2177 E Cumberland Rd · Dublin, IN 47327

$114,900

4 bd · 2.0 ba · 1,608 sqft · SingleFamily · 53 Days on market

Built 1860 Good condition Est $185k · 38% under

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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 +21.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +5.6/10.0
• Appreciation +4.5/10.0
• Condition / age +3.8/5.0
• Livability +3.1/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0

Listing remarks

Welcome home to this beautifully remodeled gem in the heart of historic Dublin! This spacious property offers 4 comfortable bedrooms and 2 full bathrooms, including one with a convenient walk-in shower for easy accessibility. Step into the large, inviting kitchen complete with appliances—perfect for cooking, entertaining, and gathering with family and friends. The home features fresh paint throughout and new flooring in most rooms, giving it a clean, modern feel while maintaining its charm. Outside, you’ll find a great fenced-in backyard—ideal for kids, pets, or outdoor entertaining—as well as a spacious 2-car detached garage for added storage and convenience. Situat

Key facts

• Newer roof
• Updated mechanicals
• Fenced-in backyard

Tags

• LARGE INVITING KITCHEN
• FENCED-IN BACKYARD
• PRIME LOCATION
• NEWER ROOF
• UPDATED MECHANICALS

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; 2 stories
• Construction: Vinyl siding
• Exterior features: Chain link fence; Metal and shingle roof

Interior

• Kitchen: Dishwasher; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Dishwasher; Refrigerator; Electric water heater; Basement
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $115k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $169 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $111k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#481 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety C-, crime D+.
• Western Wayne Schools (town): math 25% / reading 41% proficiency, ranked #215 of 301 in IN (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Western Wayne Elementary School (math 27% / reading 42%, grade F, #597 of 994 statewide, top 63%, 347 students, 57% FRL).
• Market conditions: 24 active listings in the ZIP; 38 units permitted in Wayne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-0.9%/yr); year-one equity from $794 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Wayne County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.9% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1860 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $111,453 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1860 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.06% ✓
• Cap rate: 8.05%
• Cash-on-cash: 6.29%
• DSCR: 1.28
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $184,920
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
54 N Center St	0.27mi	3/1.5 (-1)	1,712 (+6%)	5mo	$150,000	$88	65
2329 Chappell St	0.22mi	3/1.5 (-1)	1,482 (-8%)	16mo	$169,900	$115	56

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

Projected returns pro-forma

-0.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.8%
• Equity multiple: 1.08×
• Total profit: $2,519
• Equity at exit: $28,174

10-year hold

• IRR: 8.2%
• Equity multiple: 1.80×
• Total profit: $25,883
• Equity at exit: $29,961

Cash invested: $32,172 (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 47327

• Home prices YoY: -0.4%
• Active inventory: 24
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,219 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,724/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $169

Break-even live

Break-even rent $1,005

Max offer price $114,900

Occupancy floor 81%

Sensitivity live

Price	-10% $248	-5% $208	+0% $169	+5% $129	+10% $89
Rent	-10% $72	-5% $120	+0% $169	+5% $217	+10% $265
Rate	-1.0pp $226	-0.5pp $198	base $169	+0.5pp $139	+1.0pp $109

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $114,900 Active 53 DOM
2. 2026-06-18
   days on market $114,900 Active 52 DOM
3. 2026-06-17
   days on market $114,900 Active 51 DOM
4. 2026-06-16
   days on market $114,900 Active 50 DOM
5. 2026-06-15
   days on market $114,900 Active 49 DOM
6. 2026-06-14
   days on market $114,900 Active 47 DOM
7. 2026-06-12
   days on market $114,900 Active 46 DOM
8. 2026-06-09
   pricedays on market $114,900 Active 43 DOM
9. 2026-06-08
   days on market $119,900 Active 42 DOM
10. 2026-06-07
    days on market $119,900 Active 41 DOM
11. 2026-06-05
    days on market $119,900 Active 38 DOM
12. 2026-06-03
    days on market $119,900 Active 37 DOM
13. 2026-06-02
    days on market $119,900 Active 36 DOM
14. 2026-06-01
    days on market $119,900 Active 35 DOM
15. 2026-05-31
    days on market $119,900 Active 34 DOM
16. 2026-05-30
    days on market $119,900 Active 33 DOM
17. 2026-05-18
    status Active
18. 2026-04-20
    status Pending
19. 2026-03-30
    listed $119,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $14,623
• − Mortgage interest: −$6,436
• − Property taxes: −$1,724
• − Insurance: −$574
• − Repairs & maintenance: −$1,170
• − Management: −$1,170
• − Depreciation: −$3,343
• Taxable income: $206
• Est. tax owed @ 24.0%: −$50
• After-tax cash flow: $1,974/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This remodeled single-family home in Dublin offers 4 bedrooms and 2 bathrooms with new finishes and a spacious backyard. It is in good condition with minimal maintenance needed.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and prevents water damage

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and prevents water damage ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Western Wayne Schools
• NCES district ID: 1813050
• Math proficiency: 25% ▼ -1.00%
• Reading proficiency: 41% ▼ -2.00%
• Median HH income: $40,067
• Composite: 27.68/100
• National rank: #6913
• State rank: #215 of 301 in IN

Livability — Dublin

• Score: 62/100
• State rank: #481
• US rank: #17031

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dublin, IN
• City population: 648
• Population (ZIP): 4,384

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 63,316 people
• By 2030: 60,893 · -3.8%
• By 2040: 55,386 · -12.5%
• By 2050: 49,946 · -21.1%
• By 2075: 37,900 · -40.1%
• By 2100: 26,562 · -58.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Italian 2% Polish 2% Slovak 2%
• Foreign-born: 0%
• Languages at home: 96% English-only · German/W. Germanic 2% Spanish 2%

Political lean MEDSL · Wayne

• 2024 margin: Solid R (+32.5) · D 32.9% · R 65.4% · Other 1.6%
• 2008→2024 swing: -28.6pp toward R · 2008: -3.9pp · 2024: -32.5pp
• All cycles: 2024: R+32.5 2020: R+29.1 2016: R+30.1 2012: R+14.7 2008: R+3.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.92%
• Current HPI: 243.63
• 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

3 events — show timeline

• 2026-05-18 Relisted — RRELMS
• 2026-04-20 Pending — RRELMS
• 2026-03-30 Listed $119,900 RRELMS