119 N Edward St · Worthington, IN 47471

$72,000

2 bd · 1.0 ba · 1,106 sqft · SingleFamily public records · 21 Days on market

Built 1910 0.28 ac lot $65/sqft · 26% below area Est $132k · 45% under ↓ 15% since listing

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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 +8.0/10.0
• Appreciation +5.8/10.0
• Livability +3.5/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Opportunity awaits with this 2-bedroom, 1-bath home located less than 2 blocks from the Worthington Town Park! This property offers a great starting point for buyers looking to put their own personal touch on a home and build equity along the way. Inside, you’ll find recently updated kitchen cabinets and vinyl double-pane windows already in place, giving you a head start on improvements. The home does need some updating, but it provides a true blank canvas to design and finish exactly how you want. One of the standout features is the outdoor space. Enjoy a large front deck perfect for relaxing, along with a spacious enclosed back porch that could potentially be converted into additional finished living space. The property really shines with its impressive garage and workspace setup. The 55x20 three-car garage, plus an attached 15x46 carport, offers endless possibilities for storage, hobbies, projects, or even a home-based workspace. If you’ve been looking for a property with solid bones, great outdoor features, and room to add value, this one is worth a look!

Key facts

• Three-car garage
• Attached carport
• Large front deck

Tags

• UPDATED KITCHEN CABINETS
• VINYL DOUBLE-PANE WINDOWS
• LARGE FRONT DECK
• SPACIOUS ENCLOSED BACK PORCH
• THREE-CAR GARAGE
• ATTACHED CARPORT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $289 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($936 rent vs $72k).
• Recommended offer: $71k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#174 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, employment D, amenities F.
• White River Valley School District (rural): math 33% / reading 39% proficiency, ranked #187 of 301 in IN (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 17 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($498 loan paydown + $1k appreciation (1.5% local appreciation)).
• Greene County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.5% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($71k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $13k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,920 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — 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. 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.
4. 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.
5. 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: 1.30% ✓
• Cap rate: 11.11%
• Cash-on-cash: 17.19%
• DSCR: 1.76
• GRM: 6.4

CMA / ARV

• ARV (median comp): $131,644
• List price: $72,000
• Delta: -45.31%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
255 Harrah St	0.24mi	2/1.0	980 (-11%)	2mo	$182,000	$186	68
220 Second St	0.29mi	2/1.0	1,014 (-8%)	8mo	$62,900	$62	66
420 Worthington St	0.30mi	3/1.0 (+1)	1,199 (+8%)	3mo	$95,000	$79	65
422 S Dayton St	0.49mi	2/1.0	1,119 (+1%)	13mo	$120,000	$107	64
220 Third St	0.30mi	2/1.0	1,202 (+9%)	11mo	$119,000	$99	62
215 N Washington St	0.24mi	2/1.0	1,226 (+11%)	14mo	$149,500	$122	59
502 S Myra St	0.54mi	2/1.0	1,160 (+5%)	15mo	$190,000	$164	54
202 W Main St	0.15mi	2/2.0	1,251 (+13%)	19mo	$197,000	$157	52
204 N Lessie St	0.23mi	3/2.0 (+1)	1,215 (+10%)	16mo	$154,900	$127	50
440 S Edwards St	0.48mi	3/1.0 (+1)	1,008 (-9%)	14mo	$110,000	$109	46
419 W Park St	0.39mi	3/1.0 (+1)	1,000 (-10%)	18mo	$171,000	$171	46

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

Projected returns pro-forma

1.51% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.3%
• Equity multiple: 2.07×
• Total profit: $21,541
• Equity at exit: $26,508

10-year hold

• IRR: 22.9%
• Equity multiple: 3.89×
• Total profit: $58,187
• Equity at exit: $36,770

Cash invested: $20,160 (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 47471

• Home prices YoY: 0.8%
• Active inventory: 17
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $936 medium
• Mortgage (P&I): −$378
• Tax from tax record: −$43 /mo · $512/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $289

Break-even live

Break-even rent $570

Max offer price $72,000

Occupancy floor 64%

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-14
   status Active 1088-char remark

