303 Warren St · Williamsport, IN 47993

$164,000

2 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 69 Days on market

Built 1950 66 ac lot $122/sqft · at area comps Est $162k · at est.

---

Why this score? — see what drove the D 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).

• Appreciation +8.4/10.0
• Cash flow +8.2/30.0
• ARV discount +6.8/15.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +1.2/10.0

Listing remarks MLS

Charming 3-bedroom, 1-bath home located in Williamsport offering a functional layout with comfortable living spaces. This home features brand new windows throughout and a fully fenced-in backyard, perfect for added privacy and outdoor use. Conveniently located near local amenities with easy access to main roads, this is a great option for those looking for a place to call home.

Key facts

• Convenient location
• Fenced backyard
• New windows

Tags

• NEW WINDOWS
• FENCED BACKYARD
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $164k.

Deal economics

• At list price, monthly cash flow is $-154 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (16.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $102k (38.0% below list).
• Recommended offer: $102k (38.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#59 in IN, #4,014 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Zoned schools: Seeger Memorial Jr-Sr High School (math 25% / reading 49%, grade F, #247 of 369 statewide, top 70%, 620 students, 48% FRL).
• Market conditions: 27 units permitted in Warren County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($1k loan paydown + $11k appreciation (6.8% local appreciation)).
• Warren County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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.
• Current owner paid $56k; list at $164k implies a 194% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $101,708 (38.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.62% ✗
• Cap rate: 5.17%
• Cash-on-cash: -4.02%
• DSCR: 0.82
• GRM: 13.4

CMA / ARV

• ARV (median comp): $161,522
• List price: $164,000
• Delta: 1.53%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 Fall St	0.22mi	3/1.0 (+1)	1,386 (+3%)	20mo	$200,000	$144	63
227 E 3rd St	0.46mi	2/1.0	1,260 (-6%)	18mo	$153,000	$121	53
207 Bluff St	0.15mi	3/1.0 (+1)	1,512 (+12%)	21mo	$149,500	$99	49
306 Thomas St	0.55mi	2/1.0	1,145 (-15%)	21mo	$137,500	$120	32
424 Grant St	0.59mi	3/1.5 (+1)	1,496 (+11%)	19mo	$135,000	$90	31
304 Oak St	0.73mi	3/1.0 (+1)	1,213 (-10%)	23mo	$179,900	$148	26

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

Projected returns pro-forma

6.84% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.2%
• Equity multiple: 2.00×
• Total profit: $45,716
• Equity at exit: $111,881

10-year hold

• IRR: 14.3%
• Equity multiple: 4.05×
• Total profit: $140,209
• Equity at exit: $210,941

Cash invested: $45,920 (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 47993

• Home prices YoY: 2.9%
• Price-to-rent: 13.4×

Monthly cashflow live

• Estimated rent: $1,017 medium
• Mortgage (P&I): −$860
• Tax from tax record: −$29 /mo · $348/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $-154

Break-even live

Break-even rent $1,212

Max offer price $136,824

Occupancy floor —

Sensitivity live

Price	-10% $-61	-5% $-107	+0% $-154	+5% $-200	+10% $-443
Rent	-10% $-234	-5% $-194	+0% $-154	+5% $-114	+10% $-73
Rate	-1.0pp $-71	-0.5pp $-112	base $-154	+0.5pp $-196	+1.0pp $-240

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: $41,000
• Closing costs: $4,920
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-22
   days on market $164,000 Active 69 DOM
2. 2026-06-19
   days on market $164,000 Active 67 DOM
3. 2026-06-18
   days on market $164,000 Active 66 DOM
4. 2026-06-18
   price $164,000 Active 65 DOM
5. 2026-06-17
   days on market $165,000 Active 65 DOM
6. 2026-06-16
   days on market $165,000 Active 64 DOM
7. 2026-06-15
   days on market $165,000 Active 63 DOM
8. 2026-06-14
   days on market $165,000 Active 61 DOM
9. 2026-06-13
   days on market $165,000 Active 60 DOM
10. 2026-06-10
    days on market $165,000 Active 58 DOM
11. 2026-06-09
    days on market $165,000 Active 57 DOM
12. 2026-06-08
    days on market $165,000 Active 56 DOM
13. 2026-06-07
    days on market $165,000 Active 55 DOM
14. 2026-06-03
    days on market $165,000 Active 51 DOM
15. 2026-06-02
    days on market $165,000 Active 50 DOM
16. 2026-06-01
    days on market $165,000 Active 49 DOM
17. 2026-05-31
    days on market $165,000 Active 48 DOM
18. 2026-05-30
    days on market $165,000 Active 47 DOM
19. 2026-05-12
    price $165,500 380-char remark

