2512 N US 150 St · St. Mary of the Woods, IN 47885

$63,149

1 bd · 1.0 ba · 1,806 sqft · SingleFamily public records · 592 Days on market

Built 1908 0.77 ac lot $35/sqft · 72% 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
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

200 Amp Service

Key facts

• 200 amp service
• 0.77 acre lot
• 2 garage spots

Tags

• 200 AMP SERVICE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $63k.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($898 rent vs $63k).
• Recommended offer: $56k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Vigo County School Corporation (urban): math 32% / reading 37% proficiency, ranked #202 of 301 in IN (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 44 active listings in the ZIP; 60 units permitted in Vigo County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $437 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Vigo County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 592 days — a 12% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $4k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $55,571 (12.0% below list)

Questions for the listing agent

1. It's been on market 592 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 1908 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.42% ✓
• Cap rate: 11.39%
• Cash-on-cash: 18.20%
• DSCR: 1.81
• GRM: 5.9

CMA / ARV

• ARV (median comp): $190,702
• List price: $63,149
• Delta: -66.89%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 9.8%
• Equity multiple: 1.39×
• Total profit: $6,861
• Equity at exit: $9,416

10-year hold

• IRR: 19.0%
• Equity multiple: 2.59×
• Total profit: $28,032
• Equity at exit: $5,460

Cash invested: $17,682 (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 47885

• Home prices YoY: -21.7%
• Active inventory: 44
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $898 medium
• Mortgage (P&I): −$331
• Tax from tax record: −$84 /mo · $1,005/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $268

Break-even live

Break-even rent $559

Max offer price $63,149

Occupancy floor 65%

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: $15,787
• Closing costs: $1,894
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $63,149 Active 592 DOM
2. 2026-06-18
   days on market $63,149 Active 591 DOM
3. 2026-06-17
   days on market $63,149 Active 590 DOM
4. 2026-06-16
   days on market $63,149 Active 589 DOM
5. 2026-06-15
   days on market $63,149 Active 588 DOM
6. 2026-06-14
   days on market $63,149 Active 586 DOM
7. 2026-06-13
   days on market $63,149 Active 585 DOM
8. 2026-06-10
   days on market $63,149 Active 583 DOM
9. 2026-06-09
   days on market $63,149 Active 582 DOM
10. 2026-06-08
    days on market $63,149 Active 581 DOM
11. 2026-06-07
    days on market $63,149 Active 580 DOM
12. 2026-06-05
    days on market $63,149 Active 577 DOM
13. 2026-06-02
    days on market $63,149 Active 575 DOM
14. 2026-06-01
    days on market $63,149 Active 574 DOM
15. 2026-05-31
    days on market $63,149 Active 573 DOM
16. 2026-05-30
    days on market $63,149 Active 572 DOM
17. 2026-04-13
    status Active 15-char remark

    Show marketing remark (15 chars)

    200 Amp Service

18. 2025-12-22
    price $63,149 15-char remark

    Show marketing remark (15 chars)

    200 Amp Service

19. 2025-09-05
    price $63,650 15-char remark

    Show marketing remark (15 chars)

    200 Amp Service

20. 2024-11-05
    listed $67,000 Active 15-char remark

    Show marketing remark (15 chars)

    200 Amp Service

21. 2024-10-03
    historical
22. 2024-07-13
    listed $49,000 Active
23. 2024-06-17
    listed $49,000 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: $1,005 · $84/mo
• Projected year-2 tax: $1,005 · $84/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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,776
• − Mortgage interest: −$3,537
• − Property taxes: −$1,005
• − Insurance: −$316
• − Repairs & maintenance: −$862
• − Management: −$862
• − Depreciation: −$1,837
• Taxable income: $2,356
• Est. tax owed @ 24.0%: −$565
• After-tax cash flow: $2,652/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: Vigo County School Corporation
• NCES district ID: 1812090
• Math proficiency: 32% ▼ -10.00%
• Reading proficiency: 37% ▼ -8.00%
• Median HH income: $40,100
• Composite: 28.97/100
• National rank: #6625
• State rank: #202 of 301 in IN

Livability — St. Mary of the Woods

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• City population: 361
• Population (ZIP): 9,287

Population outlook (Vigo County) Hauer SSP2

• Today (2025): 106,366 people
• By 2030: 105,674 · -0.7%
• By 2040: 103,731 · -2.5%
• By 2050: 101,200 · -4.9%
• By 2075: 95,674 · -10.1%
• By 2100: 85,910 · -19.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Black 2%
• Common ancestry: Romanian 3% Lithuanian 3% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Vigo

• 2024 margin: R (+18.1) · D 40.0% · R 58.1% · Other 2.0%
• 2008→2024 swing: -33.9pp toward R · 2008: 15.8pp · 2024: -18.1pp
• All cycles: 2024: R+18.1 2020: R+14.7 2016: R+15.2 2012: D+0.8 2008: D+15.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -52.51%
• Current HPI: 189.7491
• 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

+28.9% since first listed

7 events — show timeline

• 2026-04-13 Relisted — IRMLS
• 2025-12-22 Price Changed $63,149 IRMLS
• 2025-09-05 Price Changed $63,650 IRMLS
• 2024-11-05 Listed $67,000 IRMLS
• 2024-10-03 Listing Removed — MIBOR as Distributed by MLS Grid
• 2024-07-13 Listed $49,000 MIBOR as Distributed by MLS Grid
• 2024-06-17 Listed $49,000 THAAR

Property tax history

+26.3%/yr

Latest (2024): $1,005 · +0.2% YoY. Source: county tax records.