   Show marketing remark (1088 chars)

   Opportunity awaits with this 2-bedroom, 1-bath home located less than 2 blocks from the Worthington Town Park! This property offers a great starting point for buyers looking to put their own personal touch on a home and build equity along the way. Inside, you’ll find recently updated kitchen cabinets and vinyl double-pane windows already in place, giving you a head start on improvements. The home does need some updating, but it provides a true blank canvas to design and finish exactly how you want. One of the standout features is the outdoor space. Enjoy a large front deck perfect for relaxing, along with a spacious enclosed back porch that could potentially be converted into additional finished living space. The property really shines with its impressive garage and workspace setup. The 55x20 three-car garage, plus an attached 15x46 carport, offers endless possibilities for storage, hobbies, projects, or even a home-based workspace. If you’ve been looking for a property with solid bones, great outdoor features, and room to add value, this one is worth a look!

2. 2026-05-13
   status Active 1088-char remark

   Show marketing remark (1088 chars)

   Opportunity awaits with this 2-bedroom, 1-bath home located less than 2 blocks from the Worthington Town Park! This property offers a great starting point for buyers looking to put their own personal touch on a home and build equity along the way. Inside, you'll find recently updated kitchen cabinets and vinyl double-pane windows already in place, giving you a head start on improvements. The home does need some updating, but it provides a true blank canvas to design and finish exactly how you want. One of the standout features is the outdoor space. Enjoy a large front deck perfect for relaxing, along with a spacious enclosed back porch that could potentially be converted into additional finished living space. The property really shines with its impressive garage and workspace setup. The 55x20 three-car garage, plus an attached 15x46 carport, offers endless possibilities for storage, hobbies, projects, or even a home-based workspace. If you've been looking for a property with solid bones, great outdoor features, and room to add value, this one is worth a look!

3. 2026-05-13
   price $72,000 1088-char remark

   Show marketing remark (1088 chars)

   Opportunity awaits with this 2-bedroom, 1-bath home located less than 2 blocks from the Worthington Town Park! This property offers a great starting point for buyers looking to put their own personal touch on a home and build equity along the way. Inside, you'll find recently updated kitchen cabinets and vinyl double-pane windows already in place, giving you a head start on improvements. The home does need some updating, but it provides a true blank canvas to design and finish exactly how you want. One of the standout features is the outdoor space. Enjoy a large front deck perfect for relaxing, along with a spacious enclosed back porch that could potentially be converted into additional finished living space. The property really shines with its impressive garage and workspace setup. The 55x20 three-car garage, plus an attached 15x46 carport, offers endless possibilities for storage, hobbies, projects, or even a home-based workspace. If you've been looking for a property with solid bones, great outdoor features, and room to add value, this one is worth a look!

4. 2026-05-13
   status Active

   Show marketing remark (1088 chars)

   Opportunity awaits with this 2-bedroom, 1-bath home located less than 2 blocks from the Worthington Town Park! This property offers a great starting point for buyers looking to put their own personal touch on a home and build equity along the way. Inside, you'll find recently updated kitchen cabinets and vinyl double-pane windows already in place, giving you a head start on improvements. The home does need some updating, but it provides a true blank canvas to design and finish exactly how you want. One of the standout features is the outdoor space. Enjoy a large front deck perfect for relaxing, along with a spacious enclosed back porch that could potentially be converted into additional finished living space. The property really shines with its impressive garage and workspace setup. The 55x20 three-car garage, plus an attached 15x46 carport, offers endless possibilities for storage, hobbies, projects, or even a home-based workspace. If you've been looking for a property with solid bones, great outdoor features, and room to add value, this one is worth a look!

