306 N Fulton St · Parker City, IN 47368

$137,900

5 bd · 2.0 ba · 2,442 sqft · SingleFamily public records · 39 Days on market

Built 1910 7,971 sqft lot $56/sqft · 38% below area Est $222k · 38% under

---

Why this score? — see what drove the C+ 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 +20.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• Appreciation +5.6/10.0
• 1% rule +4.4/10.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Rented for $999 a month, year lease ends 4-30-27, tenants pays all utilities. This inviting home offers 5 generous bedrooms and 2 full bathrooms. Enjoy large, airy rooms throughout, including a convenient main-floor laundry located in the bathroom. The property features an oversized detached garage with a 1 car garage door, and a spacious backyard ideal for entertaining, gardening, or relaxing outdoors. Don’t miss this combination of comfort, functionality, and space!

Key facts

• Spacious backyard
• Main-floor laundry
• 7,971 sq ft lot

Tags

• MAIN-FLOOR LAUNDRY
• OVERSIZED DETACHED GARAGE
• SPACIOUS BACKYARD

Property features AI

Exterior

• Parking: Detached garage (1-car)
• Utilities: Public water; Municipal sewer connected; No solid waste service indicated
• Home design: Single-family residence; Two levels
• Construction: Vinyl siding; Crawl space foundation
• Exterior features: Lot under 1/4 acre (approximately 0.18 acre)

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: Five bedrooms total — two on the main level and three on the upper level; Bedroom sizes include 15x15, 15x15, 12x12, 12x11, and 8x11 (various rooms on main and upper levels)
• Bathrooms: Two full bathrooms — one on the main level and one on the upper level
• Heating & cooling: Forced air heating (natural gas); No central air reported
• Interior features: Attic access
• Laundry & utility: No appliances listed

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $138k.

Deal economics

• At list price, monthly cash flow is $175 ($2k/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 $130k (5.9% below list).
• Recommended offer: $130k (5.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#246 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, health & safety D, amenities F.
• Monroe Central School Corporation (rural): math 47% / reading 45% proficiency, ranked #95 of 301 in IN (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Monroe Central Elementary School (math 58% / reading 44%, grade C-, #262 of 994 statewide, top 27%, 624 students, 52% FRL); Monroe Central Jr-Sr High School (math 31% / reading 47%, grade F, #235 of 369 statewide, top 65%, 459 students, 50% FRL).
• Market conditions: 15 active listings in the ZIP; 19 units permitted in Randolph County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($953 loan paydown + $2k appreciation (1.3% local appreciation)).
• Randolph County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.3% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($134k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y 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 $30k; list at $138k implies a 360% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $129,818 (5.9% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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. 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: 0.94% ✗
• Cap rate: 7.82%
• Cash-on-cash: 5.44%
• DSCR: 1.24
• GRM: 8.9

CMA / ARV

• ARV (median comp): $222,206
• List price: $137,900
• Delta: -37.94%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
306 N Fulton St	0.00mi	5/2.0	2,442 (0%)	14mo	$30,000	$12	88
102 W Lexi Ln	0.25mi	4/2.5 (-1)	2,544 (+4%)	14mo	$269,900	$106	63
101 W Kenna Ln	0.27mi	5/3.0	2,212 (-9%)	6mo	$255,000	$115	62
105 W Lexi Ln	0.23mi	4/3.5 (-1)	2,376 (-3%)	19mo	$357,500	$150	58

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

Projected returns pro-forma

1.27% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.8%
• Equity multiple: 1.40×
• Total profit: $15,504
• Equity at exit: $49,013

10-year hold

• IRR: 11.6%
• Equity multiple: 2.45×
• Total profit: $55,843
• Equity at exit: $66,658

Cash invested: $38,612 (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 47368

• Home prices YoY: 0.6%
• Active inventory: 15
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,298 medium
• Mortgage (P&I): −$723
• Tax from tax record: −$70 /mo · $839/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $175

