440 Himes St · Huntington, IN 46750

$100,000

3 bd · 1.0 ba · 1,150 sqft · SingleFamily public records · 6 Days on market

Built 1950 6,600 sqft lot Est $164k · 39% 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 +21.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +5.6/10.0
• Livability +3.5/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor Special with Great Potential in a Prime Huntington Location! Backs up to Huntington University! This 1,150-square-foot home offers an excellent opportunity for investors, flippers, or a handy buyer looking to build equity. The home features New Ceilings, Vinyl Siding, and is ready for its next chapter. Provides the perfect opportunity to customize the home to your taste. The current furnace provides heat to the living room and hallway. With its desirable location near schools, the university, and local amenities, this property offers tremendous potential for a renovation project, rental investment, or owner-occupant willing to put in some sweat equity. Perfect for the handy person

Key facts

• New ceilings
• Vinyl siding
• 6,600 sq ft lot

Tags

• NEW CEILINGS
• VINYL SIDING

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Site-built home; Single-story
• Construction: Vinyl siding; Slab foundation; Built as site-built construction
• Exterior features: Chain link fencing; Lake access/near a lake

Interior

• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating; Window cooling units
• Interior features: Therapeutic whirlpool; Total of 5 rooms
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $141 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 8.0% vs local median 4.3% in Huntington — 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 69/100 on livability (#193 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, employment D, amenities F.
• Huntington County Community School Corporation (rural): math 34% / reading 39% proficiency, ranked #176 of 301 in IN (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Flint Springs Elementary (math 35% / reading 38%, grade F, #571 of 994 statewide, top 58%, 461 students, 55% FRL); Crestview Middle School (math 28% / reading 38%, grade F, #180 of 330 statewide, top 56%, 606 students, 47% FRL); Huntington North High School (math 30% / reading 55%, grade F, #195 of 369 statewide, top 53%, 1,424 students, 42% FRL).
• Market conditions: 112 active listings in the ZIP; 79 units permitted in Huntington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Huntington County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $100,000

Questions for the listing agent

1. Built in 1950 — 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 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?
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: 1.06% ✓
• Cap rate: 7.99%
• Cash-on-cash: 6.06%
• DSCR: 1.27
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $164,450
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
471 Himes St	0.03mi	2/1.0 (-1)	1,104 (-4%)	3mo	$159,900	$145	85
602 Opal St	0.11mi	3/1.0	1,117 (-3%)	7mo	$197,500	$177	84
1720 Canfield St	0.45mi	3/1.0	1,179 (+2%)	2mo	$180,000	$153	74
735 Ruth St	0.17mi	2/2.0 (-1)	1,196 (+4%)	7mo	$170,000	$142	71
1761 Canfield St	0.46mi	3/2.0	1,118 (-3%)	0mo	$144,200	$129	70
420 Himes St	0.03mi	4/1.5 (+1)	1,012 (-12%)	7mo	$142,500	$141	66
461 Himes St	0.03mi	2/1.0 (-1)	1,000 (-13%)	11mo	$160,000	$160	63
1540 Freedom St	0.46mi	2/2.0 (-1)	1,091 (-5%)	4mo	$161,000	$148	57
1739 Stults Rd	0.55mi	2/1.0 (-1)	1,256 (+9%)	1mo	$46,750	$37	53
1528 Canfield St	0.51mi	2/1.0 (-1)	1,080 (-6%)	12mo	$135,000	$125	51
902 E Tipton St	0.62mi	2/1.0 (-1)	1,024 (-11%)	1mo	$146,500	$143	47
805 E Tipton St	0.65mi	3/1.0	1,310 (+14%)	11mo	$159,900	$122	37

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: -6.9%
• Equity multiple: 0.74×
• Total profit: $-7,183
• Equity at exit: $14,910

10-year hold

• IRR: 2.7%
• Equity multiple: 1.19×
• Total profit: $5,416
• Equity at exit: $8,646

Cash invested: $28,000 (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 46750

• Home prices YoY: -33.0%
• Active inventory: 112
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,061 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$130 /mo · $1,566/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $141

Break-even live

Break-even rent $882

Max offer price $100,000

Occupancy floor 82%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-13
   status $100,000 Pending 6 DOM
2. 2026-06-12
   days on market $100,000 Active 6 DOM
3. 2026-06-09
   days on market $100,000 Active 3 DOM
4. 2026-06-08
   days on market $100,000 Active 2 DOM
5. 2026-06-07
   remarks 699-char remark
6. 2026-06-07
   listed $100,000 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: $1,566 · $130/mo
• Projected year-2 tax: $1,566 · $130/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 3/10 Moderate 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,728
• − Mortgage interest: −$5,602
• − Property taxes: −$1,566
• − Insurance: −$500
• − Repairs & maintenance: −$1,018
• − Management: −$1,018
• − Depreciation: −$2,909
• Taxable income: $115
• Est. tax owed @ 24.0%: −$28
• After-tax cash flow: $1,669/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: Huntington County Community School Corporation
• NCES district ID: 1804710
• Math proficiency: 34% ▼ -6.00%
• Reading proficiency: 39% ▼ -10.00%
• Median HH income: $47,010
• Composite: 31.29/100
• National rank: #6013
• State rank: #176 of 301 in IN

Livability — Huntington

• Score: 69/100
• State rank: #193
• US rank: #8771

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Huntington, IN
• City population: 27,341
• Population (ZIP): 27,341

Population outlook (Huntington County) Hauer SSP2

• Today (2025): 35,613 people
• By 2030: 34,759 · -2.4%
• By 2040: 32,682 · -8.2%
• By 2050: 30,495 · -14.4%
• By 2075: 26,298 · -26.2%
• By 2100: 22,653 · -36.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 3% Two or more races 2% Black 1%
• Common ancestry: Italian 2% Slovak 2% Romanian 2%
• Foreign-born: 2% · China, Canada
• Languages at home: 96% English-only · Spanish 2% Chinese 1% German/W. Germanic 1%

Political lean MEDSL · Huntington

• 2024 margin: Solid R (+48.4) · D 24.9% · R 73.3% · Other 1.8%
• 2008→2024 swing: -21.2pp toward R · 2008: -27.2pp · 2024: -48.4pp
• All cycles: 2024: R+48.4 2020: R+49.9 2016: R+51.0 2012: R+39.8 2008: R+27.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -106.89%
• Current HPI: 216.5969
• 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

1 event — show timeline

• 2026-06-07 Listed $100,000 IRMLS

Property tax history

+14.8%/yr

Latest (2024): $1,566 · +0.0% YoY. Source: county tax records.