5. 2026-05-13
   price $72,000

   Show marketing remark (1088 chars)

   Opportunity awaits with this 2-bedroom, 1-bath home located less than 2 blocks from the Worthington Town Park! This property offers a great starting point for buyers looking to put their own personal touch on a home and build equity along the way. Inside, you'll find recently updated kitchen cabinets and vinyl double-pane windows already in place, giving you a head start on improvements. The home does need some updating, but it provides a true blank canvas to design and finish exactly how you want. One of the standout features is the outdoor space. Enjoy a large front deck perfect for relaxing, along with a spacious enclosed back porch that could potentially be converted into additional finished living space. The property really shines with its impressive garage and workspace setup. The 55x20 three-car garage, plus an attached 15x46 carport, offers endless possibilities for storage, hobbies, projects, or even a home-based workspace. If you've been looking for a property with solid bones, great outdoor features, and room to add value, this one is worth a look!

6. 2026-04-14
   status Pending 1088-char remark

   Show marketing remark (1088 chars)

   Opportunity awaits with this 2-bedroom, 1-bath home located less than 2 blocks from the Worthington Town Park! This property offers a great starting point for buyers looking to put their own personal touch on a home and build equity along the way. Inside, you'll find recently updated kitchen cabinets and vinyl double-pane windows already in place, giving you a head start on improvements. The home does need some updating, but it provides a true blank canvas to design and finish exactly how you want. One of the standout features is the outdoor space. Enjoy a large front deck perfect for relaxing, along with a spacious enclosed back porch that could potentially be converted into additional finished living space. The property really shines with its impressive garage and workspace setup. The 55x20 three-car garage, plus an attached 15x46 carport, offers endless possibilities for storage, hobbies, projects, or even a home-based workspace. If you've been looking for a property with solid bones, great outdoor features, and room to add value, this one is worth a look!

7. 2026-04-14
   status Pending

   Show marketing remark (1088 chars)

   Opportunity awaits with this 2-bedroom, 1-bath home located less than 2 blocks from the Worthington Town Park! This property offers a great starting point for buyers looking to put their own personal touch on a home and build equity along the way. Inside, you'll find recently updated kitchen cabinets and vinyl double-pane windows already in place, giving you a head start on improvements. The home does need some updating, but it provides a true blank canvas to design and finish exactly how you want. One of the standout features is the outdoor space. Enjoy a large front deck perfect for relaxing, along with a spacious enclosed back porch that could potentially be converted into additional finished living space. The property really shines with its impressive garage and workspace setup. The 55x20 three-car garage, plus an attached 15x46 carport, offers endless possibilities for storage, hobbies, projects, or even a home-based workspace. If you've been looking for a property with solid bones, great outdoor features, and room to add value, this one is worth a look!

8. 2026-04-14
   status Pending 1088-char remark

   Show marketing remark (1088 chars)

   Opportunity awaits with this 2-bedroom, 1-bath home located less than 2 blocks from the Worthington Town Park! This property offers a great starting point for buyers looking to put their own personal touch on a home and build equity along the way. Inside, you'll find recently updated kitchen cabinets and vinyl double-pane windows already in place, giving you a head start on improvements. The home does need some updating, but it provides a true blank canvas to design and finish exactly how you want. One of the standout features is the outdoor space. Enjoy a large front deck perfect for relaxing, along with a spacious enclosed back porch that could potentially be converted into additional finished living space. The property really shines with its impressive garage and workspace setup. The 55x20 three-car garage, plus an attached 15x46 carport, offers endless possibilities for storage, hobbies, projects, or even a home-based workspace. If you've been looking for a property with solid bones, great outdoor features, and room to add value, this one is worth a look!

9. 2026-04-06
   listed $85,000 Active 1088-char remark

   Show marketing remark (1088 chars)

   Opportunity awaits with this 2-bedroom, 1-bath home located less than 2 blocks from the Worthington Town Park! This property offers a great starting point for buyers looking to put their own personal touch on a home and build equity along the way. Inside, you’ll find recently updated kitchen cabinets and vinyl double-pane windows already in place, giving you a head start on improvements. The home does need some updating, but it provides a true blank canvas to design and finish exactly how you want. One of the standout features is the outdoor space. Enjoy a large front deck perfect for relaxing, along with a spacious enclosed back porch that could potentially be converted into additional finished living space. The property really shines with its impressive garage and workspace setup. The 55x20 three-car garage, plus an attached 15x46 carport, offers endless possibilities for storage, hobbies, projects, or even a home-based workspace. If you’ve been looking for a property with solid bones, great outdoor features, and room to add value, this one is worth a look!

