252 W 10th St · Peru, IN 46970

$99,900

3 bd · 2.0 ba · 1,982 sqft · SingleFamily public records · 37 Days on market

Built 1910 5,227 sqft lot $50/sqft · 38% below area Est $162k · 38% under ↓ 13% since listing

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Why this score? — see what drove the B 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 +28.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• Livability +3.9/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 4-bedroom, 2-bath home offering plenty of room and great investment potential! Currently used as an investment property, this home features wood flooring throughout the majority of the house and a flexible layout suited for investors or buyers needing extra space and a chain link fence. Major updates include a furnace and A/C that are approximately 7 years old, updated 200-amp electrical service, and a roof that is approximately 10 years old. A great opportunity to add to your portfolio or make your own!

Key facts

• Wood flooring
• Roof
• Furnace and a/c

Tags

• WOOD FLOORING
• FLEXIBLE LAYOUT
• CHAIN LINK FENCE
• FURNACE AND A/C
• 200-AMP ELECTRICAL SERVICE
• ROOF

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electric service
• Home design: Single-family residence; Site-built home; 2 stories
• Construction: Asbestos siding/materials; Shingle roof; Has crawl space/partial unfinished basement
• Exterior features: Chain link fencing; Level lot; Lot dimensions approximately 40 x 132

Interior

• Kitchen: Refrigerator; Gas range
• Flooring: Hardwood; Other
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Central air; Ceiling fan(s); Natural gas heating; Forced air
• Interior features: Ceiling fan(s); Laminate counters
• Laundry & utility: Laundry on main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $264 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 6.1% in Peru — 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 77/100 on livability (#35 in IN, #2,834 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: crime D+, commute F, employment F.
• Peru Community Schools (town): math 31% / reading 42% proficiency, ranked #192 of 301 in IN (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Blair Pointe Upper Elementary (math 34% / reading 38%, grade F, #577 of 994 statewide, top 59%, 552 students, 63% FRL); Peru Jr/Sr High School (math 27% / reading 57%, grade F, #197 of 369 statewide, top 57%, 883 students, 59% FRL).
• Market conditions: 129 active listings in the ZIP; 35 units permitted in Miami County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Miami County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is D 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?
7. 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.
8. 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.
9. 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: 1.24% ✓
• Cap rate: 10.14%
• Cash-on-cash: 13.72%
• DSCR: 1.61
• GRM: 6.7

CMA / ARV

• ARV (median comp): $162,176
• List price: $99,900
• Delta: -38.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
350 N Broadway	0.48mi	3/1.5	2,080 (+5%)	0mo	$143,000	$69	67
226 W 5th St	0.35mi	4/1.5 (+1)	1,904 (-4%)	7mo	$146,200	$77	64
321 W Main St	0.47mi	3/1.0	2,016 (+2%)	9mo	$160,000	$79	64
236 W 6th St	0.28mi	4/2.0 (+1)	2,276 (+15%)	2mo	$221,900	$97	55
508 N Duke St	0.59mi	4/2.0 (+1)	2,052 (+4%)	8mo	$245,000	$119	55
630 W Main St	0.74mi	4/2.0 (+1)	1,920 (-3%)	1mo	$188,550	$98	55
233 W 6th St	0.31mi	4/2.5 (+1)	2,214 (+12%)	8mo	$197,000	$89	52
484 W 5th St	0.51mi	3/2.5	1,722 (-13%)	1mo	$233,900	$136	52
128 W 6th St	0.35mi	4/1.0 (+1)	1,696 (-14%)	1mo	$77,000	$45	50
520 W 11th St	0.45mi	3/1.0	1,709 (-14%)	6mo	$159,000	$93	47
44 Logan St	0.40mi	4/2.5 (+1)	2,260 (+14%)	9mo	$179,000	$79	44
351 W 3rd St	0.55mi	4/2.5 (+1)	2,186 (+10%)	10mo	$200,000	$91	42

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: 0.6%
• Equity multiple: 1.02×
• Total profit: $683
• Equity at exit: $14,895

10-year hold

• IRR: 10.3%
• Equity multiple: 1.80×
• Total profit: $22,417
• Equity at exit: $8,638