    Show marketing remark (380 chars)

    Charming 3-bedroom, 1-bath home located in Williamsport offering a functional layout with comfortable living spaces. This home features brand new windows throughout and a fully fenced-in backyard, perfect for added privacy and outdoor use. Conveniently located near local amenities with easy access to main roads, this is a great option for those looking for a place to call home.

20. 2026-05-05
    price $167,500 380-char remark

    Show marketing remark (380 chars)

    Charming 3-bedroom, 1-bath home located in Williamsport offering a functional layout with comfortable living spaces. This home features brand new windows throughout and a fully fenced-in backyard, perfect for added privacy and outdoor use. Conveniently located near local amenities with easy access to main roads, this is a great option for those looking for a place to call home.

21. 2026-04-13
    listed $168,000 Active 380-char remark

    Show marketing remark (380 chars)

    Charming 3-bedroom, 1-bath home located in Williamsport offering a functional layout with comfortable living spaces. This home features brand new windows throughout and a fully fenced-in backyard, perfect for added privacy and outdoor use. Conveniently located near local amenities with easy access to main roads, this is a great option for those looking for a place to call home.

22. 2016-03-24
    soldstatus $55,800
23. 2016-03-07
    soldstatus $55,800 194-char remark

    Show marketing remark (194 chars)

    More affordable than paying rent! 3 bedroom home with 1,344 square feet, lots of kitchen cabinets, nice spacious rooms, 1 car garage, walking distance to school. Currently rented month to month.

24. 2015-10-08
    listed $59,900 194-char remark

    Show marketing remark (194 chars)

    More affordable than paying rent! 3 bedroom home with 1,344 square feet, lots of kitchen cabinets, nice spacious rooms, 1 car garage, walking distance to school. Currently rented month to month.

ⓘ 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: $348 · $29/mo
• Projected year-2 tax: $871 · $73/mo
• Expected delta: +$523/yr (+$44/mo · 150.6%)

ⓘ 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 ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,205
• − Mortgage interest: −$9,187
• − Property taxes: −$348
• − Insurance: −$820
• − Repairs & maintenance: −$976
• − Management: −$976
• − Depreciation: −$4,771
• Taxable loss: −$4,873
• Est. tax savings @ 24.0%: +$1,169
• After-tax cash flow: $-677/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)

No district data.

Livability — Williamsport

• Score: 75/100
• State rank: #59
• US rank: #4014

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Williamsport, IN
• Population (ZIP): 3,667

Population outlook (Warren County) Hauer SSP2

• Today (2025): 7,692 people
• By 2030: 7,331 · -4.7%
• By 2040: 6,581 · -14.4%
• By 2050: 5,853 · -23.9%
• By 2075: 4,692 · -39.0%
• By 2100: 3,985 · -48.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Slovak 3% Portuguese 2% Italian 1%
• Foreign-born: 1%

Political lean MEDSL · Warren

• 2024 margin: Solid R (+57.3) · D 20.6% · R 77.8% · Other 1.6%
• 2008→2024 swing: -47.0pp toward R · 2008: -10.3pp · 2024: -57.3pp
• All cycles: 2024: R+57.3 2020: R+54.3 2016: R+52.5 2012: R+27.7 2008: R+10.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.84%
• Current HPI: 245.607
• 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

+176.3% since first listed

6 events — show timeline

• 2026-05-12 Price Changed $165,500 MIBOR as Distributed by MLS Grid
• 2026-05-05 Price Changed $167,500 MIBOR as Distributed by MLS Grid
• 2026-04-13 Listed $168,000 MIBOR as Distributed by MLS Grid
• 2016-03-24 Sold (Public Records) $55,800 Public Records
• 2016-03-07 Sold (MLS) $55,800 IRMLS
• 2015-10-08 Listed $59,900 IRMLS

Property tax history

-7.4%/yr

Latest (2024): $348 · -2.3% YoY. Source: county tax records.