10. 2026-04-05
    listed $85,000 Active
11. 2026-04-04
    listed $85,000 Active 1088-char remark

    Show marketing remark (1088 chars)

    Opportunity awaits with this 2-bedroom, 1-bath home located less than 2 blocks from the Worthington Town Park! This property offers a great starting point for buyers looking to put their own personal touch on a home and build equity along the way. Inside, you'll find recently updated kitchen cabinets and vinyl double-pane windows already in place, giving you a head start on improvements. The home does need some updating, but it provides a true blank canvas to design and finish exactly how you want. One of the standout features is the outdoor space. Enjoy a large front deck perfect for relaxing, along with a spacious enclosed back porch that could potentially be converted into additional finished living space. The property really shines with its impressive garage and workspace setup. The 55x20 three-car garage, plus an attached 15x46 carport, offers endless possibilities for storage, hobbies, projects, or even a home-based workspace. If you've been looking for a property with solid bones, great outdoor features, and room to add value, this one is worth a look!

ⓘ 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: $512 · $43/mo
• Projected year-2 tax: $562 · $47/mo
• Expected delta: +$50/yr (+$4/mo · 9.8%)

ⓘ 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 4/10 Moderate 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,227
• − Mortgage interest: −$4,033
• − Property taxes: −$512
• − Insurance: −$360
• − Repairs & maintenance: −$898
• − Management: −$898
• − Depreciation: −$2,095
• Taxable income: $2,431
• Est. tax owed @ 24.0%: −$583
• After-tax cash flow: $2,883/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: White River Valley School District
• NCES district ID: 1800008
• Math proficiency: 33% ▼ -19.00%
• Reading proficiency: 39% ▼ -15.00%
• Median HH income: $44,074
• Composite: 30.59/100
• National rank: #6199
• State rank: #187 of 301 in IN

Livability — Worthington

• Score: 70/100
• State rank: #174
• US rank: #8138

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Worthington, IN
• Population (ZIP): 3,116

Population outlook (Greene County) Hauer SSP2

• Today (2025): 30,724 people
• By 2030: 29,506 · -4.0%
• By 2040: 26,744 · -13.0%
• By 2050: 23,879 · -22.3%
• By 2075: 18,341 · -40.3%
• By 2100: 13,976 · -54.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 9% Two or more races 7%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1%
• Common ancestry: Polish 7% Lithuanian 4% Slovak 3%
• Foreign-born: 1% · Canada
• Languages at home: 82% English-only · German/W. Germanic 12% Spanish 6%

Political lean MEDSL · Greene

• 2024 margin: Solid R (+53.7) · D 22.4% · R 76.1% · Other 1.6%
• 2008→2024 swing: -39.2pp toward R · 2008: -14.5pp · 2024: -53.7pp
• All cycles: 2024: R+53.7 2020: R+52.2 2016: R+53.4 2012: R+31.4 2008: R+14.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.51%
• Current HPI: 200.6511
• 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

-15.3% since first listed

11 events — show timeline

• 2026-05-14 Relisted — THAAR
• 2026-05-13 Relisted — MIBOR as Distributed by MLS Grid
• 2026-05-13 Price Changed $72,000 MIBOR as Distributed by MLS Grid
• 2026-05-13 Relisted — IRMLS
• 2026-05-13 Price Changed $72,000 IRMLS
• 2026-04-14 Pending — THAAR
• 2026-04-14 Pending — IRMLS
• 2026-04-14 Pending — MIBOR as Distributed by MLS Grid
• 2026-04-06 Listed $85,000 THAAR
• 2026-04-05 Listed $85,000 IRMLS
• 2026-04-04 Listed $85,000 MIBOR as Distributed by MLS Grid

Property tax history

+4.2%/yr

Latest (2024): $512 · -1.8% YoY. Source: county tax records.