified
• Flooring: Flooring details not provided
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: 7 total rooms; Crawl space basement
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $77k.

Deal economics

• At list price, monthly cash flow is $642 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $77k).
• Recommended offer: $76k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#528 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime D+, amenities F.
• Whitko Community School Corporation (rural): math 27% / reading 39% proficiency, ranked #204 of 301 in IN (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Pierceton Elementary School (math 32% / reading 27%, grade F, #697 of 994 statewide, top 73%, 386 students, 59% FRL); Whitko Jr/Sr High School (math 18% / reading 40%, grade F, #312 of 369 statewide, top 85%, 541 students, 43% FRL) — zoned schools average 51% FRL vs 35% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 102 active listings in the ZIP; 261 units permitted in Kosciusko County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $532 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Kosciusko County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($76k) is reasonable based on typical stale-listing flexibility.

Recommended offer $75,845 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. Crime grade is D 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?
4. 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.
5. 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.
6. 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: 1.82% ✓
• Cap rate: 16.29%
• Cash-on-cash: 35.71%
• DSCR: 2.59
• 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: 31.4%
• Equity multiple: 2.32×
• Total profit: $28,366
• Equity at exit: $11,481

10-year hold

• IRR: 38.5%
• Equity multiple: 4.58×
• Total profit: $77,235
• Equity at exit: $6,658

Cash invested: $21,560 (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 46580

• Home prices YoY: -19.2%
• Active inventory: 102
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,399 medium
• Mortgage (P&I): −$404
• Tax from tax record: −$28 /mo · $332/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $642

Break-even live

Break-even rent $587

Max offer price $77,000

Occupancy floor 49%

Sensitivity live

Price	-10% $685	-5% $663	+0% $642	+5% $620	+10% $598
Rent	-10% $531	-5% $586	+0% $642	+5% $697	+10% $752
Rate	-1.0pp $680	-0.5pp $661	base $642	+0.5pp $622	+1.0pp $601

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: $19,250
• Closing costs: $2,310
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-01
   statusdays on market $77,000 Pending 15 DOM
2. 2026-05-31
   days on market $77,000 Active 14 DOM
3. 2026-05-30
   days on market $77,000 Active 13 DOM
4. 2026-05-16
   listed $77,000 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: $332 · $28/mo
• Projected year-2 tax: $493 · $41/mo
• Expected delta: +$161/yr (+$13/mo · 48.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 16 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: $16,788
• − Mortgage interest: −$4,313
• − Property taxes: −$332
• − Insurance: −$385
• − Repairs & maintenance: −$1,343
• − Management: −$1,343
• − Depreciation: −$2,240
• Taxable income: $6,831
• Est. tax owed @ 24.0%: −$1,639
• After-tax cash flow: $6,060/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: Whitko Community School Corporation
• NCES district ID: 1813230
• Math proficiency: 27% ▼ -5.00%
• Reading proficiency: 39% ▼ -3.00%
• Median HH income: $52,047
• Composite: 28.84/100
• National rank: #6650
• State rank: #204 of 301 in IN

Livability — Sidney

• Score: 60/100
• State rank: #528
• US rank: #18999

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Kosciusko County · 36,398 people
• Metro: Warsaw, IN
• Population (ZIP): 21,794
• Household income: $71,687
• Rent vs Own: 24.1% rent · 75.9% own
• Severe rent burden: 374.0

Population outlook (Kosciusko County) Hauer SSP2

• Today (2025): 81,747 people
• By 2030: 82,878 · +1.4%
• By 2040: 84,270 · +3.1%
• By 2050: 84,191 · +3.0%
• By 2075: 82,918 · +1.4%
• By 2100: 74,808 · -8.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 13% Two or more races 8%
• Hispanic origin (detail): Mexican 10% Puerto Rican 1%
• Common ancestry: Italian 2% Iranian 1% Portuguese 1%
• Foreign-born: 6% · Canada
• Languages at home: 90% English-only · Spanish 9%

Political lean MEDSL · Kosciusko

• 2024 margin: Solid R (+52.3) · D 22.9% · R 75.2% · Other 1.9%
• 2008→2024 swing: -14.9pp toward R · 2008: -37.3pp · 2024: -52.3pp
• All cycles: 2024: R+52.3 2020: R+50.7 2016: R+55.1 2012: R+52.2 2008: R+37.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -67.41%
• Current HPI: 283.1513
• Rent YoY: —
• Metro: Warsaw, 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

1 event — show timeline

• 2026-05-16 Listed $77,000 IRMLS

Property tax history

-11.4%/yr

Latest (2024): $332 · -22.9% YoY. Source: county tax records.