111 E South Railroad St · Remington, IN 47977

$195,900

3 bd · 2.0 ba · 1,350 sqft · SingleFamily public records · 104 Days on market

Built 1995 10,324 sqft lot $145/sqft · 20% above area Est $163k · 20% over

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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 +24.3/30.0
• DSCR +7.8/10.0
• 1% rule +5.1/10.0
• Schools +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.7/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Looking for a home with space, a yard, and a garage? This Remington home checks the boxes. Built in 1995, this two-story home offers 3 bedrooms, 2 full bathrooms, and 1,344 square feet of living space. The layout is simple and comfortable, with room for everyday life, relaxing, and gathering with family or friends. Step outside to a quarter-acre in-town lot with a partially chain link fenced yard—great for pets, playtime, or backyard fun. The garage adds extra space for parking, storage, or weekend projects. Located in the town of Remington, this home offers the space you need with the convenience of being close to town.

Key facts

• Close to town
• Quarter-acre lot
• 0.24 acre lot

Tags

• QUARTER-ACRE LOT
• CLOSE TO TOWN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $196k.

Deal economics

• At list price, monthly cash flow is $393 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $196k).
• Recommended offer: $178k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#223 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Tri-County School Corporation (rural): math 36% / reading 42% proficiency, ranked #146 of 301 in IN (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 9 active listings in the ZIP; 93 units permitted in Jasper County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Jasper County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($178k) is reasonable based on typical stale-listing flexibility.

Recommended offer $178,269 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.01% ✓
• Cap rate: 8.70%
• Cash-on-cash: 8.60%
• DSCR: 1.38
• GRM: 8.3

CMA / ARV

• ARV (median comp): $162,604
• List price: $195,900
• Delta: 20.48%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 E South Railroad St	0.01mi	3/2.0	1,351 (+0%)	18mo	$163,900	$121	84
102 W Virginia St	0.35mi	3/1.5	1,340 (-1%)	5mo	$159,900	$119	76
417 W Wilber St	0.59mi	3/2.0	1,334 (-1%)	3mo	$175,000	$131	68
310 N Indiana St	0.24mi	2/1.0 (-1)	1,412 (+5%)	8mo	$92,900	$66	66
210 E South St	0.08mi	2/1.0 (-1)	1,200 (-11%)	10mo	$157,000	$131	60
420 N New York St	0.38mi	2/2.0 (-1)	1,164 (-14%)	12mo	$178,500	$153	44

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.3%
• Equity multiple: 0.88×
• Total profit: $-6,790
• Equity at exit: $29,209

10-year hold

• IRR: 6.4%
• Equity multiple: 1.47×
• Total profit: $25,988
• Equity at exit: $16,938

Cash invested: $54,852 (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 47977

• Home prices YoY: -3.1%
• Active inventory: 9
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,977 medium
• Mortgage (P&I): −$1,027
• Tax from tax record: −$60 /mo · $719/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $393

Break-even live

Break-even rent $1,480

Max offer price $195,900

Occupancy floor 75%

Sensitivity live

Price	-10% $504	-5% $449	+0% $393	+5% $338	+10% $282
Rent	-10% $237	-5% $315	+0% $393	+5% $471	+10% $549
Rate	-1.0pp $492	-0.5pp $443	base $393	+0.5pp $342	+1.0pp $291

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: $48,975
• Closing costs: $5,877
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $195,900 Active 104 DOM
2. 2026-06-19
   days on market $195,900 Active 102 DOM
3. 2026-06-18
   days on market $195,900 Active 101 DOM
4. 2026-06-17
   days on market $195,900 Active 100 DOM
5. 2026-06-16
   days on market $195,900 Active 99 DOM
6. 2026-06-15
   days on market $195,900 Active 98 DOM
7. 2026-06-14
   days on market $195,900 Active 96 DOM
8. 2026-06-13
   days on market $195,900 Active 95 DOM
9. 2026-06-10
   days on market $195,900 Active 93 DOM
10. 2026-06-09
    days on market $195,900 Active 92 DOM
11. 2026-06-09
    remarks 675-char remark
12. 2026-06-09
    price $195,900 Active 91 DOM
13. 2026-06-08
    days on market $199,900 Active 91 DOM
14. 2026-06-07
    days on market $199,900 Active 90 DOM
15. 2026-06-03
    days on market $199,900 Active 86 DOM
16. 2026-06-02
    days on market $199,900 Active 85 DOM
17. 2026-06-01
    days on market $199,900 Active 84 DOM
18. 2026-05-31
    days on market $199,900 Active 83 DOM
19. 2026-05-30
    days on market $199,900 Active 82 DOM
20. 2026-03-10
    listed $199,900 Active 634-char remark

    Show marketing remark (634 chars)

    Looking for a home with space, a yard, and a garage? This Remington home checks the boxes. Built in 1995, this two-story home offers 3 bedrooms, 2 full bathrooms, and 1,344 square feet of living space. The layout is simple and comfortable, with room for everyday life, relaxing, and gathering with family or friends. Step outside to a quarter-acre in-town lot with a partially chain link fenced yard—great for pets, playtime, or backyard fun. The garage adds extra space for parking, storage, or weekend projects. Located in the town of Remington, this home offers the space you need with the convenience of being close to town.

ⓘ 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: $719 · $60/mo
• Projected year-2 tax: $1,192 · $99/mo
• Expected delta: +$473/yr (+$39/mo · 65.8%)

ⓘ 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 ≥102°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,726
• − Mortgage interest: −$10,973
• − Property taxes: −$719
• − Insurance: −$980
• − Repairs & maintenance: −$1,898
• − Management: −$1,898
• − Depreciation: −$5,699
• Taxable income: $1,559
• Est. tax owed @ 24.0%: −$374
• After-tax cash flow: $4,343/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: Tri-County School Corporation
• NCES district ID: 1811430
• Math proficiency: 36% ▼ -17.00%
• Reading proficiency: 42% ▼ -16.00%
• Median HH income: $52,924
• Composite: 33.93/100
• National rank: #5336
• State rank: #146 of 301 in IN

Livability — Remington

• Score: 68/100
• State rank: #223
• US rank: #9734

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Remington, IN
• City population: 2,606
• Population (ZIP): 2,606

Population outlook (Jasper County) Hauer SSP2

• Today (2025): 33,185 people
• By 2030: 32,635 · -1.7%
• By 2040: 31,232 · -5.9%
• By 2050: 29,630 · -10.7%
• By 2075: 25,938 · -21.8%
• By 2100: 21,635 · -34.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Lithuanian 7% Italian 3% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Jasper

• 2024 margin: Solid R (+54.3) · D 22.1% · R 76.4% · Other 1.6%
• 2008→2024 swing: -33.9pp toward R · 2008: -20.4pp · 2024: -54.3pp
• All cycles: 2024: R+54.3 2020: R+49.0 2016: R+45.4 2012: R+25.5 2008: R+20.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -6.58%
• Current HPI: 206.4813
• 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

• 2026-03-10 Listed $199,900 IRMLS

Property tax history

+3.1%/yr

Latest (2025): $719 · +8.9% YoY. Source: county tax records.