5125 Broadway St · Coatesville, IN 46121

$50,000

2 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 23 Days on market

Built 1970 7,187 sqft lot $47/sqft · 69% below area

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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
• Schools +4.4/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover the potential with over 1,000 sq. ft. , two bedrooms and one and a half bathrooms. This single-story residence offers a functional layout for a variety of lifestyles. Large back yard for all your entertaining needs.

Key facts

• Large back yard
• 7,187 sq ft lot
• Built 1970

Tags

• LARGE BACK YARD

Property features AI

Finance

• Other: Corner city lot with sidewalks and mature/small trees; Lot size approximately 0.17 acres

Exterior

• Utilities: Private water; Community sewer; No solid waste service listed
• Home design: Single-family residence; Residential property in fixer condition; One level
• Construction: Aluminum and wood siding; Crawl space foundation
• Exterior features: Covered porch; Deck; Screened porch

Interior

• Kitchen: No appliances listed
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bath on the main level; 1 half bath on the main level
• Heating & cooling: Forced air heating; No cooling listed
• Interior features: Living room (formal); Utility room; No built-in appliances listed
• Laundry & utility: Main-level utility room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $850 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#621 in IN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D, schools F, amenities F.
• Mill Creek Community School Corporation (rural): math 47% / reading 54% proficiency, ranked #43 of 301 in IN (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 74 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,294 units permitted in Hendricks County in 2024 (18 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Hendricks County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% 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 23 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.

Recommended offer $49,250 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — 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. 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?
4. 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.
5. 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.
6. 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: 3.00% ✓
• Cap rate: 26.69%
• Cash-on-cash: 72.84%
• DSCR: 4.24
• GRM: 2.8

CMA / ARV

• ARV (median comp): $161,770
• List price: $50,000
• Delta: -69.09%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8083 Walnut St	0.16mi	2/1.0	1,098 (+4%)	5mo	$95,000	$87	82
7928 Vontress St	0.10mi	2/2.0	1,020 (-3%)	9mo	$197,500	$194	79
8293 Water St	0.40mi	3/1.0 (+1)	1,056 (0%)	11mo	$205,000	$194	68

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: 72.6%
• Equity multiple: 4.29×
• Total profit: $46,042
• Equity at exit: $7,455

10-year hold

• IRR: 76.4%
• Equity multiple: 8.85×
• Total profit: $109,856
• Equity at exit: $4,323

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 46121

• Home prices YoY: -15.2%
• Active inventory: 74
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$52 /mo · $625/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $850

Break-even live

Break-even rent $424

Max offer price $50,000

Occupancy floor 38%

Sensitivity live

Price	-10% $878	-5% $864	+0% $850	+5% $836	+10% $822
Rent	-10% $731	-5% $791	+0% $850	+5% $909	+10% $968
Rate	-1.0pp $875	-0.5pp $863	base $850	+0.5pp $837	+1.0pp $824

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: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8269 Main St Coatesville, IN	2.0	2.5	1200	$1,500	$1.25	2d	1	0.37mi

Listing history 6 events

1. 2026-06-05
   days on market $50,000 Active 23 DOM
2. 2026-06-03
   days on market $50,000 Active 22 DOM
3. 2026-06-02
   days on market $50,000 Active 21 DOM
4. 2026-06-01
   days on market $50,000 Active 20 DOM
5. 2026-05-31
   days on market $50,000 Active 19 DOM
6. 2026-05-12
   listed $50,000 Active 223-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: $625 · $52/mo
• Projected year-2 tax: $625 · $52/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 ≥102°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,000
• − Mortgage interest: −$2,801
• − Property taxes: −$625
• − Insurance: −$250
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$1,455
• Taxable income: $9,989
• Est. tax owed @ 24.0%: −$2,397
• After-tax cash flow: $7,801/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: Mill Creek Community School Corporation
• NCES district ID: 1806660
• Math proficiency: 47% ▼ -17.00%
• Reading proficiency: 54% ▼ -10.00%
• Median HH income: $59,598
• Composite: 44.09/100
• National rank: #2872
• State rank: #43 of 301 in IN

Livability — Coatesville

• Score: 56/100
• State rank: #621
• US rank: #22863

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coatesville, IN
• Population (ZIP): 5,153

Population outlook (Hendricks County) Hauer SSP2

• Today (2025): 187,418 people
• By 2030: 201,494 · +7.5%
• By 2040: 228,487 · +21.9%
• By 2050: 253,068 · +35.0%
• By 2075: 308,920 · +64.8%
• By 2100: 336,510 · +79.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Italian 8% Serbian 2% Romanian 1%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 97% English-only · Spanish 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Hendricks

• 2024 margin: Strong R (+21.5) · D 38.4% · R 59.9% · Other 1.7%
• 2008→2024 swing: +1.9pp toward D · 2008: -23.4pp · 2024: -21.5pp
• All cycles: 2024: R+21.5 2020: R+23.9 2016: R+34.2 2012: R+34.9 2008: R+23.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -42.87%
• Current HPI: 238.8271
• 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

2 events — show timeline

• 2026-06-05 Listing Removed — MIBOR as Distributed by MLS Grid
• 2026-05-12 Listed $50,000 MIBOR as Distributed by MLS Grid

Property tax history

+11.5%/yr

Latest (2025): $625 · +252.3% YoY. Source: county tax records.