6450 N State 545 Rd · Dubois, IN 47527

$249,700

3 bd · 2.0 ba · 1,524 sqft · SingleFamily public records · 62 Days on market

Built 1969 2.00 ac lot $164/sqft · 62% above area Est $348k · 28% under

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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).

• ARV discount +15.0/15.0
• Appreciation +9.0/10.0
• Cash flow +5.4/30.0
• Schools +4.5/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

A couple acres, just outside of town. This updated, bi level home is ready to go. Upstairs you have hardwood floors in dining room and kitchen, that includes a new gas stove. There are 3 bedrooms, with newer carpet throughout, a large living room and an additional sun/rec room. On the lower portion, there is a full bathroom, a game room and a large gathering area with a Buck Stove wood burner. Also is a 2 car/attached garage. The home sits on 2 acres with room for a garden, outbuilding, or anything you wish. New carpet, paint, gas stove, water heater, refrigerator, and septic/raised bed. Furnace and A/C is 5 yrs old and B-Dry system through out basement.

Key facts

• Sun rec room
• B-dry system
• Gas stove

Tags

• HARDWOOD FLOORS
• GAS STOVE
• SUN REC ROOM
• GAME ROOM
• BUCK STOVE WOOD BURNER
• B-DRY SYSTEM

Property features AI

Exterior

• Parking: Attached off-street garage with 2 spaces
• Utilities: Public water; Septic tank sewer
• Home design: Single-family site-built home; Residential property
• Construction: Vinyl siding
• Exterior features: Irregular lot on rolling slope; 2-acre lot

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Wood-burning fireplace (1)
• Laundry & utility: Laundry located on lower level; Finished basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-543 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $154k (38.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (51.0% below list).
• Recommended offer: $122k (51.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 55/100 on livability (#633 in IN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: health & safety C-, amenities F, commute F.
• Northeast Dubois County School Corporation (rural): math 56% / reading 48% proficiency, ranked #40 of 301 in IN (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 17% free/reduced lunch — higher-income household profile.
• Zoned schools: Northeast Dubois Elementary School (235 students, 29% FRL); Northeast Dubois Intermediate School (math 62% / reading 42%, grade C-, #237 of 994 statewide, top 26%, 231 students, 28% FRL); Northeast Dubois Jr/Sr High School (math 47% / reading 57%, grade D+, #106 of 369 statewide, top 31%, 368 students, 25% FRL).
• Market conditions: 14 active listings in the ZIP; 197 units permitted in Dubois County in 2024 (20 in 5+ unit buildings).

Forward outlook

• In year one you build about $22k of equity ($2k loan paydown + $20k appreciation (8.0% local appreciation)).
• Dubois County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $200k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,426 (51.0% 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 62 days. Have you received any prior offers? Is the seller open to a 51% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — 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. 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?
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: 0.49% ✗
• Cap rate: 3.68%
• Cash-on-cash: -9.32%
• DSCR: 0.59
• GRM: 17.0

CMA / ARV

• ARV (median comp): $348,134
• List price: $249,700
• Delta: -28.27%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6730 N State Road 545	0.45mi	3/1.0	1,584 (+4%)	13mo	$190,000	$120	57

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

Projected returns pro-forma

7.99% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.0%
• Equity multiple: 1.97×
• Total profit: $68,029
• Equity at exit: $189,567

10-year hold

• IRR: 13.2%
• Equity multiple: 4.19×
• Total profit: $222,838
• Equity at exit: $376,159

Cash invested: $69,916 (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 47527

• Home prices YoY: 3.8%
• Active inventory: 14
• Price-to-rent: 17.0×

Monthly cashflow live

• Estimated rent: $1,224 medium
• Mortgage (P&I): −$1,309
• Tax from tax record: −$97 /mo · $1,161/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $-543

Break-even live

Break-even rent $1,912

Max offer price $153,758

Occupancy floor —

Sensitivity live

Price	-10% $-402	-5% $-472	+0% $-543	+5% $-614	+10% $-684
Rent	-10% $-640	-5% $-591	+0% $-543	+5% $-495	+10% $-446
Rate	-1.0pp $-417	-0.5pp $-480	base $-543	+0.5pp $-608	+1.0pp $-674

