114 S Lincoln St · Oakland City, IN 47660

$69,900

3 bd · 2.0 ba · 1,669 sqft · SingleFamily public records · 178 Days on market

Built 1923 6,534 sqft lot $42/sqft · 51% 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 3 Bedroom, 2 Bath Home Offers 1669 Sq. Ft. , Large Rooms, with Updated Kitchen, Baths, Flooring and Lighting. Relax on the Front Porch While the Day Goes By. Selling "As Is".

Key facts

• 6,534 sq ft lot
• Built 1923
• Listed 178 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $464 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#349 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, schools D-, amenities F.
• East Gibson School Corporation (town): math 40% / reading 35% proficiency, ranked #171 of 301 in IN (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 24 active listings in the ZIP; 167 units permitted in Gibson County in 2024 (68 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($483 loan paydown + $7k appreciation (10.0% local appreciation)).
• Gibson County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, 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 178 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $95k (58%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.
• 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 $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 178 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1923 — 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. 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?
6. 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.
7. 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.
8. 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: 1.72% ✓
• Cap rate: 14.25%
• Cash-on-cash: 28.43%
• DSCR: 2.27
• GRM: 4.8

CMA / ARV

• ARV (median comp): $142,858
• List price: $69,900
• Delta: -51.07%
• 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
114 S Lincoln St	0.01mi	3/2.0	1,669 (0%)	0mo	$51,500	$31	99
510 W Washington St	0.46mi	3/1.5	1,680 (+1%)	8mo	$75,000	$45	68
418 W Columbia St	0.45mi	3/1.0	1,664 (-0%)	8mo	$180,000	$108	68
219 W Cherry St	0.47mi	4/2.5 (+1)	1,644 (-2%)	11mo	$190,000	$116	59
114 E Mill St	0.35mi	4/2.0 (+1)	1,500 (-10%)	4mo	$166,500	$111	59
131 W Oak St	0.33mi	3/2.0	1,450 (-13%)	9mo	$196,000	$135	56
312 W Columbia St	0.39mi	3/1.0	1,845 (+10%)	10mo	$207,500	$112	52
315 W Columbia St	0.40mi	3/2.0	1,775 (+6%)	23mo	$179,900	$101	52
215 S Main St	0.29mi	3/1.0	1,893 (+13%)	12mo	$102,000	$54	50
794 S 1225 E	0.56mi	4/2.0 (+1)	1,816 (+9%)	5mo	$156,000	$86	50
914 N Polk Dr	0.74mi	3/1.5	1,508 (-10%)	23mo	$168,000	$111	28

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 45.8%
• Equity multiple: 4.46×
• Total profit: $67,626
• Equity at exit: $62,971

10-year hold

• IRR: 39.8%
• Equity multiple: 9.99×
• Total profit: $175,960
• Equity at exit: $135,800

Cash invested: $19,572 (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 47660

• Home prices YoY: 7.7%
• Active inventory: 24
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,202 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$90 /mo · $1,085/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $464

Break-even live

Break-even rent $615

Max offer price $69,900

Occupancy floor 56%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-05-18
   status Pending 189-char remark

   Show marketing remark (189 chars)

   This 3 Bedroom, 2 Bath Home Offers 1669 Sq. Ft. , Large Rooms, with Updated Kitchen, Baths, Flooring and Lighting. Relax on the Front Porch While the Day Goes By. Selling "As Is".

2. 2026-04-28
   price $69,900 189-char remark

   Show marketing remark (189 chars)

   This 3 Bedroom, 2 Bath Home Offers 1669 Sq. Ft. , Large Rooms, with Updated Kitchen, Baths, Flooring and Lighting. Relax on the Front Porch While the Day Goes By. Selling "As Is".

3. 2026-04-01
   price $99,900 189-char remark

   Show marketing remark (189 chars)

   This 3 Bedroom, 2 Bath Home Offers 1669 Sq. Ft. , Large Rooms, with Updated Kitchen, Baths, Flooring and Lighting. Relax on the Front Porch While the Day Goes By. Selling "As Is".

4. 2026-02-27
   price $124,900 189-char remark

   Show marketing remark (189 chars)

   This 3 Bedroom, 2 Bath Home Offers 1669 Sq. Ft. , Large Rooms, with Updated Kitchen, Baths, Flooring and Lighting. Relax on the Front Porch While the Day Goes By. Selling "As Is".

5. 2026-01-25
   price $144,900 189-char remark

   Show marketing remark (189 chars)

   This 3 Bedroom, 2 Bath Home Offers 1669 Sq. Ft. , Large Rooms, with Updated Kitchen, Baths, Flooring and Lighting. Relax on the Front Porch While the Day Goes By. Selling "As Is".

6. 2026-01-07
   price $149,900 189-char remark

   Show marketing remark (189 chars)

   This 3 Bedroom, 2 Bath Home Offers 1669 Sq. Ft. , Large Rooms, with Updated Kitchen, Baths, Flooring and Lighting. Relax on the Front Porch While the Day Goes By. Selling "As Is".

7. 2025-11-20
   listed $164,900 Active 189-char remark

   Show marketing remark (189 chars)

   This 3 Bedroom, 2 Bath Home Offers 1669 Sq. Ft. , Large Rooms, with Updated Kitchen, Baths, Flooring and Lighting. Relax on the Front Porch While the Day Goes By. Selling "As Is".

8. 2023-06-30
   soldstatus $160,000 Closed 629-char remark

   Show marketing remark (629 chars)

   The functional floor plan features a contemporary interior and large entertainment spaces. There are 2 first-floor bedrooms and a flow-through living area. It contains a recently remodeled kitchen with new appliances and laminate countertops. The whole upper level consist of the main suite with an an-suite bathroom. All the bathrooms have been recently renovated and come equipped with a walk-in shower and waterproof vinyl flooring. The waterproof floors continue throughout. This property has a well maintained backyard which includes a wooden deck. A great place to unwind. Property is in a quiet area of Columbia Township.