Break-even live

Break-even rent $1,077

Max offer price $137,900

Occupancy floor 82%

Sensitivity live

Price	-10% $253	-5% $214	+0% $175	+5% $136	+10% $97
Rent	-10% $72	-5% $124	+0% $175	+5% $226	+10% $278
Rate	-1.0pp $244	-0.5pp $210	base $175	+0.5pp $139	+1.0pp $103

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: $34,475
• Closing costs: $4,137
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-21
   days on market $137,900 Active 39 DOM
2. 2026-06-21
   days on market $137,900 Active 38 DOM
3. 2026-06-18
   days on market $137,900 Active 36 DOM
4. 2026-06-17
   days on market $137,900 Active 35 DOM
5. 2026-06-16
   days on market $137,900 Active 34 DOM
6. 2026-06-15
   days on market $137,900 Active 33 DOM
7. 2026-06-13
   days on market $137,900 Active 31 DOM
8. 2026-06-12
   days on market $137,900 Active 30 DOM
9. 2026-06-09
   days on market $137,900 Active 27 DOM
10. 2026-06-08
    days on market $137,900 Active 26 DOM
11. 2026-06-07
    days on market $137,900 Active 25 DOM
12. 2026-06-05
    days on market $137,900 Active 23 DOM
13. 2026-06-04
    days on market $137,900 Active 21 DOM
14. 2026-06-02
    days on market $137,900 Active 20 DOM
15. 2026-06-01
    days on market $137,900 Active 19 DOM
16. 2026-05-31
    days on market $137,900 Active 18 DOM
17. 2026-05-31
    days on market $137,900 Active 17 DOM
18. 2026-05-13
    listed $137,900 Active 472-char remark

    Show marketing remark (478 chars)

    Rented for $999 a month, year lease ends 4-30-27, tenants pays all utilities. This inviting home offers 5 generous bedrooms and 2 full bathrooms. Enjoy large, airy rooms throughout, including a convenient main-floor laundry located in the bathroom. The property features an oversized detached garage with a 1 car garage door, and a spacious backyard ideal for entertaining, gardening, or relaxing outdoors. Don’t miss this combination of comfort, functionality, and space!

19. 2026-05-13
    listed $137,900 Active 478-char remark

    Show marketing remark (478 chars)

    Rented for $999 a month, year lease ends 4-30-27, tenants pays all utilities. This inviting home offers 5 generous bedrooms and 2 full bathrooms. Enjoy large, airy rooms throughout, including a convenient main-floor laundry located in the bathroom. The property features an oversized detached garage with a 1 car garage door, and a spacious backyard ideal for entertaining, gardening, or relaxing outdoors. Don’t miss this combination of comfort, functionality, and space!

20. 2025-04-09
    soldstatus $30,000 Closed

    Show marketing remark (487 chars)

    PRICED TO SELL!! This 5-bedroom, 2-bathroom home offers 2,442 square feet of potential and is priced to sell quickly due to its current condition. With a one-car detached garage and plenty of space for customization, this property presents an excellent opportunity for investors or buyers looking to build instant equity. While it needs work, the low price reflects the potential for transformation into your dream home. Don’t miss out on this affordable project with great upside!

21. 2025-04-09
    soldstatus $30,000

    Show marketing remark (487 chars)

    PRICED TO SELL!! This 5-bedroom, 2-bathroom home offers 2,442 square feet of potential and is priced to sell quickly due to its current condition. With a one-car detached garage and plenty of space for customization, this property presents an excellent opportunity for investors or buyers looking to build instant equity. While it needs work, the low price reflects the potential for transformation into your dream home. Don’t miss out on this affordable project with great upside!

