18092 Stone Church Rd · Everton, IN 47024

$259,900

3 bd · 1.0 ba · 1,456 sqft · SingleFamily public records · 8 Days on market

Built 1951 2.00 ac lot $179/sqft · 28% below area Est $359k · 28% under ↓ 26% since listing

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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).

• ARV discount +15.0/15.0
• Appreciation +9.0/10.0
• Cash flow +5.3/30.0
• Schools +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.3/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Welcome to this nicely updated farmhouse on 2 acres. Enjoy a spacious 3 or 4 Bed/1 Bath farmhouse with original hardwood floors, new windows (2025), new metal roof (2026) new carpet (2026), and new appliances (2026) and full unfinished basement. The 24x20 Ft. barn features concrete floors, livestock ready with water and a hay loft! Multiple outbuildings for storage, chickens, or whatever you wish. Located just outside Blooming Grove, IN; only 12 Minutes to Brookville and close to the Lake. Don't miss your chance to have your little slice of heaven.

Key facts

• New metal roof
• New carpet
• New appliances

Tags

• UPDATED FARMHOUSE
• ORIGINAL HARDWOOD FLOORS
• NEW WINDOWS
• NEW METAL ROOF
• NEW CARPET
• NEW APPLIANCES

Property features AI

Exterior

• Utilities: Private water; Septic system
• Home design: Single-family residence; Two levels
• Construction: Vinyl siding; Block foundation
• Exterior features: Sits on approximately 2 acres (1–3 acre range)

Interior

• Kitchen: Electric oven; Refrigerator; Dishwasher
• Bedrooms: Three bedrooms — one on the main level and two on the upper level (bedroom dimensions: two upper bedrooms 12x10, main-level bedroom 12x10)
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Eat-in kitchen; Cellar; Unfinished basement
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-575 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (39.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (47.3% below list).
• Recommended offer: $137k (47.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Zoned schools: Franklin County Middle School (math 29% / reading 37%, grade F, #180 of 330 statewide, top 56%, 358 students, 53% FRL); Franklin County High (math 27% / reading 57%, grade F, #197 of 369 statewide, top 57%, 713 students, 44% FRL).
• Market conditions: 58 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $22k of equity ($2k loan paydown + $21k appreciation (7.9% local appreciation)).
• Franklin County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.

Risks & watch-outs

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

Recommended offer $136,952 (47.3% 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 1951 — 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. 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?
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: 0.53% ✗
• Cap rate: 3.64%
• Cash-on-cash: -9.48%
• DSCR: 0.58
• GRM: 15.8

CMA / ARV

• ARV (median comp): $358,614
• List price: $259,900
• Delta: -27.53%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

7.94% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.8%
• Equity multiple: 1.95×
• Total profit: $69,428
• Equity at exit: $196,442

10-year hold

• IRR: 13.1%
• Equity multiple: 4.14×
• Total profit: $228,477
• Equity at exit: $388,975

Cash invested: $72,772 (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 47024

• Home prices YoY: 3.2%
• Price-to-rent: 15.8×

Monthly cashflow live

• Estimated rent: $1,370 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$186 /mo · $2,228/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $-575

Break-even live

Break-even rent $2,097

Max offer price $158,327

Occupancy floor —

Sensitivity live

Price	-10% $-428	-5% $-501	+0% $-575	+5% $-649	+10% $-722
Rent	-10% $-683	-5% $-629	+0% $-575	+5% $-521	+10% $-467
Rate	-1.0pp $-444	-0.5pp $-509	base $-575	+0.5pp $-642	+1.0pp $-711

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $259,900 Active 8 DOM
2. 2026-06-18
   days on market $259,900 Active 5 DOM
3. 2026-06-17
   days on market $259,900 Active 4 DOM
4. 2026-06-16
   days on market $259,900 Active 3 DOM
5. 2026-06-15
   days on marketlisting id $259,900 Active 2 DOM
6. 2026-06-13
   days on market $259,900 Active 5 DOM
7. 2026-06-13
   days on market $259,900 Active 4 DOM
8. 2026-06-09
   days on marketlisting id $259,900 Active 1 DOM
9. 2026-06-08
   days on market $259,900 Active 24 DOM
10. 2026-06-07
    days on market $259,900 Active 23 DOM

    Show marketing remark (555 chars)

    Welcome to this nicely updated farmhouse on 2 acres. Enjoy a spacious 3 or 4 Bed/1 Bath farmhouse with original hardwood floors, new windows (2025), new metal roof (2026) new carpet (2026), and new appliances (2026) and full unfinished basement. The 24x20 Ft. barn features concrete floors, livestock ready with water and a hay loft! Multiple outbuildings for storage, chickens, or whatever you wish. Located just outside Blooming Grove, IN; only 12 Minutes to Brookville and close to the Lake. Don't miss your chance to have your little slice of heaven.

