107 Dewey St · Monticello, IN 47960

$134,900

3 bd · 1.0 ba · 1,768 sqft · SingleFamily public records · 12 Days on market

Built 1932 6,068 sqft lot Est $200k · 32% under

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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 +23.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +5.6/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

OLDER HOME VERY STURDY NEEDING WORK BUT LOCATION, THE HOME ITSELF HAS SOME THINGS NEEDING WORK BUT IF YOU KNOW HOW TO DO THINGS THIS IS ONE OF THOSE HOUSE THAT CAN B BROUGHT BACK TO LIFE AND GIVE SOMEONE A GREAT HOME TO RAISE ANOTHER FAMILY IN. --All offers be made at www. PropOffers.com "Purchasers may use any lender they choose to finance the property purchase. However, the seller requires that all non-cash offers be pre-qualified by the New Rez Home Loan Division before negotiating the offer. For the free pre-qualification, contact: "Loan Officer email and phone number"

Key facts

• 6,068 sq ft lot
• Built 1932
• Listed 11 days

Property features AI

Finance

• Financial info: Annual tax amount reported

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residential, site-built; 2 stories
• Construction: Vinyl siding; Below-grade finished area present
• Exterior features: Irregular lot; Lot dimensions approx. 60 x 58 and 60 x 52

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Total of 6 rooms (bedrooms not itemized separately in data)
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Full basement
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Cap rate 8.5% vs local median 3.3% in Monticello — 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 71/100 on livability (#141 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Twin Lakes School Corporation (town): math 39% / reading 46% proficiency, ranked #116 of 301 in IN (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Oaklawn Elementary School (math 47% / reading 42%, grade F, #379 of 994 statewide, top 41%, 348 students, 67% FRL); Roosevelt Middle School (math 38% / reading 47%, grade D-, #98 of 330 statewide, top 30%, 523 students, 67% FRL); Twin Lakes Senior High School (math 37% / reading 62%, grade D, #123 of 369 statewide, top 36%, 674 students, 59% FRL) — zoned schools average 64% FRL vs 41% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 220 active listings in the ZIP; 47 units permitted in White County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• White County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1932 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $134,900

Questions for the listing agent

1. Built in 1932 — 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: 1.06% ✓
• Cap rate: 8.47%
• Cash-on-cash: 7.79%
• DSCR: 1.35
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $199,784
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
402 W Washington St	0.06mi	3/1.5	1,814 (+3%)	17mo	$202,000	$111	76
510 N Illinois St	0.36mi	4/2.0 (+1)	1,792 (+1%)	1mo	$110,000	$61	71
415 W Jefferson St	0.22mi	4/2.0 (+1)	1,812 (+2%)	12mo	$180,000	$99	67
415 W Marion St	0.13mi	4/2.0 (+1)	1,900 (+8%)	12mo	$215,000	$113	62
517 N Illinois St	0.39mi	3/1.5	1,732 (-2%)	21mo	$175,000	$101	59
141 E Pierce Cir	0.45mi	4/2.0 (+1)	1,872 (+6%)	5mo	$220,000	$118	56
523 S Bluff St	0.52mi	3/2.0	1,680 (-5%)	10mo	$175,000	$104	55
218 Dewey St	0.11mi	4/2.0 (+1)	1,518 (-14%)	9mo	$225,000	$148	55
602 S Main St	0.59mi	3/2.0	1,748 (-1%)	21mo	$80,000	$46	49
616 W Foster St	0.35mi	3/2.0	1,554 (-12%)	12mo	$278,000	$179	49
212 Miller Mnr	0.63mi	4/2.0 (+1)	1,758 (-1%)	16mo	$218,000	$124	47
213 N Miller Manor Ct	0.67mi	3/2.0	1,632 (-8%)	17mo	$254,500	$156	38

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: -4.4%
• Equity multiple: 0.83×
• Total profit: $-6,262
• Equity at exit: $20,114

10-year hold

• IRR: 5.2%
• Equity multiple: 1.39×
• Total profit: $14,602
• Equity at exit: $11,664

Cash invested: $37,772 (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 47960

• Home prices YoY: -17.8%
• Active inventory: 220
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,423 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$116 /mo · $1,388/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $245

Break-even live

Break-even rent $1,113

Max offer price $134,900

Occupancy floor 78%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-18
   days on market $134,900 Active 12 DOM
2. 2026-06-17
   days on market $134,900 Active 11 DOM
3. 2026-06-16
   days on market $134,900 Active 10 DOM
4. 2026-06-15
   days on market $134,900 Active 9 DOM
5. 2026-06-13
   days on market $134,900 Active 7 DOM
6. 2026-06-12
   days on market $134,900 Active 6 DOM
7. 2026-06-09
   days on market $134,900 Active 3 DOM
8. 2026-06-08
   remarks 580-char remark
9. 2026-06-08
   days on market $134,900 Active 2 DOM
10. 2026-06-07
    remarks 244-char remark
11. 2026-06-07
    listed $134,900 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: $1,388 · $116/mo
• Projected year-2 tax: $1,388 · $116/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°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: $17,079
• − Mortgage interest: −$7,556
• − Property taxes: −$1,388
• − Insurance: −$674
• − Repairs & maintenance: −$1,366
• − Management: −$1,366
• − Depreciation: −$3,924
• Taxable income: $803
• Est. tax owed @ 24.0%: −$193
• After-tax cash flow: $2,748/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: Twin Lakes School Corporation
• NCES district ID: 1811580
• Math proficiency: 39% ▼ -10.00%
• Reading proficiency: 46% ▼ -5.00%
• Median HH income: $48,963
• Composite: 36.44/100
• National rank: #4666
• State rank: #116 of 301 in IN

Livability — Monticello

• Score: 71/100
• State rank: #141
• US rank: #7278

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Monticello, IN
• Population (ZIP): 15,313

Population outlook (White County) Hauer SSP2

• Today (2025): 23,006 people
• By 2030: 22,204 · -3.5%
• By 2040: 20,441 · -11.1%
• By 2050: 18,711 · -18.7%
• By 2075: 14,989 · -34.8%
• By 2100: 10,896 · -52.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 6% Two or more races 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 4% Iranian 3% Lithuanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4%

Political lean MEDSL · White

• 2024 margin: Solid R (+45.0) · D 26.4% · R 71.4% · Other 2.2%
• 2008→2024 swing: -36.7pp toward R · 2008: -8.3pp · 2024: -45.0pp
• All cycles: 2024: R+45.0 2020: R+44.1 2016: R+42.9 2012: R+23.6 2008: R+8.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -52.85%
• Current HPI: 243.8468
• 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

+15.4% since first listed

5 events — show timeline

• 2026-06-06 Listed $134,900 IRMLS
• 2021-09-29 Sold (MLS) $145,000 IRMLS
• 2021-08-23 Listed $149,900 IRMLS
• 2019-06-01 Listed $104,900 IRMLS
• 2018-10-10 Listed $116,900 IRMLS

Property tax history

+10.2%/yr

Latest (2024): $1,388 · +19.5% YoY. Source: county tax records.