3812 S Ebright St · Muncie, IN 47302

$105,000

3 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 7 Days on market

Built 1951 6,250 sqft lot $105/sqft · at area comps Est $103k · at est.

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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 +25.5/30.0
• DSCR +8.5/10.0
• ARV discount +6.5/15.0
• 1% rule +5.6/10.0
• Rent growth +4.0/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking to get your first home or adding to your portfolio? Check out this 3 bed 1 bath home! The property features a stone front and metal roof. Property has several nearby grocery stores, easy access to the bypass, and a golf course nearby.

Key facts

• Large backyard
• Renovated kitchen
• Modern finishes

Tags

• RENOVATED KITCHEN
• LARGE BACKYARD
• MODERN FINISHES
• SPACIOUS OPEN-CONCEPT LAYOUT
• UPDATED LIGHTING
• STAINLESS-STEEL APPLIANCES

Property features AI

Exterior

• Utilities: Public water; Municipal sewer connected
• Home design: Single-family residence; One story
• Construction: Vinyl with stone and stone exterior; Crawl space foundation
• Exterior features: Partial fencing; Property has a view

Interior

• Kitchen: Electric cooktop; Electric oven; Refrigerator
• Bedrooms: Three bedrooms on the main level (two listed as 10x12)
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Attic access; Living room (main) approximately 10x15; Additional main-level rooms with flexible 'other' features (approx. 10x12 each)
• Laundry & utility: Dedicated laundry room; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $246 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Cap rate 9.1% vs local median 6.0% in Muncie — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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 fast (+6.1%/yr); 148 active listings in the ZIP; 16 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; 171 units permitted in Delaware County in 2024 (57 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Delaware County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 6.1% rent growth), your $29k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts 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 $13k; list at $105k implies a 714% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,000

Questions for the listing agent

1. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.06% ✓
• Cap rate: 9.11%
• Cash-on-cash: 10.05%
• DSCR: 1.45
• GRM: 7.9

CMA / ARV

• ARV (median comp): $102,690
• List price: $105,000
• Delta: 2.25%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3812 S Ebright St	0.00mi	3/1.0	1,000 (0%)	10mo	$12,900	$13	92
3917 S Beacon St	0.09mi	3/1.0	962 (-4%)	18mo	$95,000	$99	74
3414 S Ebright St	0.25mi	2/1.0 (-1)	946 (-5%)	13mo	$119,900	$127	64
1500 E 26th St	0.50mi	3/1.5	1,104 (+10%)	4mo	$139,900	$127	54
304 E 26th St	0.54mi	2/1.0 (-1)	1,073 (+7%)	12mo	$122,000	$114	48
3201 S Elm St	0.60mi	2/1.5 (-1)	1,073 (+7%)	6mo	$61,000	$57	48
1530 E 26th St	0.53mi	3/1.5	1,104 (+10%)	10mo	$160,000	$145	48
1401 E 24th St	0.57mi	3/1.0	884 (-12%)	8mo	$92,500	$105	47
3215 S Southwest Dr	0.64mi	2/1.0 (-1)	1,130 (+13%)	1mo	$141,500	$125	43
1405 E 24th St	0.58mi	3/1.0	1,120 (+12%)	19mo	$97,700	$87	37
1601 E 23rd St	0.70mi	3/1.0	873 (-13%)	12mo	$105,000	$120	36
1005 E 21st St	0.73mi	2/1.0 (-1)	912 (-9%)	14mo	$68,000	$75	35

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

Projected returns pro-forma

-3.0% appreciation · 6.11% rent growth · sell at horizon

5-year hold

• IRR: 1.9%
• Equity multiple: 1.07×
• Total profit: $2,203
• Equity at exit: $15,656

10-year hold

• IRR: 14.1%
• Equity multiple: 2.28×
• Total profit: $37,607
• Equity at exit: $9,078

Cash invested: $29,400 (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 47302

• Home prices YoY: -12.6%
• Rents YoY: 6.1%
• Active inventory: 148
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,110 high
• Mortgage (P&I): −$551
• Tax from tax record: −$37 /mo · $439/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $246

Break-even live

Break-even rent $799

Max offer price $105,000

Occupancy floor 73%

Sensitivity live

Price	-10% $306	-5% $276	+0% $246	+5% $216	+10% $187
Rent	-10% $158	-5% $202	+0% $246	+5% $290	+10% $334
Rate	-1.0pp $299	-0.5pp $273	base $246	+0.5pp $219	+1.0pp $191