22. 2025-03-16
    status Pending

    Show marketing remark (487 chars)

    PRICED TO SELL!! This 5-bedroom, 2-bathroom home offers 2,442 square feet of potential and is priced to sell quickly due to its current condition. With a one-car detached garage and plenty of space for customization, this property presents an excellent opportunity for investors or buyers looking to build instant equity. While it needs work, the low price reflects the potential for transformation into your dream home. Don’t miss out on this affordable project with great upside!

23. 2025-03-13
    price $40,000

    Show marketing remark (487 chars)

    PRICED TO SELL!! This 5-bedroom, 2-bathroom home offers 2,442 square feet of potential and is priced to sell quickly due to its current condition. With a one-car detached garage and plenty of space for customization, this property presents an excellent opportunity for investors or buyers looking to build instant equity. While it needs work, the low price reflects the potential for transformation into your dream home. Don’t miss out on this affordable project with great upside!

24. 2025-03-08
    price $50,000

    Show marketing remark (487 chars)

    PRICED TO SELL!! This 5-bedroom, 2-bathroom home offers 2,442 square feet of potential and is priced to sell quickly due to its current condition. With a one-car detached garage and plenty of space for customization, this property presents an excellent opportunity for investors or buyers looking to build instant equity. While it needs work, the low price reflects the potential for transformation into your dream home. Don’t miss out on this affordable project with great upside!

25. 2025-03-07
    status Active

    Show marketing remark (487 chars)

    PRICED TO SELL!! This 5-bedroom, 2-bathroom home offers 2,442 square feet of potential and is priced to sell quickly due to its current condition. With a one-car detached garage and plenty of space for customization, this property presents an excellent opportunity for investors or buyers looking to build instant equity. While it needs work, the low price reflects the potential for transformation into your dream home. Don’t miss out on this affordable project with great upside!

26. 2025-01-29
    price $60,000

    Show marketing remark (487 chars)

    PRICED TO SELL!! This 5-bedroom, 2-bathroom home offers 2,442 square feet of potential and is priced to sell quickly due to its current condition. With a one-car detached garage and plenty of space for customization, this property presents an excellent opportunity for investors or buyers looking to build instant equity. While it needs work, the low price reflects the potential for transformation into your dream home. Don’t miss out on this affordable project with great upside!

27. 2025-01-23
    price $65,000

    Show marketing remark (487 chars)

    PRICED TO SELL!! This 5-bedroom, 2-bathroom home offers 2,442 square feet of potential and is priced to sell quickly due to its current condition. With a one-car detached garage and plenty of space for customization, this property presents an excellent opportunity for investors or buyers looking to build instant equity. While it needs work, the low price reflects the potential for transformation into your dream home. Don’t miss out on this affordable project with great upside!

28. 2025-01-23
    status Active

    Show marketing remark (487 chars)

    PRICED TO SELL!! This 5-bedroom, 2-bathroom home offers 2,442 square feet of potential and is priced to sell quickly due to its current condition. With a one-car detached garage and plenty of space for customization, this property presents an excellent opportunity for investors or buyers looking to build instant equity. While it needs work, the low price reflects the potential for transformation into your dream home. Don’t miss out on this affordable project with great upside!

29. 2025-01-22
    status Pending

    Show marketing remark (487 chars)

    PRICED TO SELL!! This 5-bedroom, 2-bathroom home offers 2,442 square feet of potential and is priced to sell quickly due to its current condition. With a one-car detached garage and plenty of space for customization, this property presents an excellent opportunity for investors or buyers looking to build instant equity. While it needs work, the low price reflects the potential for transformation into your dream home. Don’t miss out on this affordable project with great upside!

30. 2025-01-13
    price $74,999

    Show marketing remark (487 chars)

    PRICED TO SELL!! This 5-bedroom, 2-bathroom home offers 2,442 square feet of potential and is priced to sell quickly due to its current condition. With a one-car detached garage and plenty of space for customization, this property presents an excellent opportunity for investors or buyers looking to build instant equity. While it needs work, the low price reflects the potential for transformation into your dream home. Don’t miss out on this affordable project with great upside!