11. 2026-06-04
    days on market $259,900 Active 20 DOM
12. 2026-06-03
    days on market $259,900 Active 19 DOM
13. 2026-06-02
    days on market $259,900 Active 18 DOM
14. 2026-06-01
    days on market $259,900 Active 17 DOM
15. 2026-05-31
    days on market $259,900 Active 16 DOM
16. 2026-05-15
    listed $259,900 Active 1592-char remark
17. 2026-02-10
    soldstatus $325,000 Closed 741-char remark

    Show marketing remark (741 chars)

    Your Peaceful Country Dream Awaits! This 21.65 Acre Farm Property Boasts Tremendous Opportunity for Crops, Livestock, and Homesteading! Enjoy the Rustic 4 Bed/1 Bath Farmhouse with Original Wood Floors, New Windows (2025), and Full Unfinished Basement. The 24x20 Ft. Barn Features Concrete Floors, Livestock Set-up (includes Swine Farrowing Crates), and Hay Loft! Multiple Outbuildings for Endless Ideas. Approx. 10 Wooded Acres, 9 Tillable Acres (can be cash-rented to local farmer), and a 3 Acre Homesite. Great Hunting Potential. Located Just outside Blooming Grove, IN; only 12 Minutes to Brookville, IN. A Cozy Farmhouse Looking for it's New Owner! Would also be a Great Fixer-Upper/Investor Opportunity. Not Many Like This! Call Today!

18. 2026-01-19
    status Pending 741-char remark

    Show marketing remark (741 chars)

    Your Peaceful Country Dream Awaits! This 21.65 Acre Farm Property Boasts Tremendous Opportunity for Crops, Livestock, and Homesteading! Enjoy the Rustic 4 Bed/1 Bath Farmhouse with Original Wood Floors, New Windows (2025), and Full Unfinished Basement. The 24x20 Ft. Barn Features Concrete Floors, Livestock Set-up (includes Swine Farrowing Crates), and Hay Loft! Multiple Outbuildings for Endless Ideas. Approx. 10 Wooded Acres, 9 Tillable Acres (can be cash-rented to local farmer), and a 3 Acre Homesite. Great Hunting Potential. Located Just outside Blooming Grove, IN; only 12 Minutes to Brookville, IN. A Cozy Farmhouse Looking for it's New Owner! Would also be a Great Fixer-Upper/Investor Opportunity. Not Many Like This! Call Today!

19. 2026-01-14
    listed $349,900 Active 741-char remark

    Show marketing remark (741 chars)

    Your Peaceful Country Dream Awaits! This 21.65 Acre Farm Property Boasts Tremendous Opportunity for Crops, Livestock, and Homesteading! Enjoy the Rustic 4 Bed/1 Bath Farmhouse with Original Wood Floors, New Windows (2025), and Full Unfinished Basement. The 24x20 Ft. Barn Features Concrete Floors, Livestock Set-up (includes Swine Farrowing Crates), and Hay Loft! Multiple Outbuildings for Endless Ideas. Approx. 10 Wooded Acres, 9 Tillable Acres (can be cash-rented to local farmer), and a 3 Acre Homesite. Great Hunting Potential. Located Just outside Blooming Grove, IN; only 12 Minutes to Brookville, IN. A Cozy Farmhouse Looking for it's New Owner! Would also be a Great Fixer-Upper/Investor Opportunity. Not Many Like This! Call Today!

ⓘ 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: $2,228 · $186/mo
• Projected year-2 tax: $2,228 · $186/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $16,434
• − Mortgage interest: −$14,558
• − Property taxes: −$2,228
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,315
• − Management: −$1,315
• − Depreciation: −$7,561
• Taxable loss: −$11,842
• Est. tax savings @ 24.0%: +$2,842
• After-tax cash flow: $-4,058/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)

No district data.

Livability — Everton

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

Census & demographics

• Population (ZIP): 2,909

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 22,796 people
• By 2030: 22,556 · -1.1%
• By 2040: 21,762 · -4.5%
• By 2050: 20,575 · -9.7%
• By 2075: 17,810 · -21.9%
• By 2100: 13,698 · -39.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Italian 2% Romanian 2%
• Languages at home: 98% English-only · German/W. Germanic 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+64.4) · D 17.1% · R 81.5% · Other 1.3%
• 2008→2024 swing: -30.3pp toward R · 2008: -34.1pp · 2024: -64.4pp
• All cycles: 2024: R+64.4 2020: R+63.0 2016: R+60.9 2012: R+42.8 2008: R+34.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.94%
• Current HPI: 255.8207
• 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

-25.7% since first listed

5 events — show timeline

• 2026-06-12 Listed $259,900 MIBOR as Distributed by MLS Grid
• 2026-06-07 Listed $259,900 SEIBR
• 2026-02-10 Sold (MLS) $325,000 SEIBR
• 2026-01-19 Pending — SEIBR
• 2026-01-14 Listed $349,900 SEIBR