1005 E Jackson St · Muncie, IN 47305

$92,500

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 59 Days on market

Built 1952 6,000 sqft lot Est $92k · at est. ↓ 7% since listing

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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 +17.6/30.0
• Appreciation +7.6/10.0
• ARV discount +7.3/15.0
• DSCR +5.5/10.0
• Livability +4.0/5.0
• 1% rule +3.7/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks

Situated at 1005 E Jackson ST, MUNCIE, IN, USA, a single family residence constructed in 1952 presents an opportunity for a unique living chapter. The interior living space, encompassing 720 square feet, provides an environment designed for comfortable daily routines and personal sanctuary. This thoughtfully proportioned area offers a foundation for creating a personalized and efficient home atmosphere. Extending beyond the residence, a generous lot area of 6000 square feet unfolds, presenting a substantial outdoor canvas. This expansive exterior domain offers abundant possibilities for cultivating a serene garden, engaging in leisurely outdoor pursuits, or simply enjoying moments of tranqu

Key facts

• Single story design
• Updated roof
• Generous lot area

Tags

• GENEROUS LOT AREA
• SUBSTANTIAL OUTDOOR CANVAS
• SINGLE STORY DESIGN
• UPDATED ROOF
• UPDATED HVAC

Property features AI

Exterior

• Utilities: Public water; Municipal sewer connected; Solid waste service available
• Home design: Single-family residence; One story
• Construction: Wood siding; Block foundation
• Exterior features: Lot under 1/4 acre (approximately 0.14 acre)

Interior

• Kitchen: Electric oven; Refrigerator; Kitchen (approx. 9 x 12)
• Bedrooms: 2 bedrooms on the main level (one approx. 9 x 12)
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Attic access; Living room (approx. 16 x 12); Additional main-level room (approx. 13 x 9)
• Laundry & utility: Main-level laundry room (approx. 6 x 8)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $73 ($875/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 $80k (13.0% below list).
• Recommended offer: $80k (13.0% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 6.0% in Muncie — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 80/100 on livability (#18 in IN, #1,654 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools D+, crime F, employment F.
• Muncie Community Schools (urban): math 18% / reading 25% proficiency, ranked #275 of 301 in IN (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.3%/yr); 26 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 171 units permitted in Delaware County in 2024 (57 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($640 loan paydown + $5k appreciation (5.3% local appreciation)).
• Delaware County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.3% appreciation + 3.3% rent growth), your $26k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($90k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $80,446 (13.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — 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. Crime grade is F 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?
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: 0.87% ✗
• Cap rate: 7.24%
• Cash-on-cash: 3.38%
• DSCR: 1.15
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $92,160
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1005 E Jackson St	0.00mi	2/1.0	720 (0%)	1mo	$92,500	$128	99
702 E Kirby Ave	0.33mi	2/1.0	820 (+14%)	23mo	$70,000	$85	42

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

Projected returns pro-forma

5.27% appreciation · 3.27% rent growth · sell at horizon

5-year hold

• IRR: 16.5%
• Equity multiple: 2.07×
• Total profit: $27,603
• Equity at exit: $53,968

10-year hold

• IRR: 16.8%
• Equity multiple: 4.06×
• Total profit: $79,155
• Equity at exit: $94,447

Cash invested: $25,900 (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 47305

• Home prices YoY: 2.0%
• Rents YoY: 3.3%
• Active inventory: 26
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $804 high
• Mortgage (P&I): −$485
• Tax from tax record: −$39 /mo · $468/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$169
• Net cashflow: $73

