214 N Willow St · Dana, IN 47847

$50,000

2 bd · 1.0 ba · 1,232 sqft · Other · 41 Days on market

Built 1963 Fair condition

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.8/10.0
• Schools +3.1/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

If you& apos; re looking for a little something to call your own in a quiet little town, this would be it! This house has been loved by many families, all of which have added their own personal flare. An enclosed day room was added to the front of the house; an utility area was added on to the back of the house. A nice attached deck was added on at the back. The kitchen has been updated in recent years. The bathroom was the most recent remodel, completely changing the layout from how it once was. It is still a fixer-upper but little by little, it is getting there! Or if you& apos; re a person interested in making a & quot; flip& quot; , this house is an ideal buy. Additional

Key facts

• Attached deck
• Enclosed day room
• Remodeled bathroom

Tags

• ENCLOSED DAY ROOM
• UTILITY AREA
• ATTACHED DECK
• UPDATED KITCHEN
• REMODELED BATHROOM
• POLL BARN

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $50k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $478 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#626 in IN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: crime D, amenities F, commute F.
• South Vermillion Community School Corporation (rural): math 31% / reading 42% proficiency, ranked #182 of 301 in IN (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ernie Pyle Elementary School (math 47% / reading 47%, grade D-, #325 of 994 statewide, top 36%, 224 students, 67% FRL); South Vermillion Middle School (math 25% / reading 39%, grade F, #190 of 330 statewide, top 59%, 343 students, 61% FRL); South Vermillion High School (math 27% / reading 62%, grade F, #169 of 369 statewide, top 51%, 478 students, 54% FRL) — zoned schools average 61% FRL vs 45% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 8 active listings in the ZIP; 28 units permitted in Vermillion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($346 loan paydown + $2k appreciation (3.7% local appreciation)).
• Vermillion County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.7% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Recommended offer $48,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.08% ✓
• Cap rate: 17.76%
• Cash-on-cash: 40.94%
• DSCR: 2.82
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.66% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 47.3%
• Equity multiple: 3.73×
• Total profit: $38,227
• Equity at exit: $24,360

10-year hold

• IRR: 46.4%
• Equity multiple: 7.53×
• Total profit: $91,353
• Equity at exit: $39,073

Cash invested: $14,000 (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 47847

• Home prices YoY: 1.7%
• Active inventory: 8
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,042 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $478

Break-even live

Break-even rent $437

Max offer price $50,000

Occupancy floor 49%

Sensitivity live

Price	-10% $512	-5% $495	+0% $478	+5% $460	+10% $443
Rent	-10% $395	-5% $437	+0% $478	+5% $519	+10% $560
Rate	-1.0pp $503	-0.5pp $490	base $478	+0.5pp $465	+1.0pp $452

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-22
   days on market $50,000 Active 41 DOM
2. 2026-06-21
   days on market $50,000 Active 40 DOM
3. 2026-06-21
   days on market $50,000 Active 39 DOM
4. 2026-06-18
   days on market $50,000 Active 37 DOM
5. 2026-06-17
   days on market $50,000 Active 36 DOM
6. 2026-06-16
   days on market $50,000 Active 35 DOM
7. 2026-06-15
   days on market $50,000 Active 34 DOM
8. 2026-06-13
   days on market $50,000 Active 32 DOM
9. 2026-06-12
   days on market $50,000 Active 31 DOM
10. 2026-06-09
    days on market $50,000 Active 28 DOM
11. 2026-06-08
    days on market $50,000 Active 27 DOM
12. 2026-06-07
    days on market $50,000 Active 26 DOM
13. 2026-06-07
    days on market $50,000 Active 25 DOM
14. 2026-06-04
    days on market $50,000 Active 22 DOM
15. 2026-06-02
    days on market $50,000 Active 21 DOM
16. 2026-06-01
    days on market $50,000 Active 20 DOM
17. 2026-05-31
    days on market $50,000 Active 19 DOM
18. 2026-05-31
    days on market $50,000 Active 18 DOM
19. 2026-05-12
    listed $50,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥105°F today · 18 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,504
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$1,000
• − Management: −$1,000
• − Depreciation: −$1,455
• Taxable income: $5,248
• Est. tax owed @ 24.0%: −$1,260
• After-tax cash flow: $4,472/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab

This home has been updated with a good kitchen and bathroom, but requires moderate repairs to the exterior siding and landscaping to improve its overall condition and value.

Repairs flagged

• Moderate Siding — Weathered appearance
• Minor Landscaping — Overgrown areas and debris

Value-add opportunities

• Resale Paint exterior walls — Fresh paint enhances curb appeal and property value.
• Both Landscaping and debris removal — Improved landscaping and removal of debris would enhance both resale and rental value.
• Resale Replace weathered siding — Fresh siding would significantly improve the home's appearance and value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Siding · Weathered appearance	Moderate	$3,000–15,000
Landscaping · Overgrown areas and debris	Minor	$500–3,000
Total estimated repair cost · 2 items		$3,500–18,000

Value-add ROI direction

• Resale Paint exterior walls — Fresh paint enhances curb appeal and property value. ↑
• Both Landscaping and debris removal — Improved landscaping and removal of debris would enhance both resale and rental value. ↑
• Resale Replace weathered siding — Fresh siding would significantly improve the home's appearance and value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: South Vermillion Community School Corporation
• NCES district ID: 1810590
• Math proficiency: 31% ▼ -6.00%
• Reading proficiency: 42% ▬ 0.00%
• Median HH income: $42,809
• Composite: 30.87/100
• National rank: #6123
• State rank: #182 of 301 in IN

Livability — Dana

• Score: 55/100
• State rank: #626
• US rank: #23211

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dana, IN
• Population (ZIP): 869

Population outlook (Vermillion County) Hauer SSP2

• Today (2025): 14,605 people
• By 2030: 13,942 · -4.5%
• By 2040: 12,592 · -13.8%
• By 2050: 11,381 · -22.1%
• By 2075: 9,063 · -37.9%
• By 2100: 7,098 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 4%
• Common ancestry: Slovak 3% Lithuanian 3% Romanian 3%

Political lean MEDSL · Vermillion

• 2024 margin: Solid R (+44.7) · D 26.6% · R 71.3% · Other 2.1%
• 2008→2024 swing: -58.7pp toward R · 2008: 13.9pp · 2024: -44.7pp
• All cycles: 2024: R+44.7 2020: R+40.6 2016: R+35.1 2012: R+6.8 2008: D+13.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.66%
• Current HPI: 221.4088
• 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

• 2026-05-12 Listed $50,000 FSBO.com