636 S Obrien St · Seymour, IN 47274

$147,400

4 bd · 1.5 ba · 1,792 sqft · SingleFamily public records · 114 Days on market

Built 1875 0.43 ac lot $82/sqft · at area comps Est $215k · 31% under ↓ 15% since listing

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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 +22.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +6.2/10.0
• Livability +3.4/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This character-filled home, built in 1875, offers timeless charm and incredible potential. From the moment you step into the formal foyer, you'll appreciate the generous living spaces designed for both everyday comfort and entertaining. The spacious family room provides plenty of room to gather, and with four bedrooms and one and a half bathrooms, there's flexibility for a variety of living arrangements. With 1,792 finished square feet plus an unfinished basement, the home offers abundant space and opportunity to customize to your needs. Out back, the yard invites you to imagine summer evenings by the pool and creating your own private retreat. This property is ready for its next chapter and offers a wonderful opportunity to blend historic character with modern updates. Being sold as-is, it presents the perfect chance for buyers looking to build equity and bring their vision to life.

Key facts

• Unfinished basement
• Formal foyer
• Private retreat

Tags

• FORMAL FOYER
• SPACIOUS FAMILY ROOM
• UNFINISHED BASEMENT
• PRIVATE RETREAT

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $147k.

Deal economics

• At list price, monthly cash flow is $235 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $147k).
• Recommended offer: $134k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 3.5% in Seymour — 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 68/100 on livability (#211 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, employment D+, health & safety D.
• Seymour Community Schools (town): math 27% / reading 33% proficiency, ranked #239 of 301 in IN (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 245 active listings in the ZIP; 101 units permitted in Jackson County in 2024 (0 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 $4k of value loss. Plan a longer hold.
• Jackson County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($134k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1875 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $134,134 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1875 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.12% ✓
• Cap rate: 8.21%
• Cash-on-cash: 6.84%
• DSCR: 1.30
• GRM: 7.5

CMA / ARV

• ARV (median comp): $214,536
• List price: $147,400
• Delta: -31.29%
• 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
821 Phillips Ln	0.20mi	4/2.0	1,824 (+2%)	13mo	$232,900	$128	74
328 E Laurel St	0.15mi	3/1.0 (-1)	1,952 (+9%)	9mo	$174,000	$89	64
226 N Park Dr	0.39mi	3/2.0 (-1)	1,740 (-3%)	11mo	$239,900	$138	60
701 S Sycamore Rd	0.75mi	3/2.5 (-1)	1,768 (-1%)	3mo	$155,000	$88	52
725 S Sycamore Rd	0.75mi	3/2.0 (-1)	1,787 (-0%)	9mo	$260,000	$145	50
728 S Sycamore Rd	0.72mi	3/2.5 (-1)	1,784 (-0%)	8mo	$270,000	$151	50
802 S Walnut St	0.50mi	3/1.5 (-1)	1,574 (-12%)	8mo	$172,000	$109	45
221 W Harrison Dr	0.55mi	3/1.0 (-1)	1,541 (-14%)	8mo	$190,000	$123	38
1305 Gaiser Dr	0.56mi	3/2.0 (-1)	1,566 (-13%)	11mo	$209,000	$133	36
719 E 2nd St	0.71mi	3/2.0 (-1)	1,997 (+11%)	7mo	$205,000	$103	35
414 E 3rd St	0.70mi	3/2.0 (-1)	1,616 (-10%)	22mo	$209,000	$129	26

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: -5.8%
• Equity multiple: 0.79×
• Total profit: $-8,852
• Equity at exit: $21,978

10-year hold

• IRR: 3.9%
• Equity multiple: 1.29×
• Total profit: $11,801
• Equity at exit: $12,744

Cash invested: $41,272 (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 47274

• Active inventory: 245
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,648 medium
• Mortgage (P&I): −$773
• Tax from tax record: −$232 /mo · $2,788/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $235

Break-even live

Break-even rent $1,350

Max offer price $147,400

Occupancy floor 81%

Sensitivity live

Price	-10% $319	-5% $277	+0% $235	+5% $193	+10% $152
Rent	-10% $105	-5% $170	+0% $235	+5% $300	+10% $365
Rate	-1.0pp $309	-0.5pp $273	base $235	+0.5pp $197	+1.0pp $158

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: $36,850
• Closing costs: $4,422
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $147,400 Active 114 DOM
2. 2026-06-18
   days on market $147,400 Active 113 DOM
3. 2026-06-17
   days on market $147,400 Active 112 DOM
4. 2026-06-16
   days on market $147,400 Active 111 DOM
5. 2026-06-15
   days on market $147,400 Active 110 DOM
6. 2026-06-14
   days on market $147,400 Active 108 DOM
7. 2026-06-13
   days on market $147,400 Active 107 DOM
8. 2026-06-10
   days on market $147,400 Active 105 DOM
9. 2026-06-09
   days on market $147,400 Active 104 DOM
10. 2026-06-08
    days on market $147,400 Active 103 DOM
11. 2026-06-07
    days on market $147,400 Active 102 DOM
12. 2026-06-05
    days on market $147,400 Active 99 DOM
13. 2026-06-03
    days on market $147,400 Active 98 DOM
14. 2026-06-02
    days on market $147,400 Active 97 DOM
15. 2026-06-01
    days on market $147,400 Active 96 DOM
16. 2026-05-31
    days on market $147,400 Active 95 DOM
17. 2026-05-30
    days on market $147,400 Active 94 DOM
18. 2026-05-12
    price $147,400 896-char remark