31. 2024-12-25
    status Active

    Show marketing remark (487 chars)

    PRICED TO SELL!! This 5-bedroom, 2-bathroom home offers 2,442 square feet of potential and is priced to sell quickly due to its current condition. With a one-car detached garage and plenty of space for customization, this property presents an excellent opportunity for investors or buyers looking to build instant equity. While it needs work, the low price reflects the potential for transformation into your dream home. Don’t miss out on this affordable project with great upside!

32. 2024-12-19
    listed $79,999 Active

    Show marketing remark (487 chars)

    PRICED TO SELL!! This 5-bedroom, 2-bathroom home offers 2,442 square feet of potential and is priced to sell quickly due to its current condition. With a one-car detached garage and plenty of space for customization, this property presents an excellent opportunity for investors or buyers looking to build instant equity. While it needs work, the low price reflects the potential for transformation into your dream home. Don’t miss out on this affordable project with great upside!

ⓘ 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: $839 · $70/mo
• Projected year-2 tax: $1,005 · $84/mo
• Expected delta: +$167/yr (+$14/mo · 19.9%)

ⓘ 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 100% 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: $15,578
• − Mortgage interest: −$7,725
• − Property taxes: −$839
• − Insurance: −$690
• − Repairs & maintenance: −$1,246
• − Management: −$1,246
• − Depreciation: −$4,012
• Taxable loss: −$179
• Est. tax savings @ 24.0%: +$43
• After-tax cash flow: $2,143/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: Monroe Central School Corporation
• NCES district ID: 1807080
• Math proficiency: 47% ▼ -16.00%
• Reading proficiency: 45% ▼ -17.00%
• Median HH income: $44,315
• Composite: 38.94/100
• National rank: #4085
• State rank: #95 of 301 in IN

Livability — Parker City

• Score: 67/100
• State rank: #246
• US rank: #10519

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Parker City, IN
• Population (ZIP): 2,118

Population outlook (Randolph County) Hauer SSP2

• Today (2025): 22,998 people
• By 2030: 21,815 · -5.1%
• By 2040: 19,360 · -15.8%
• By 2050: 17,010 · -26.0%
• By 2075: 12,491 · -45.7%
• By 2100: 8,986 · -60.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 2% Italian 1% Lithuanian 1%
• Foreign-born: 1% · Canada

Political lean MEDSL · Randolph

• 2024 margin: Solid R (+53.7) · D 22.3% · R 75.9% · Other 1.8%
• 2008→2024 swing: -44.9pp toward R · 2008: -8.8pp · 2024: -53.7pp
• All cycles: 2024: R+53.7 2020: R+52.4 2016: R+48.5 2012: R+24.1 2008: R+8.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.27%
• Current HPI: 225.916
• 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

+72.4% since first listed

15 events — show timeline

• 2026-05-13 Listed $137,900 IRMLS
• 2026-05-13 Listed $137,900 MIBOR as Distributed by MLS Grid
• 2025-04-09 Sold (Public Records) $30,000 Public Records
• 2025-04-09 Sold (MLS) $30,000 IRMLS
• 2025-03-16 Pending — IRMLS
• 2025-03-13 Price Changed $40,000 IRMLS
• 2025-03-08 Price Changed $50,000 IRMLS
• 2025-03-07 Relisted — IRMLS
• 2025-01-29 Price Changed $60,000 IRMLS
• 2025-01-23 Price Changed $65,000 IRMLS
• 2025-01-23 Relisted — IRMLS
• 2025-01-22 Pending — IRMLS
• 2025-01-13 Price Changed $74,999 IRMLS
• 2024-12-25 Relisted — IRMLS
• 2024-12-19 Listed $79,999 IRMLS

Property tax history

+4.8%/yr

Latest (2024): $839 · +19.7% YoY. Source: county tax records.