7775 E Church St · Dugger, IN 47848

$44,149

5 bd · 1.0 ba · 2,010 sqft · SingleFamily public records · 373 Days on market

Built 1918 0.94 ac lot $22/sqft · 83% below area

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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
• Appreciation +7.8/10.0
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

240 x 129 - Almost 1 Acre! Over 2,000 Sq Ft Home with Large Rooms - All on 1 Level Priced to Sell - Finish as You Desire! Has replacement windows! Vaulted Ceilings! Concrete Floor, Covered Front Porch Partial Basement Outbuilding - 22 x 50/3 Bay 200 Amp Breaker Box Gas Meter on site - Electric wired for Electric Stove

Key facts

• Covered front porch
• Partial basement
• Almost 1 acre

Tags

• ALMOST 1 ACRE
• REPLACEMENT WINDOWS
• VAULTED CEILINGS
• CONCRETE FLOOR
• COVERED FRONT PORCH
• PARTIAL BASEMENT

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $44k.

Deal economics

• At list price, monthly cash flow is $693 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $44k).
• Recommended offer: $39k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#530 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment D, amenities F.
• Northeast School Corporation (rural): math 29% / reading 34% proficiency, ranked #228 of 301 in IN (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Northeast East Elementary School (math 52% / reading 42%, grade D-, #325 of 994 statewide, top 36%, 168 students, 68% FRL); North Central Jr/Sr High School (math 12% / reading 32%, grade F, #343 of 369 statewide, top 93%, 374 students, 55% FRL) — zoned schools average 62% FRL vs 44% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 6 active listings in the ZIP; 4 units permitted in Sullivan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($305 loan paydown + $2k appreciation (5.6% local appreciation)).
• Sullivan County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.6% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 373 days — a 12% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $3k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $15k; list at $44k implies a 194% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $38,851 (12.0% below list)

Questions for the listing agent

1. It's been on market 373 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 1918 — 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: 3.07% ✓
• Cap rate: 25.13%
• Cash-on-cash: 67.26%
• DSCR: 3.99
• GRM: 2.7

CMA / ARV

• ARV (median comp): $260,000
• List price: $44,149
• Delta: -83.02%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8444 E Monroe St	0.72mi	4/2.0 (-1)	1,848 (-8%)	3mo	$260,000	$141	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.57% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 74.4%
• Equity multiple: 5.51×
• Total profit: $55,812
• Equity at exit: $26,551

10-year hold

• IRR: 71.9%
• Equity multiple: 11.52×
• Total profit: $130,074
• Equity at exit: $47,142

Cash invested: $12,362 (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 47848

• Home prices YoY: 3.2%
• Active inventory: 6
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,357 medium
• Mortgage (P&I): −$232
• Tax from tax record: −$129 /mo · $1,552/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $693

Break-even live

Break-even rent $480

Max offer price $44,149

Occupancy floor 44%

Sensitivity live

Price	-10% $718	-5% $705	+0% $693	+5% $680	+10% $668
Rent	-10% $586	-5% $639	+0% $693	+5% $746	+10% $800
Rate	-1.0pp $715	-0.5pp $704	base $693	+0.5pp $681	+1.0pp $670

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: $11,037
• Closing costs: $1,324
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $44,149 Active 373 DOM
2. 2026-06-19
   days on market $44,149 Active 371 DOM
3. 2026-06-18
   days on market $44,149 Active 370 DOM
4. 2026-06-17
   days on market $44,149 Active 369 DOM
5. 2026-06-16
   days on market $44,149 Active 368 DOM
6. 2026-06-15
   days on market $44,149 Active 367 DOM
7. 2026-06-14
   days on market $44,149 Active 365 DOM
8. 2026-06-13
   days on market $44,149 Active 364 DOM
9. 2026-06-10
   days on market $44,149 Active 362 DOM
10. 2026-06-09
    days on market $44,149 Active 361 DOM
11. 2026-06-08
    days on market $44,149 Active 360 DOM
12. 2026-06-07
    days on market $44,149 Active 359 DOM
13. 2026-06-05
    days on market $44,149 Active 356 DOM
14. 2026-06-02
    days on market $44,149 Active 354 DOM
15. 2026-06-01
    days on market $44,149 Active 353 DOM
16. 2026-05-31
    days on market $44,149 Active 352 DOM
17. 2026-05-30
    days on market $44,149 Active 351 DOM
18. 2026-04-13
    status Active 319-char remark

    Show marketing remark (319 chars)

    240 x 129 - Almost 1 Acre! Over 2,000 Sq Ft Home with Large Rooms - All on 1 Level Priced to Sell - Finish as You Desire! Has replacement windows! Vaulted Ceilings! Concrete Floor, Covered Front Porch Partial Basement Outbuilding - 22 x 50/3 Bay 200 Amp Breaker Box Gas Meter on site - Electric wired for Electric Stove

19. 2025-12-22
    price $44,149 319-char remark

    Show marketing remark (319 chars)

