600 Glynn Ellen Dr · Union City, IN 47390

$164,900

3 bd · 1.5 ba · 1,418 sqft · SingleFamily public records · 4 Days on market

Built 1975 10,454 sqft lot Est $164k · at est.

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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 +10.2/30.0
• Appreciation +10.0/10.0
• ARV discount +7.4/15.0
• Livability +3.2/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0

Listing remarks MLS

Introducing a charming and spacious Brick Ranch, boasting three bedrooms and one and a half baths. Spanning across 1418 square feet, this home offers a large open concept Family Kitchen area, a cozy living room, and the flexibility to utilize the third bedroom as a den if desired. Additionally, a two-car attached garage provides convenient parking and storage options. Nestled on a beautifully positioned corner lot, this property is situated in a serene and peaceful neighborhood in Union City. The tranquil surroundings ensure a peaceful and enjoyable living experience for you and your loved ones. Should you have any inquiries or wish to schedule a tour, please do not hesitate to contact us.

Key facts

• New anderson windows
• Updated brick ranch
• New flooring

Tags

• UPDATED BRICK RANCH
• TWO DISTINCT LIVING SPACES
• OPEN CONCEPT DINING
• NEW ANDERSON WINDOWS
• NEW FLOORING
• KITCHEN REMODEL

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-93 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (10.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (27.5% below list).
• Recommended offer: $120k (27.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#432 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, amenities F, commute F.
• Randolph Eastern School Corporation (town): math 29% / reading 31% proficiency, ranked #246 of 301 in IN (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: North Side Elementary School (math 46% / reading 27%, grade F, #571 of 994 statewide, top 58%, 561 students, 72% FRL); Union City Community Jr/Sr High (math 9% / reading 36%, grade F, #337 of 369 statewide, top 92%, 367 students, 67% FRL) — zoned schools average 70% FRL vs 54% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 36 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 $18k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Randolph County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y 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 $135k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $119,577 (27.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1975 — 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 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.73% ✗
• Cap rate: 5.61%
• Cash-on-cash: -2.42%
• DSCR: 0.89
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $164,488
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
600 Glynn Ellen Dr	0.00mi	3/1.5	1,418 (0%)	0mo	$165,000	$116	100
522 Royale Dr	0.06mi	3/1.5	1,304 (-8%)	6mo	$137,100	$105	79
1229 N Plum St	0.20mi	3/1.0	1,346 (-5%)	6mo	$119,000	$88	75
384 Chatham Ct	0.34mi	3/2.0	1,452 (+2%)	9mo	$190,000	$131	70
744 N Howard St	0.66mi	3/2.0	1,461 (+3%)	2mo	$189,900	$130	61
942 W Division St	0.75mi	3/1.0	1,474 (+4%)	20mo	$140,000	$95	40

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.5%
• Equity multiple: 2.82×
• Total profit: $83,825
• Equity at exit: $148,555

10-year hold

• IRR: 20.2%
• Equity multiple: 6.45×
• Total profit: $251,432
• Equity at exit: $320,364

Cash invested: $46,172 (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 47390

• Home prices YoY: 9.1%
• Active inventory: 36
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,196 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$104 /mo · $1,254/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $-93

Break-even live

Break-even rent $1,314

Max offer price $148,425

Occupancy floor —

Sensitivity live

Price	-10% $0	-5% $-47	+0% $-93	+5% $-140	+10% $-187
Rent	-10% $-188	-5% $-140	+0% $-93	+5% $-46	+10% $1
Rate	-1.0pp $-10	-0.5pp $-51	base $-93	+0.5pp $-136	+1.0pp $-179

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-04-17
   status Pending
2. 2026-04-13
   listed $164,900 Active
3. 2023-08-18
   soldstatus $135,000 Closed 698-char remark

   Show marketing remark (698 chars)

   Introducing a charming and spacious Brick Ranch, boasting three bedrooms and one and a half baths. Spanning across 1418 square feet, this home offers a large open concept Family Kitchen area, a cozy living room, and the flexibility to utilize the third bedroom as a den if desired. Additionally, a two-car attached garage provides convenient parking and storage options. Nestled on a beautifully positioned corner lot, this property is situated in a serene and peaceful neighborhood in Union City. The tranquil surroundings ensure a peaceful and enjoyable living experience for you and your loved ones. Should you have any inquiries or wish to schedule a tour, please do not hesitate to contact us.

4. 2023-08-18
   soldstatus $135,000 Sold 698-char remark

   Show marketing remark (698 chars)

   Introducing a charming and spacious Brick Ranch, boasting three bedrooms and one and a half baths. Spanning across 1418 square feet, this home offers a large open concept Family Kitchen area, a cozy living room, and the flexibility to utilize the third bedroom as a den if desired. Additionally, a two-car attached garage provides convenient parking and storage options. Nestled on a beautifully positioned corner lot, this property is situated in a serene and peaceful neighborhood in Union City. The tranquil surroundings ensure a peaceful and enjoyable living experience for you and your loved ones. Should you have any inquiries or wish to schedule a tour, please do not hesitate to contact us.

