8782 W Middleton St · Hatfield, IN 47634

$100,000

3 bd · 1.0 ba · 1,317 sqft · SingleFamily public records · 12 Days on market

Built 1978 0.27 ac lot Est $154k · 35% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Appreciation +6.2/10.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

3 bedroom BRICK home with so many extras! 2 car detached garage with attached 2 car carport and an EXTRA 2 car detached carport! Deck overlooking the fenced back yard with shed for extra storage. Inside, you'll find an oversized family room that has a multitude of uses, a separate laundry room, and a galley kitchen with dining area. Just add your finishing touches!

Key facts

• Attached carport
• Detached carport
• Fenced back yard

Tags

• DETACHED GARAGE
• ATTACHED CARPORT
• DETACHED CARPORT
• FENCED BACK YARD
• OVERSIZED FAMILY ROOM
• SEPARATE LAUNDRY ROOM

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence (site-built); One-story; Residential property
• Construction: Brick construction
• Exterior features: Covered porch; Deck; Porch; Chain link fencing; Shed(s) on the property; Level lot

Interior

• Bedrooms: Bedrooms located on main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Crawl space basement; Total of 8 rooms
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $530 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).

Location & tenants

• Location reads 63/100 on livability (#438 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A; Watch: crime C-, amenities F, commute F.
• South Spencer County School Corporation (rural): math 46% / reading 54% proficiency, ranked #58 of 301 in IN (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Luce Elementary School (math 57% / reading 47%, grade C-, #237 of 994 statewide, top 26%, 189 students, 38% FRL); South Spencer Middle School (math 39% / reading 52%, grade D+, #79 of 330 statewide, top 24%, 228 students, 56% FRL); South Spencer High School (math 47% / reading 67%, grade C, #64 of 369 statewide, top 18%, 357 students, 44% FRL).
• Market conditions: 42 active listings in the ZIP; 78 units permitted in Spencer County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($691 loan paydown + $2k appreciation (2.3% local appreciation)).
• Spencer County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.3% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $100,000

Questions for the listing agent

1. Built in 1978 — 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 F-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. 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.
5. 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.
6. 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: 1.45% ✓
• Cap rate: 12.65%
• Cash-on-cash: 22.70%
• DSCR: 2.01
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $154,089
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1146 N Green Acres St	0.17mi	3/1.5	1,387 (+5%)	21mo	$150,000	$108	64
1148 N County Road 900 W	0.26mi	2/2.0 (-1)	1,216 (-8%)	12mo	$142,000	$117	56
9403 W County Road 100 Rd N	0.67mi	2/1.0 (-1)	1,182 (-10%)	20mo	$150,000	$127	30

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

Projected returns pro-forma

2.31% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.5%
• Equity multiple: 2.51×
• Total profit: $42,156
• Equity at exit: $41,132

10-year hold

• IRR: 28.7%
• Equity multiple: 4.83×
• Total profit: $107,376
• Equity at exit: $60,557

Cash invested: $28,000 (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 47634

• Home prices YoY: 1.1%
• Active inventory: 42
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,445 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$46 /mo · $550/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $530

Break-even live

Break-even rent $775

Max offer price $100,000

Occupancy floor 58%

Sensitivity live

Price	-10% $586	-5% $558	+0% $530	+5% $501	+10% $473
Rent	-10% $416	-5% $473	+0% $530	+5% $587	+10% $644
Rate	-1.0pp $580	-0.5pp $555	base $530	+0.5pp $504	+1.0pp $477

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-22
   days on market $100,000 Active 12 DOM
2. 2026-06-18
   days on market $100,000 Active 9 DOM
3. 2026-06-17
   days on market $100,000 Active 8 DOM
4. 2026-06-16
   days on market $100,000 Active 7 DOM
5. 2026-06-15
   days on market $100,000 Active 6 DOM
6. 2026-06-14
   days on market $100,000 Active 4 DOM
7. 2026-06-13
   days on market $100,000 Active 3 DOM
8. 2026-06-10
   remarks 367-char remark
9. 2026-06-10
   listed $100,000 Active 1 DOM

ⓘ 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: $550 · $46/mo
• Projected year-2 tax: $700 · $58/mo
• Expected delta: +$150/yr (+$12/mo · 27.2%)

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

Taxation est. · year 1

• Rental income: $17,342
• − Mortgage interest: −$5,602
• − Property taxes: −$550
• − Insurance: −$500
• − Repairs & maintenance: −$1,387
• − Management: −$1,387
• − Depreciation: −$2,909
• Taxable income: $5,006
• Est. tax owed @ 24.0%: −$1,201
• After-tax cash flow: $5,155/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: South Spencer County School Corporation
• NCES district ID: 1810560
• Math proficiency: 46% ▼ -6.00%
• Reading proficiency: 54% ▼ -2.00%
• Median HH income: $47,220
• Composite: 42.49/100
• National rank: #3208
• State rank: #58 of 301 in IN

Livability — Hatfield

• Score: 63/100
• State rank: #438
• US rank: #15721

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hatfield, IN
• Population (ZIP): 2,101

Population outlook (Spencer County) Hauer SSP2

• Today (2025): 20,394 people
• By 2030: 19,912 · -2.4%
• By 2040: 18,592 · -8.8%
• By 2050: 17,051 · -16.4%
• By 2075: 14,010 · -31.3%
• By 2100: 10,869 · -46.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Lithuanian 4% Romanian 2% English 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · French/Haitian/Cajun 1% Spanish 1%

Political lean MEDSL · Spencer

• 2024 margin: Solid R (+43.3) · D 27.4% · R 70.6% · Other 2.0%
• 2008→2024 swing: -43.6pp toward R · 2008: 0.4pp · 2024: -43.3pp
• All cycles: 2024: R+43.3 2020: R+38.5 2016: R+37.3 2012: R+15.3 2008: D+0.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.31%
• Current HPI: 210.8511
• 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

1 event — show timeline

• 2026-06-09 Listed $100,000 IRMLS

Property tax history

+3.9%/yr

Latest (2023): $550 · +12.5% YoY. Source: county tax records.