    240 x 129 - Almost 1 Acre! Over 2,000 Sq Ft Home with Large Rooms - All on 1 Level Priced to Sell - Finish as You Desire! Has replacement windows! Vaulted Ceilings! Concrete Floor, Covered Front Porch Partial Basement Outbuilding - 22 x 50/3 Bay 200 Amp Breaker Box Gas Meter on site - Electric wired for Electric Stove

20. 2025-12-11
    status Active 319-char remark

    Show marketing remark (319 chars)

    240 x 129 - Almost 1 Acre! Over 2,000 Sq Ft Home with Large Rooms - All on 1 Level Priced to Sell - Finish as You Desire! Has replacement windows! Vaulted Ceilings! Concrete Floor, Covered Front Porch Partial Basement Outbuilding - 22 x 50/3 Bay 200 Amp Breaker Box Gas Meter on site - Electric wired for Electric Stove

21. 2025-12-04
    status Pending 319-char remark

    Show marketing remark (319 chars)

    240 x 129 - Almost 1 Acre! Over 2,000 Sq Ft Home with Large Rooms - All on 1 Level Priced to Sell - Finish as You Desire! Has replacement windows! Vaulted Ceilings! Concrete Floor, Covered Front Porch Partial Basement Outbuilding - 22 x 50/3 Bay 200 Amp Breaker Box Gas Meter on site - Electric wired for Electric Stove

22. 2025-09-05
    price $44,650 319-char remark

    Show marketing remark (319 chars)

    240 x 129 - Almost 1 Acre! Over 2,000 Sq Ft Home with Large Rooms - All on 1 Level Priced to Sell - Finish as You Desire! Has replacement windows! Vaulted Ceilings! Concrete Floor, Covered Front Porch Partial Basement Outbuilding - 22 x 50/3 Bay 200 Amp Breaker Box Gas Meter on site - Electric wired for Electric Stove

23. 2025-02-03
    listed $47,000 Active 319-char remark

    Show marketing remark (319 chars)

    240 x 129 - Almost 1 Acre! Over 2,000 Sq Ft Home with Large Rooms - All on 1 Level Priced to Sell - Finish as You Desire! Has replacement windows! Vaulted Ceilings! Concrete Floor, Covered Front Porch Partial Basement Outbuilding - 22 x 50/3 Bay 200 Amp Breaker Box Gas Meter on site - Electric wired for Electric Stove

24. 2024-12-05
    historical
25. 2024-02-13
    listed $39,000 Active
26. 2024-02-13
    listed $39,000 Active
27. 2024-02-12
    listed $39,000 Active
28. 2000-11-10
    soldstatus $15,000

ⓘ 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: $1,552 · $129/mo
• Projected year-2 tax: $1,552 · $129/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 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $16,286
• − Mortgage interest: −$2,473
• − Property taxes: −$1,552
• − Insurance: −$221
• − Repairs & maintenance: −$1,303
• − Management: −$1,303
• − Depreciation: −$1,284
• Taxable income: $8,150
• Est. tax owed @ 24.0%: −$1,956
• After-tax cash flow: $6,359/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: Northeast School Corporation
• NCES district ID: 1808160
• Math proficiency: 29% ▼ -10.00%
• Reading proficiency: 34% ▼ -7.00%
• Median HH income: $45,565
• Composite: 27.01/100
• National rank: #7061
• State rank: #228 of 301 in IN

Livability — Dugger

• Score: 60/100
• State rank: #530
• US rank: #19113

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dugger, IN
• Population (ZIP): 1,319

Population outlook (Sullivan County) Hauer SSP2

• Today (2025): 20,313 people
• By 2030: 19,908 · -2.0%
• By 2040: 19,009 · -6.4%
• By 2050: 17,972 · -11.5%
• By 2075: 14,929 · -26.5%
• By 2100: 11,391 · -43.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Iranian 2% Slovak 2% Italian 2%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Sullivan

• 2024 margin: Solid R (+52.7) · D 22.8% · R 75.5% · Other 1.7%
• 2008→2024 swing: -52.0pp toward R · 2008: -0.7pp · 2024: -52.7pp
• All cycles: 2024: R+52.7 2020: R+50.5 2016: R+47.0 2012: R+20.6 2008: R+0.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.57%
• Current HPI: 180.821
• 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

+194.3% since first listed

11 events — show timeline

• 2026-04-13 Relisted — IRMLS
• 2025-12-22 Price Changed $44,149 IRMLS
• 2025-12-11 Relisted — IRMLS
• 2025-12-04 Pending — IRMLS
• 2025-09-05 Price Changed $44,650 IRMLS
• 2025-02-03 Listed $47,000 IRMLS
• 2024-12-05 Listing Removed — MIBOR as Distributed by MLS Grid
• 2024-02-13 Listed $39,000 IRMLS
• 2024-02-13 Listed $39,000 THAAR
• 2024-02-12 Listed $39,000 MIBOR as Distributed by MLS Grid
• 2000-11-10 Sold (Public Records) $15,000 Public Records

Property tax history

-2.4%/yr

Latest (2024): $1,552 · -0.8% YoY. Source: county tax records.