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3106 S Vine St Muncie, IN	3.0	1.0	1080	$1,200	$1.11	44d	1	0.51mi
4412 S Clubhouse Rd Muncie, IN	3.0	2.0	1248	$1,210	$0.97	44d	2	0.53mi
3013 S Pershing Dr Muncie, IN	3.0	1.0	814	$850	$1.04	44d	1	0.54mi
2904 S Pershing Dr Muncie, IN	4.0	1.0	1362	$1,425	$1.05	44d	1	0.63mi
4609 S Madison St Muncie, IN	3.0	1.0	1100	$1,150	$1.05	44d	1	0.83mi
4613 S Madison St Muncie, IN	2.0	1.0	772	$975	$1.26	44d	1	0.84mi
2808 S Brotherton St Muncie, IN	2.0	1.0	966	$825	$0.85	44d	1	0.89mi
2302 S Hackley St Muncie, IN	2.0	1.0	870	$1,199	$1.38	44d	1	1.05mi
1806 E 18th St Muncie, IN	3.0	1.0	865	$1,100	$1.27	44d	1	1.10mi
2316 S Walnut St Muncie, IN	3.0	1.0	956	$1,100	$1.15	44d	1	1.16mi
2105 S Vine St Muncie, IN	3.0	1.0	960	$1,365	$1.42	44d	1	1.19mi
1703 E 14th St Apt 15 Muncie, IN	2.0	1.0	756	$777	$1.03	44d	1	1.27mi
301 E Memorial Dr Muncie, IN	3.0	1.5	1172	$1,099	$0.94	44d	1	1.38mi
301 W 13th St Muncie, IN	1.0–2.0	1.0	725	$844	$1.16	44d	1	1.42mi
206 W 13th St Muncie, IN	2.0	1.0	992	$900	$0.91	44d	1	1.43mi
1721 S Elm St Muncie, IN	2.0	1.0	940	$925	$0.98	44d	1	1.46mi

Listing history 24 events

1. 2026-06-19
   days on market $105,000 Active 7 DOM
2. 2026-06-18
   status $105,000 Active 6 DOM
3. 2026-05-14
   listed $105,000 Active 843-char remark
4. 2025-08-21
   soldstatus $12,900 Closed 145-char remark

   Show marketing remark (145 chars)

   Looking to get your first home or adding to your portfolio? Check out this 3 bed 1 bath home! The property features a stone front and metal roof.

5. 2025-08-21
   soldstatus $12,900 Closed

   Show marketing remark (145 chars)

   Looking to get your first home or adding to your portfolio? Check out this 3 bed 1 bath home! The property features a stone front and metal roof.

6. 2025-07-24
   status Pending

   Show marketing remark (145 chars)

   Looking to get your first home or adding to your portfolio? Check out this 3 bed 1 bath home! The property features a stone front and metal roof.

7. 2025-07-24
   status Pending 145-char remark

   Show marketing remark (145 chars)

   Looking to get your first home or adding to your portfolio? Check out this 3 bed 1 bath home! The property features a stone front and metal roof.

8. 2025-07-18
   price $12,900

   Show marketing remark (242 chars)

   Looking to get your first home or adding to your portfolio? Check out this 3 bed 1 bath home! The property features a stone front and metal roof. Property has several nearby grocery stores, easy access to the bypass, and a golf course nearby.

9. 2025-07-18
   status Active 145-char remark

   Show marketing remark (242 chars)

   Looking to get your first home or adding to your portfolio? Check out this 3 bed 1 bath home! The property features a stone front and metal roof. Property has several nearby grocery stores, easy access to the bypass, and a golf course nearby.

10. 2025-07-18
    status Active

    Show marketing remark (242 chars)

    Looking to get your first home or adding to your portfolio? Check out this 3 bed 1 bath home! The property features a stone front and metal roof. Property has several nearby grocery stores, easy access to the bypass, and a golf course nearby.

11. 2025-07-11
    status Pending

    Show marketing remark (145 chars)

    Looking to get your first home or adding to your portfolio? Check out this 3 bed 1 bath home! The property features a stone front and metal roof.

12. 2025-07-11
    status Pending 145-char remark

    Show marketing remark (145 chars)

    Looking to get your first home or adding to your portfolio? Check out this 3 bed 1 bath home! The property features a stone front and metal roof.

13. 2025-06-05
    status Active 145-char remark

    Show marketing remark (242 chars)

    Looking to get your first home or adding to your portfolio? Check out this 3 bed 1 bath home! The property features a stone front and metal roof. Property has several nearby grocery stores, easy access to the bypass, and a golf course nearby.

14. 2025-06-05
    status Active

    Show marketing remark (242 chars)

    Looking to get your first home or adding to your portfolio? Check out this 3 bed 1 bath home! The property features a stone front and metal roof. Property has several nearby grocery stores, easy access to the bypass, and a golf course nearby.

15. 2025-05-09
    status Pending

    Show marketing remark (145 chars)

    Looking to get your first home or adding to your portfolio? Check out this 3 bed 1 bath home! The property features a stone front and metal roof.