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: $62,425
• Closing costs: $7,491
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-22
   days on market $249,700 Active 62 DOM
2. 2026-06-19
   days on market $249,700 Active 59 DOM
3. 2026-06-18
   days on market $249,700 Active 58 DOM
4. 2026-06-17
   days on market $249,700 Active 57 DOM
5. 2026-06-16
   days on market $249,700 Active 56 DOM
6. 2026-06-15
   days on market $249,700 Active 55 DOM
7. 2026-06-14
   days on market $249,700 Active 53 DOM
8. 2026-06-12
   days on market $249,700 Active 52 DOM
9. 2026-06-09
   days on market $249,700 Active 49 DOM
10. 2026-06-08
    days on market $249,700 Active 48 DOM
11. 2026-06-07
    days on market $249,700 Active 47 DOM
12. 2026-06-05
    days on market $249,700 Active 45 DOM
13. 2026-06-04
    days on market $249,700 Active 43 DOM
14. 2026-06-02
    days on market $249,700 Active 42 DOM
15. 2026-06-01
    days on market $249,700 Active 41 DOM
16. 2026-05-31
    days on market $249,700 Active 40 DOM
17. 2026-05-31
    days on market $249,700 Active 39 DOM
18. 2026-05-18
    price $249,700 1245-char remark
19. 2026-04-21
    listed $254,700 Active 1245-char remark
20. 2020-11-24
    soldstatus $199,500 662-char remark

    Show marketing remark (662 chars)

    A couple acres, just outside of town. This updated, bi level home is ready to go. Upstairs you have hardwood floors in dining room and kitchen, that includes a new gas stove. There are 3 bedrooms, with newer carpet throughout, a large living room and an additional sun/rec room. On the lower portion, there is a full bathroom, a game room and a large gathering area with a Buck Stove wood burner. Also is a 2 car/attached garage. The home sits on 2 acres with room for a garden, outbuilding, or anything you wish. New carpet, paint, gas stove, water heater, refrigerator, and septic/raised bed. Furnace and A/C is 5 yrs old and B-Dry system through out basement.

21. 2020-09-16
    listed $199,500 662-char remark

    Show marketing remark (662 chars)

    A couple acres, just outside of town. This updated, bi level home is ready to go. Upstairs you have hardwood floors in dining room and kitchen, that includes a new gas stove. There are 3 bedrooms, with newer carpet throughout, a large living room and an additional sun/rec room. On the lower portion, there is a full bathroom, a game room and a large gathering area with a Buck Stove wood burner. Also is a 2 car/attached garage. The home sits on 2 acres with room for a garden, outbuilding, or anything you wish. New carpet, paint, gas stove, water heater, refrigerator, and septic/raised bed. Furnace and A/C is 5 yrs old and B-Dry system through out basement.

ⓘ 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: $1,161 · $97/mo
• Projected year-2 tax: $1,642 · $137/mo
• Expected delta: +$481/yr (+$40/mo · 41.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,691
• − Mortgage interest: −$13,987
• − Property taxes: −$1,161
• − Insurance: −$1,248
• − Repairs & maintenance: −$1,175
• − Management: −$1,175
• − Depreciation: −$7,264
• Taxable loss: −$11,320
• Est. tax savings @ 24.0%: +$2,717
• After-tax cash flow: $-3,800/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: Northeast Dubois County School Corporation
• NCES district ID: 1808120
• Math proficiency: 56% ▼ -5.00%
• Reading proficiency: 48% ▼ -3.00%
• Median HH income: $54,828
• Composite: 44.95/100
• National rank: #2707
• State rank: #40 of 301 in IN

Livability — Dubois

• Score: 55/100
• State rank: #633
• US rank: #23626

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,230

Population outlook (Dubois County) Hauer SSP2

• Today (2025): 43,036 people
• By 2030: 43,079 · +0.1%
• By 2040: 42,531 · -1.2%
• By 2050: 40,762 · -5.3%
• By 2075: 36,227 · -15.8%
• By 2100: 28,083 · -34.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 4% Black 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Dubois

• 2024 margin: Solid R (+42.2) · D 27.8% · R 70.0% · Other 2.2%
• 2008→2024 swing: -38.0pp toward R · 2008: -4.2pp · 2024: -42.2pp
• All cycles: 2024: R+42.2 2020: R+40.1 2016: R+40.0 2012: R+27.7 2008: R+4.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.99%
• Current HPI: 216.4058
• 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

+25.2% since first listed

4 events — show timeline

• 2026-05-18 Price Changed $249,700 IRMLS
• 2026-04-21 Listed $254,700 IRMLS
• 2020-11-24 Sold (MLS) $199,500 IRMLS
• 2020-09-16 Listed $199,500 IRMLS

Property tax history

+1.5%/yr

Latest (2024): $1,161 · -22.5% YoY. Source: county tax records.