Cash invested: $27,972 (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 46970

• Home prices YoY: -8.8%
• Active inventory: 129
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,243 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$96 /mo · $1,158/yr
• Insurance: −$42
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $264

Break-even live

Break-even rent $908

Max offer price $99,900

Occupancy floor 74%

Sensitivity live

Price	-10% $321	-5% $293	+0% $264	+5% $236	+10% $208
Rent	-10% $166	-5% $215	+0% $264	+5% $313	+10% $363
Rate	-1.0pp $315	-0.5pp $290	base $264	+0.5pp $238	+1.0pp $212

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $99,900 Active 37 DOM
2. 2026-06-18
   days on market $99,900 Active 36 DOM
3. 2026-06-17
   days on market $99,900 Active 35 DOM
4. 2026-06-16
   days on market $99,900 Active 34 DOM
5. 2026-06-15
   days on market $99,900 Active 33 DOM
6. 2026-06-14
   days on market $99,900 Active 31 DOM
7. 2026-06-12
   days on market $99,900 Active 30 DOM
8. 2026-06-09
   days on market $99,900 Active 27 DOM
9. 2026-06-08
   days on market $99,900 Active 26 DOM
10. 2026-06-07
    days on market $99,900 Active 25 DOM
11. 2026-06-07
    days on market $99,900 Active 24 DOM
12. 2026-06-03
    pricedays on market $99,900 Active 21 DOM
13. 2026-06-02
    days on market $104,900 Active 20 DOM
14. 2026-06-01
    days on market $104,900 Active 19 DOM
15. 2026-05-31
    days on market $104,900 Active 18 DOM
16. 2026-05-31
    days on market $104,900 Active 17 DOM
17. 2026-05-13
    listed $114,900 Active 518-char remark

ⓘ 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: $1,158 · $96/mo
• Projected year-2 tax: $1,158 · $96/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 76% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°F today · 16 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: $14,915
• − Mortgage interest: −$5,596
• − Property taxes: −$1,158
• − Insurance: −$1,166
• − Repairs & maintenance: −$1,193
• − Management: −$1,193
• − Depreciation: −$2,906
• Taxable income: $1,702
• Est. tax owed @ 24.0%: −$409
• After-tax cash flow: $2,763/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: Peru Community Schools
• NCES district ID: 1808850
• Math proficiency: 31% ▼ -9.00%
• Reading proficiency: 42% ▼ -2.00%
• Median HH income: $35,624
• Composite: 30.18/100
• National rank: #6316
• State rank: #192 of 301 in IN

Livability — Peru

• Score: 77/100
• State rank: #35
• US rank: #2834

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Peru, IN
• County: Miami County · 23,020 people
• City population: 23,020
• Metro: Peru, IN
• Population (ZIP): 23,020
• Household income: $57,842
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 498.0

Population outlook (Miami County) Hauer SSP2

• Today (2025): 34,421 people
• By 2030: 33,571 · -2.5%
• By 2040: 31,919 · -7.3%
• By 2050: 30,313 · -11.9%
• By 2075: 26,202 · -23.9%
• By 2100: 20,856 · -39.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 4% Black 3%
• Common ancestry: Iranian 2% Romanian 2% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2% German/W. Germanic 0%

Political lean MEDSL · Miami

• 2024 margin: Solid R (+54.5) · D 21.8% · R 76.3% · Other 1.9%
• 2008→2024 swing: -35.1pp toward R · 2008: -19.5pp · 2024: -54.5pp
• All cycles: 2024: R+54.5 2020: R+53.1 2016: R+53.6 2012: R+30.9 2008: R+19.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -24.29%
• Current HPI: 252.7166
• Rent YoY: —
• Metro: Peru, 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

-13.1% since first listed

3 events — show timeline

• 2026-06-03 Price Changed $99,900 IRMLS
• 2026-05-26 Price Changed $104,900 IRMLS
• 2026-05-13 Listed $114,900 IRMLS

Property tax history

-0.4%/yr

Latest (2024): $1,158 · +72.3% YoY. Source: county tax records.