Break-even live

Break-even rent $712

Max offer price $92,500

Occupancy floor 86%

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: $23,125
• Closing costs: $2,775
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1521 E Kirby Ave Muncie, IN	2.0–4.0	1.0–2.0	972	$800	$0.82	43d	2	0.46mi
1307 S Ebright St Unit 2 Muncie, IN	1.0	1.0	630	$695	$1.10	43d	1	0.64mi
400 W Washington St Unit 101 Muncie, IN	1.0	1.0	700	$1,050	$1.50	43d	1	0.75mi
401 N Wheeling Ave Muncie, IN	1.0	1.0	450	$650	$1.44	43d	1	0.81mi
522 W Adams St Muncie, IN	2.0	1.0	750	$810	$1.08	43d	6	0.84mi
626 W Main St Muncie, IN	1.0	1.0	738	$715	$0.97	43d	2	0.91mi
520 N Alameda Ave Unit A Muncie, IN	1.0	1.0	750	$895	$1.19	43d	1	0.91mi
1311 E 11th St Unit 2 Muncie, IN	1.0	1.0	672	$715	$1.06	43d	1	0.99mi
907 W Main St Apt 1 Muncie, IN	2.0	1.0	750	$775	$1.03	43d	1	1.05mi
906 W Main St Muncie, IN	1.0–2.0	1.0	712	$995	$1.40	43d	3	1.05mi
415 W 9th St Muncie, IN	2.0	1.0	705	$925	$1.31	43d	1	1.13mi
421 W 9th St Muncie, IN	1.0	1.0	672	$525	$0.78	43d	1	1.14mi
219 W Memorial Dr Muncie, IN	1.0	1.0	450	$600	$1.33	43d	1	1.22mi
824 W Wayne St Muncie, IN	1.0	1.0	710	$795	$1.12	43d	1	1.23mi
920 N Linden St Muncie, IN	2.0	1.0	745	$925	$1.24	43d	1	1.25mi
1609 S Gharkey St Muncie, IN	2.0	1.0	744	$750	$1.01	43d	1	1.27mi
301 W 13th St Muncie, IN	1.0–2.0	1.0	725	$844	$1.16	43d	1	1.30mi
1408 W White River Blvd Muncie, IN	1.0	1.0	610	$938	$1.54	43d	1	1.41mi
1000 W Rex St Unit 1000 Muncie, IN	1.0	1.0	480	$790	$1.65	43d	1	1.44mi
151 E Streeter Ave Unit 2 Bedroom Apartment Muncie, IN	2.0	1.0	750	$692	$0.92	43d	1	1.48mi
1501 W University Ave Muncie, IN	2.0–3.0	1.0	794	$900	$1.13	43d	1	1.50mi

Listing history 5 events

1. 2026-05-01
   status Pending
2. 2026-04-20
   price $92,500
3. 2026-04-09
   price $95,000
4. 2026-03-20
   price $97,900
5. 2026-03-03
   listed $99,900 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: $468 · $39/mo
• Projected year-2 tax: $627 · $52/mo
• Expected delta: +$159/yr (+$13/mo · 34.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $9,654
• − Mortgage interest: −$5,181
• − Property taxes: −$468
• − Insurance: −$462
• − Repairs & maintenance: −$772
• − Management: −$772
• − Depreciation: −$2,691
• Taxable loss: −$694
• Est. tax savings @ 24.0%: +$167
• After-tax cash flow: $1,041/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: Muncie Community Schools
• NCES district ID: 1807320
• Math proficiency: 18% ▼ -9.00%
• Reading proficiency: 25% ▼ -4.00%
• Median HH income: $30,052
• Composite: 17.22/100
• National rank: #9099
• State rank: #275 of 301 in IN

Livability — Muncie

• Score: 80/100
• State rank: #18
• US rank: #1654

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Muncie, IN
• County: Delaware County · 84,658 people
• City population: 84,658
• Metro: Muncie, IN
• Population (ZIP): 3,556
• Household income: $36,389
• Rent vs Own: 64.7% rent · 35.3% own
• Severe rent burden: 336.0

Population outlook (Delaware County) Hauer SSP2

• Today (2025): 113,036 people
• By 2030: 111,313 · -1.5%
• By 2040: 106,432 · -5.8%
• By 2050: 100,747 · -10.9%
• By 2075: 91,000 · -19.5%
• By 2100: 80,687 · -28.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 62% Two or more races 24% Black 8% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 4% Iranian 1% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 96% English-only · Spanish 2% Arabic 1% Other Asian/Pacific 1%

Political lean MEDSL · Delaware

• 2024 margin: R (+15.8) · D 41.2% · R 57.0% · Other 1.8%
• 2008→2024 swing: -30.8pp toward R · 2008: 15.0pp · 2024: -15.8pp
• All cycles: 2024: R+15.8 2020: R+13.2 2016: R+13.7 2012: D+3.1 2008: D+15.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.27%
• Current HPI: 269.888
• Rent YoY: ▲ 3.27%
• Metro: Muncie, 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

-7.4% since first listed

5 events — show timeline

• 2026-05-01 Pending — MIBOR as Distributed by MLS Grid
• 2026-04-20 Price Changed $92,500 MIBOR as Distributed by MLS Grid
• 2026-04-09 Price Changed $95,000 MIBOR as Distributed by MLS Grid
• 2026-03-20 Price Changed $97,900 MIBOR as Distributed by MLS Grid
• 2026-03-03 Listed $99,900 MIBOR as Distributed by MLS Grid

Property tax history

-8.2%/yr

Latest (2024): $468 · +9.9% YoY. Source: county tax records.