16. 2025-05-09
    status Pending 145-char remark

    Show marketing remark (145 chars)

    Looking to get your first home or adding to your portfolio? Check out this 3 bed 1 bath home! The property features a stone front and metal roof.

17. 2025-05-06
    price $16,900

    Show marketing remark (145 chars)

    Looking to get your first home or adding to your portfolio? Check out this 3 bed 1 bath home! The property features a stone front and metal roof.

18. 2025-05-06
    price $16,900 145-char remark

    Show marketing remark (145 chars)

    Looking to get your first home or adding to your portfolio? Check out this 3 bed 1 bath home! The property features a stone front and metal roof.

19. 2025-05-06
    status Active

    Show marketing remark (145 chars)

    Looking to get your first home or adding to your portfolio? Check out this 3 bed 1 bath home! The property features a stone front and metal roof.

20. 2025-05-06
    status Active 145-char remark

    Show marketing remark (145 chars)

    Looking to get your first home or adding to your portfolio? Check out this 3 bed 1 bath home! The property features a stone front and metal roof.

21. 2025-04-02
    status Pending 145-char remark

    Show marketing remark (242 chars)

    Looking to get your first home or adding to your portfolio? Check out this 3 bed 1 bath home! The property features a stone front and metal roof. Property has several nearby grocery stores, easy access to the bypass, and a golf course nearby.

22. 2025-04-02
    status Pending

    Show marketing remark (242 chars)

    Looking to get your first home or adding to your portfolio? Check out this 3 bed 1 bath home! The property features a stone front and metal roof. Property has several nearby grocery stores, easy access to the bypass, and a golf course nearby.

23. 2025-03-25
    listed $18,000 Active

    Show marketing remark (145 chars)

    Looking to get your first home or adding to your portfolio? Check out this 3 bed 1 bath home! The property features a stone front and metal roof.

24. 2025-03-25
    listed $18,000 Active 145-char remark

    Show marketing remark (145 chars)

    Looking to get your first home or adding to your portfolio? Check out this 3 bed 1 bath home! The property features a stone front and metal roof.

ⓘ 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: $439 · $37/mo
• Projected year-2 tax: $666 · $55/mo
• Expected delta: +$227/yr (+$19/mo · 51.7%)

ⓘ 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 ≥101°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: $13,323
• − Mortgage interest: −$5,882
• − Property taxes: −$439
• − Insurance: −$525
• − Repairs & maintenance: −$1,066
• − Management: −$1,066
• − Depreciation: −$3,055
• Taxable income: $1,291
• Est. tax owed @ 24.0%: −$310
• After-tax cash flow: $2,644/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): 25,473
• Household income: $47,837
• Rent vs Own: 35.2% rent · 64.8% own
• Severe rent burden: 1150.0

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: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 6% Black 6% Hispanic / Latino 4%
• Common ancestry: Italian 2% Slovak 1% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 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: ▼ -30.32%
• Current HPI: 210.431
• Rent YoY: ▲ 6.11%
• 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

+483.3% since first listed

23 events — show timeline

• 2026-05-20 Pending — MIBOR as Distributed by MLS Grid
• 2026-05-14 Listed $105,000 MIBOR as Distributed by MLS Grid
• 2025-08-21 Sold (MLS) $12,900 MIBOR as Distributed by MLS Grid
• 2025-08-21 Sold (MLS) $12,900 IRMLS
• 2025-07-24 Pending — IRMLS
• 2025-07-24 Pending — MIBOR as Distributed by MLS Grid
• 2025-07-18 Price Changed $12,900 IRMLS
• 2025-07-18 Relisted — MIBOR as Distributed by MLS Grid
• 2025-07-18 Relisted — IRMLS
• 2025-07-11 Pending — IRMLS
• 2025-07-11 Pending — MIBOR as Distributed by MLS Grid
• 2025-06-05 Relisted — MIBOR as Distributed by MLS Grid
• 2025-06-05 Relisted — IRMLS
• 2025-05-09 Pending — IRMLS
• 2025-05-09 Pending — MIBOR as Distributed by MLS Grid
• 2025-05-06 Price Changed $16,900 IRMLS
• 2025-05-06 Price Changed $16,900 MIBOR as Distributed by MLS Grid
• 2025-05-06 Relisted — IRMLS
• 2025-05-06 Relisted — MIBOR as Distributed by MLS Grid
• 2025-04-02 Pending — MIBOR as Distributed by MLS Grid
• 2025-04-02 Pending — IRMLS
• 2025-03-25 Listed $18,000 IRMLS
• 2025-03-25 Listed $18,000 MIBOR as Distributed by MLS Grid

Property tax history

+8.4%/yr

Latest (2024): $439 · -8.2% YoY. Source: county tax records.