9. 2023-06-23
   soldstatus $160,000
10. 2023-05-19
    status Pending 629-char remark

    Show marketing remark (629 chars)

    The functional floor plan features a contemporary interior and large entertainment spaces. There are 2 first-floor bedrooms and a flow-through living area. It contains a recently remodeled kitchen with new appliances and laminate countertops. The whole upper level consist of the main suite with an an-suite bathroom. All the bathrooms have been recently renovated and come equipped with a walk-in shower and waterproof vinyl flooring. The waterproof floors continue throughout. This property has a well maintained backyard which includes a wooden deck. A great place to unwind. Property is in a quiet area of Columbia Township.

11. 2023-05-12
    price $160,000 629-char remark

    Show marketing remark (629 chars)

    The functional floor plan features a contemporary interior and large entertainment spaces. There are 2 first-floor bedrooms and a flow-through living area. It contains a recently remodeled kitchen with new appliances and laminate countertops. The whole upper level consist of the main suite with an an-suite bathroom. All the bathrooms have been recently renovated and come equipped with a walk-in shower and waterproof vinyl flooring. The waterproof floors continue throughout. This property has a well maintained backyard which includes a wooden deck. A great place to unwind. Property is in a quiet area of Columbia Township.

12. 2023-04-11
    price $170,000 629-char remark

    Show marketing remark (629 chars)

    The functional floor plan features a contemporary interior and large entertainment spaces. There are 2 first-floor bedrooms and a flow-through living area. It contains a recently remodeled kitchen with new appliances and laminate countertops. The whole upper level consist of the main suite with an an-suite bathroom. All the bathrooms have been recently renovated and come equipped with a walk-in shower and waterproof vinyl flooring. The waterproof floors continue throughout. This property has a well maintained backyard which includes a wooden deck. A great place to unwind. Property is in a quiet area of Columbia Township.

13. 2023-03-10
    listed $180,000 Active 629-char remark

    Show marketing remark (629 chars)

    The functional floor plan features a contemporary interior and large entertainment spaces. There are 2 first-floor bedrooms and a flow-through living area. It contains a recently remodeled kitchen with new appliances and laminate countertops. The whole upper level consist of the main suite with an an-suite bathroom. All the bathrooms have been recently renovated and come equipped with a walk-in shower and waterproof vinyl flooring. The waterproof floors continue throughout. This property has a well maintained backyard which includes a wooden deck. A great place to unwind. Property is in a quiet area of Columbia Township.

14. 2022-09-29
    soldstatus $25,000
15. 2019-02-05
    soldstatus $1,900
16. 2018-10-24
    listed $2,900

ⓘ 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: $1,085 · $90/mo
• Projected year-2 tax: $1,085 · $90/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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,428
• − Mortgage interest: −$3,915
• − Property taxes: −$1,085
• − Insurance: −$350
• − Repairs & maintenance: −$1,154
• − Management: −$1,154
• − Depreciation: −$2,033
• Taxable income: $4,736
• Est. tax owed @ 24.0%: −$1,137
• After-tax cash flow: $4,428/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: East Gibson School Corporation
• NCES district ID: 1802940
• Math proficiency: 40% ▼ -5.00%
• Reading proficiency: 35% ▼ -6.00%
• Median HH income: $42,426
• Composite: 31.73/100
• National rank: #5908
• State rank: #171 of 301 in IN

Livability — Oakland City

• Score: 65/100
• State rank: #349
• US rank: #13364

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oakland City, IN
• Population (ZIP): 4,819

Population outlook (Gibson County) Hauer SSP2

• Today (2025): 33,671 people
• By 2030: 33,409 · -0.8%
• By 2040: 32,364 · -3.9%
• By 2050: 30,453 · -9.6%
• By 2075: 24,610 · -26.9%
• By 2100: 16,217 · -51.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 2% Black 2%
• Common ancestry: Lithuanian 2% Serbian 2% Scottish 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Gibson

• 2024 margin: Solid R (+51.4) · D 23.4% · R 74.8% · Other 1.8%
• 2008→2024 swing: -38.2pp toward R · 2008: -13.2pp · 2024: -51.4pp
• All cycles: 2024: R+51.4 2020: R+48.2 2016: R+47.6 2012: R+31.0 2008: R+13.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 16.71%
• Current HPI: 234.1104
• 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

+2310.3% since first listed

16 events — show timeline

• 2026-05-18 Pending — IRMLS
• 2026-04-28 Price Changed $69,900 IRMLS
• 2026-04-01 Price Changed $99,900 IRMLS
• 2026-02-27 Price Changed $124,900 IRMLS
• 2026-01-25 Price Changed $144,900 IRMLS
• 2026-01-07 Price Changed $149,900 IRMLS
• 2025-11-20 Listed $164,900 IRMLS
• 2023-06-30 Sold (MLS) $160,000 IRMLS
• 2023-06-23 Sold (Public Records) $160,000 Public Records
• 2023-05-19 Pending — IRMLS
• 2023-05-12 Price Changed $160,000 IRMLS
• 2023-04-11 Price Changed $170,000 IRMLS
• 2023-03-10 Listed $180,000 IRMLS
• 2022-09-29 Sold (Public Records) $25,000 Public Records
• 2019-02-05 Sold (MLS) $1,900 IRMLS
• 2018-10-24 Listed $2,900 IRMLS

Property tax history

-2.8%/yr

Latest (2024): $1,085 · +106.6% YoY. Source: county tax records.