    Show marketing remark (896 chars)

    This character-filled home, built in 1875, offers timeless charm and incredible potential. From the moment you step into the formal foyer, you'll appreciate the generous living spaces designed for both everyday comfort and entertaining. The spacious family room provides plenty of room to gather, and with four bedrooms and one and a half bathrooms, there's flexibility for a variety of living arrangements. With 1,792 finished square feet plus an unfinished basement, the home offers abundant space and opportunity to customize to your needs. Out back, the yard invites you to imagine summer evenings by the pool and creating your own private retreat. This property is ready for its next chapter and offers a wonderful opportunity to blend historic character with modern updates. Being sold as-is, it presents the perfect chance for buyers looking to build equity and bring their vision to life.

19. 2026-03-22
    price $162,400 896-char remark

    Show marketing remark (896 chars)

    This character-filled home, built in 1875, offers timeless charm and incredible potential. From the moment you step into the formal foyer, you'll appreciate the generous living spaces designed for both everyday comfort and entertaining. The spacious family room provides plenty of room to gather, and with four bedrooms and one and a half bathrooms, there's flexibility for a variety of living arrangements. With 1,792 finished square feet plus an unfinished basement, the home offers abundant space and opportunity to customize to your needs. Out back, the yard invites you to imagine summer evenings by the pool and creating your own private retreat. This property is ready for its next chapter and offers a wonderful opportunity to blend historic character with modern updates. Being sold as-is, it presents the perfect chance for buyers looking to build equity and bring their vision to life.

20. 2026-02-25
    listed $172,400 Active 896-char remark

    Show marketing remark (896 chars)

    This character-filled home, built in 1875, offers timeless charm and incredible potential. From the moment you step into the formal foyer, you'll appreciate the generous living spaces designed for both everyday comfort and entertaining. The spacious family room provides plenty of room to gather, and with four bedrooms and one and a half bathrooms, there's flexibility for a variety of living arrangements. With 1,792 finished square feet plus an unfinished basement, the home offers abundant space and opportunity to customize to your needs. Out back, the yard invites you to imagine summer evenings by the pool and creating your own private retreat. This property is ready for its next chapter and offers a wonderful opportunity to blend historic character with modern updates. Being sold as-is, it presents the perfect chance for buyers looking to build equity and bring their vision to life.

ⓘ 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: $2,788 · $232/mo
• Projected year-2 tax: $2,788 · $232/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 4/10 Moderate 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,776
• − Mortgage interest: −$8,257
• − Property taxes: −$2,788
• − Insurance: −$737
• − Repairs & maintenance: −$1,582
• − Management: −$1,582
• − Depreciation: −$4,288
• Taxable income: $542
• Est. tax owed @ 24.0%: −$130
• After-tax cash flow: $2,692/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: Seymour Community Schools
• NCES district ID: 1810080
• Math proficiency: 27% ▼ -10.00%
• Reading proficiency: 33% ▼ -9.00%
• Median HH income: $46,122
• Composite: 25.81/100
• National rank: #7362
• State rank: #239 of 301 in IN

Livability — Seymour

• Score: 68/100
• State rank: #211
• US rank: #9328

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Seymour, IN
• County: Jackson County · 33,068 people
• City population: 33,068
• Metro: Seymour, IN
• Population (ZIP): 33,068
• Household income: $71,457
• Rent vs Own: 33.1% rent · 66.9% own
• Severe rent burden: 453.0

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 46,376 people
• By 2030: 47,344 · +2.1%
• By 2040: 48,936 · +5.5%
• By 2050: 49,738 · +7.2%
• By 2075: 50,435 · +8.8%
• By 2100: 46,321 · -0.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 18% Two or more races 12% Asian 3% Black 1% Native American 1%
• Hispanic origin (detail): Mexican 10% Puerto Rican 2%
• Common ancestry: Slovak 2% Romanian 2% Iranian 1%
• Foreign-born: 11% · Canada
• Languages at home: 85% English-only · Spanish 12% Other Asian/Pacific 2% Other Indo-European 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+55.3) · D 21.5% · R 76.8% · Other 1.7%
• 2008→2024 swing: -41.6pp toward R · 2008: -13.7pp · 2024: -55.3pp
• All cycles: 2024: R+55.3 2020: R+53.3 2016: R+51.4 2012: R+27.4 2008: R+13.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -146.47%
• Current HPI: 211.9507
• Rent YoY: —
• Metro: Seymour, 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

-14.5% since first listed

3 events — show timeline

• 2026-05-12 Price Changed $147,400 MIBOR as Distributed by MLS Grid
• 2026-03-22 Price Changed $162,400 MIBOR as Distributed by MLS Grid
• 2026-02-25 Listed $172,400 MIBOR as Distributed by MLS Grid

Property tax history

+10.4%/yr

Latest (2024): $2,788 · +5.0% YoY. Source: county tax records.