55175 Moss Rd · Ardmore, IN 46628

$80,500

2 bd · 1.0 ba · 625 sqft · SingleFamily public records · 283 Days on market

Built 1941 7,841 sqft lot $129/sqft · at area comps Est $82k · at est. ↓ 5% since listing

---

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
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +8.4/15.0
• Rent growth +4.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* Seller financing available * Are you looking for your next project? Well, check out this 2-bedroom 1-bathroom with some recent updates done inside and a new septic system installed in May 2025!

Key facts

• 7,841 sq ft lot
• Garage
• Built 1941

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $332 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $71k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• South Bend Community School Corporation (urban): math 12% / reading 21% proficiency, ranked #284 of 301 in IN (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+6.8%/yr); 424 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 754 units permitted in St. Joseph County in 2024 (460 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $557 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.8% rent growth), your $23k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 283 days — a 12% lower offer ($71k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $4k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 283 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 1941 — 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. 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.
6. 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.
7. 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: 1.37% ✓
• Cap rate: 11.24%
• Cash-on-cash: 17.67%
• DSCR: 1.79
• GRM: 6.1

CMA / ARV

• ARV (median comp): $82,149
• List price: $80,500
• Delta: -2.01%
• Verdict: FAIR
• Comps: 17 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
55558 Melrose Ave	0.38mi	2/1.0	640 (+2%)	20mo	$90,000	$141	61

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 · 6.78% rent growth · sell at horizon

5-year hold

• IRR: 13.2%
• Equity multiple: 1.55×
• Total profit: $12,438
• Equity at exit: $12,003

10-year hold

• IRR: 24.8%
• Equity multiple: 3.54×
• Total profit: $57,313
• Equity at exit: $6,960

Cash invested: $22,540 (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 46628

• Rents YoY: 6.8%
• Active inventory: 424
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,099 medium
• Mortgage (P&I): −$422
• Tax from tax record: −$80 /mo · $966/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $332

Break-even live

Break-even rent $679

Max offer price $80,500

Occupancy floor 65%

Sensitivity live

Price	-10% $378	-5% $355	+0% $332	+5% $309	+10% $286
Rent	-10% $245	-5% $289	+0% $332	+5% $375	+10% $419
Rate	-1.0pp $372	-0.5pp $352	base $332	+0.5pp $311	+1.0pp $290

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: $20,125
• Closing costs: $2,415
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3224 Ardmore Trl South Bend, IN	1.0	1.0	675	$864	$1.28	14d	2	1.06mi
202 N Chicago St South Bend, IN	2.0	1.0	720	$1,055	$1.47	45d	1	1.17mi
4510 W Washington St South Bend, IN	2.0	1.0	720	$1,039	$1.44	45d	1	1.20mi
2823 Calhoun St South Bend, IN	2.0	1.0	720	$1,249	$1.73	45d	1	1.31mi

Listing history 8 events

1. 2026-05-18
   status Pending 196-char remark

   Show marketing remark (196 chars)

   * Seller financing available * Are you looking for your next project? Well, check out this 2-bedroom 1-bathroom with some recent updates done inside and a new septic system installed in May 2025!

2. 2026-05-07
   status Active 196-char remark

   Show marketing remark (196 chars)

   * Seller financing available * Are you looking for your next project? Well, check out this 2-bedroom 1-bathroom with some recent updates done inside and a new septic system installed in May 2025!

3. 2026-05-07
   historical 196-char remark

   Show marketing remark (196 chars)

   * Seller financing available * Are you looking for your next project? Well, check out this 2-bedroom 1-bathroom with some recent updates done inside and a new septic system installed in May 2025!

4. 2026-04-14
   status Active 196-char remark

   Show marketing remark (196 chars)

   * Seller financing available * Are you looking for your next project? Well, check out this 2-bedroom 1-bathroom with some recent updates done inside and a new septic system installed in May 2025!

5. 2026-03-11
   status Active 196-char remark

   Show marketing remark (196 chars)

   * Seller financing available * Are you looking for your next project? Well, check out this 2-bedroom 1-bathroom with some recent updates done inside and a new septic system installed in May 2025!

6. 2026-02-21
   price $80,500 196-char remark

   Show marketing remark (196 chars)

   * Seller financing available * Are you looking for your next project? Well, check out this 2-bedroom 1-bathroom with some recent updates done inside and a new septic system installed in May 2025!

7. 2025-10-02
   price $81,500 196-char remark

   Show marketing remark (196 chars)

   * Seller financing available * Are you looking for your next project? Well, check out this 2-bedroom 1-bathroom with some recent updates done inside and a new septic system installed in May 2025!

8. 2025-08-09
   listed $85,000 Active 196-char remark

   Show marketing remark (196 chars)

   * Seller financing available * Are you looking for your next project? Well, check out this 2-bedroom 1-bathroom with some recent updates done inside and a new septic system installed in May 2025!

ⓘ 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: $966 · $80/mo
• Projected year-2 tax: $966 · $80/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 2/10 Low 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,186
• − Mortgage interest: −$4,509
• − Property taxes: −$966
• − Insurance: −$402
• − Repairs & maintenance: −$1,055
• − Management: −$1,055
• − Depreciation: −$2,342
• Taxable income: $2,857
• Est. tax owed @ 24.0%: −$686
• After-tax cash flow: $3,297/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: South Bend Community School Corporation
• NCES district ID: 1810290
• Math proficiency: 12% ▼ -10.00%
• Reading proficiency: 21% ▼ -6.00%
• Median HH income: $41,935
• Composite: 14.21/100
• National rank: #9452
• State rank: #284 of 301 in IN

Livability — Ardmore

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Ardmore, IN
• County: Saint Joseph County · 189,048 people
• Metro: South Bend-Mishawaka, IN-MI
• Population (ZIP): 27,685
• Household income: $61,759
• Rent vs Own: 31.6% rent · 68.4% own
• Severe rent burden: 1024.0

Population outlook (St. Joseph County) Hauer SSP2

• Today (2025): 273,186 people
• By 2030: 273,594 · +0.1%
• By 2040: 271,641 · -0.6%
• By 2050: 269,187 · -1.5%
• By 2075: 263,136 · -3.7%
• By 2100: 245,659 · -10.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 55% Black 30% Hispanic / Latino 10% Two or more races 8%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Romanian 12% Lithuanian 1% Slovak 1%
• Foreign-born: 7% · Canada, China
• Languages at home: 89% English-only · Spanish 7% Russian/Polish/Slavic 1%

Political lean MEDSL · St. Joseph

• 2024 margin: Toss-up / Even · D 50.0% · R 48.5% · Other 1.5%
• 2008→2024 swing: -15.6pp toward R · 2008: 17.1pp · 2024: 1.5pp
• All cycles: 2024: D+1.5 2020: D+5.8 2016: D+0.2 2012: D+3.5 2008: D+17.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -130.47%
• Current HPI: 202.112
• Rent YoY: ▲ 6.78%
• Metro: South Bend-Mishawaka, IN-MI
• 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

-5.3% since first listed

8 events — show timeline

• 2026-05-18 Pending — IRMLS
• 2026-05-07 Relisted — IRMLS
• 2026-05-07 Delisted — IRMLS
• 2026-04-14 Relisted — IRMLS
• 2026-03-11 Relisted — IRMLS
• 2026-02-21 Price Changed $80,500 IRMLS
• 2025-10-02 Price Changed $81,500 IRMLS
• 2025-08-09 Listed $85,000 IRMLS

Property tax history

-2.1%/yr

Latest (2023): $966 · -32.9% YoY. Source: county tax records.