5. 2023-08-18
   soldstatus $135,000 698-char remark

   Show marketing remark (698 chars)

   Introducing a charming and spacious Brick Ranch, boasting three bedrooms and one and a half baths. Spanning across 1418 square feet, this home offers a large open concept Family Kitchen area, a cozy living room, and the flexibility to utilize the third bedroom as a den if desired. Additionally, a two-car attached garage provides convenient parking and storage options. Nestled on a beautifully positioned corner lot, this property is situated in a serene and peaceful neighborhood in Union City. The tranquil surroundings ensure a peaceful and enjoyable living experience for you and your loved ones. Should you have any inquiries or wish to schedule a tour, please do not hesitate to contact us.

6. 2023-07-20
   historical Active/Pending 698-char remark

   Show marketing remark (698 chars)

   Introducing a charming and spacious Brick Ranch, boasting three bedrooms and one and a half baths. Spanning across 1418 square feet, this home offers a large open concept Family Kitchen area, a cozy living room, and the flexibility to utilize the third bedroom as a den if desired. Additionally, a two-car attached garage provides convenient parking and storage options. Nestled on a beautifully positioned corner lot, this property is situated in a serene and peaceful neighborhood in Union City. The tranquil surroundings ensure a peaceful and enjoyable living experience for you and your loved ones. Should you have any inquiries or wish to schedule a tour, please do not hesitate to contact us.

7. 2023-07-18
   listed $137,900 Active 698-char remark

   Show marketing remark (698 chars)

   Introducing a charming and spacious Brick Ranch, boasting three bedrooms and one and a half baths. Spanning across 1418 square feet, this home offers a large open concept Family Kitchen area, a cozy living room, and the flexibility to utilize the third bedroom as a den if desired. Additionally, a two-car attached garage provides convenient parking and storage options. Nestled on a beautifully positioned corner lot, this property is situated in a serene and peaceful neighborhood in Union City. The tranquil surroundings ensure a peaceful and enjoyable living experience for you and your loved ones. Should you have any inquiries or wish to schedule a tour, please do not hesitate to contact us.

8. 2023-07-18
   listed $137,900 698-char remark

   Show marketing remark (698 chars)

   Introducing a charming and spacious Brick Ranch, boasting three bedrooms and one and a half baths. Spanning across 1418 square feet, this home offers a large open concept Family Kitchen area, a cozy living room, and the flexibility to utilize the third bedroom as a den if desired. Additionally, a two-car attached garage provides convenient parking and storage options. Nestled on a beautifully positioned corner lot, this property is situated in a serene and peaceful neighborhood in Union City. The tranquil surroundings ensure a peaceful and enjoyable living experience for you and your loved ones. Should you have any inquiries or wish to schedule a tour, please do not hesitate to contact us.

ⓘ 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: $1,254 · $104/mo
• Projected year-2 tax: $1,328 · $111/mo
• Expected delta: +$74/yr (+$6/mo · 5.9%)

ⓘ 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,349
• − Mortgage interest: −$9,237
• − Property taxes: −$1,254
• − Insurance: −$824
• − Repairs & maintenance: −$1,148
• − Management: −$1,148
• − Depreciation: −$4,797
• Taxable loss: −$4,059
• Est. tax savings @ 24.0%: +$974
• After-tax cash flow: $-145/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: Randolph Eastern School Corporation
• NCES district ID: 1803180
• Math proficiency: 29% ▼ -15.00%
• Reading proficiency: 31% ▼ -15.00%
• Median HH income: $36,652
• Composite: 24.92/100
• National rank: #7570
• State rank: #246 of 301 in IN

Livability — Union City

• Score: 63/100
• State rank: #432
• US rank: #15530

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Union City, IN
• Population (ZIP): 5,084

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 15% Two or more races 9% Black 3%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Romanian 3% Portuguese 2% Italian 1%
• Foreign-born: 6% · Canada, South Korea, Guatemala
• Languages at home: 88% English-only · Spanish 10% Korean 1% Other Indo-European 1%

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: ▲ 22.82%
• Current HPI: 273.6736
• 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

+19.6% since first listed

8 events — show timeline

• 2026-04-17 Pending — RRELMS
• 2026-04-13 Listed $164,900 RRELMS
• 2023-08-18 Sold (MLS) $135,000 RRELMS
• 2023-08-18 Sold (MLS) $135,000 Dayton MLS
• 2023-08-18 Sold (MLS) $135,000 Dayton MLS
• 2023-07-20 Contingent — Dayton MLS
• 2023-07-18 Listed $137,900 RRELMS
• 2023-07-18 Listed $137,900 Dayton MLS

Property tax history

+17.6%/yr

Latest (2024): $1,254 · +340.2% YoY. Source: county tax records.