7226 S 625 W · Shadeland, IN 47992

$349,900

4 bd · 3.0 ba · 2,800 sqft · SingleFamily public records · 39 Days on market

Built 1976 1.59 ac lot $125/sqft · 33% below area Est $426k · 18% 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 +10.0/10.0
• Cash flow +4.1/30.0
• Schools +4.0/10.0
• Livability +3.4/5.0
• 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

Solid Cape Cod style home for sale on 1.5 acres 20 minutes from Lafayette. This 4 bedroom 3 full bath home sits on a nice lot with woods in the back and the Flint Creek running through. Two bedrooms and a full bath up and 2 bedrooms two full bats on the main floor There is an extra room that could be used as a bedroom. office, den or whatever the next owners need. If you are looking for a peaceful rural setting, schedule a showing soon.

Key facts

• 1.59 acres
• Creek
• Wooded setting

Tags

• 1.59 ACRES
• PEACEFUL RURAL SETTING
• CREEK
• WOODED SETTING

Property features AI

Finance

• Other: Property type: Residential

Exterior

• Parking: Attached garage with space for 2 vehicles; Gravel parking
• Utilities: Private well water; Septic tank sewer
• Home design: Single-family site-built home; One story
• Construction: Vinyl siding; Asphalt roof
• Exterior features: Deck; Partial fencing; Shed(s) on the property; Rolling slope and wooded lot

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Electric oven
• Bedrooms: Total rooms: 8
• Bathrooms: 3 full bathrooms; 2 bathrooms on the main level
• Heating & cooling: Heat pump heating; Electric heating; Forced air; Central air conditioning; Heat pump cooling
• Interior features: Window treatments; One fireplace (no special features listed); Crawl space basement
• Laundry & utility: Washer and dryer included; Main-level laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-962 ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $180k (48.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $146k (58.2% below list).
• Recommended offer: $146k (58.2% below list) — sets the bar for 1% rule.
• Cap rate 3.0% vs local median 2.1% in Shadeland — 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 67/100 on livability (#259 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Tippecanoe School Corporation (rural): math 44% / reading 49% proficiency, ranked #80 of 301 in IN (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mintonye Elementary School (math 44% / reading 41%, grade F, #425 of 994 statewide, top 44%, 469 students, 28% FRL); Southwestern Middle School (math 27% / reading 30%, grade F, #224 of 330 statewide, top 68%, 496 students, 40% FRL); Mccutcheon High School (math 36% / reading 64%, grade D+, #120 of 369 statewide, top 33%, 1,825 students, 44% FRL).
• Market conditions: 7 active listings in the ZIP; 1,341 units permitted in Tippecanoe County in 2024 (869 in 5+ unit buildings).

Forward outlook

• In year one you build about $37k of equity ($2k loan paydown + $35k appreciation (10.0% local appreciation)).
• Tippecanoe County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$60k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($339k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $282k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $146,397 (58.2% 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 39 days. Have you received any prior offers? Is the seller open to a 58% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.42% ✗
• Cap rate: 2.99%
• Cash-on-cash: -11.79%
• DSCR: 0.48
• GRM: 19.9

CMA / ARV

• ARV (median comp): $426,095
• List price: $349,900
• Delta: -17.88%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6100 Maple Forest Rd Rd W	0.41mi	3/2.5 (-1)	2,888 (+3%)	10mo	$535,000	$185	60

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: 16.0%
• Equity multiple: 2.32×
• Total profit: $129,116
• Equity at exit: $315,218

10-year hold

• IRR: 15.4%
• Equity multiple: 5.37×
• Total profit: $428,099
• Equity at exit: $679,779

Cash invested: $97,972 (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 47992

• Home prices YoY: 8.9%
• Active inventory: 7
• Price-to-rent: 19.9×

Monthly cashflow live

• Estimated rent: $1,464 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$138 /mo · $1,657/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $-962

Break-even live

Break-even rent $2,682

Max offer price $179,913

Occupancy floor —

Sensitivity live

Price	-10% $-764	-5% $-863	+0% $-962	+5% $-1,061	+10% $-1,160
Rent	-10% $-1,078	-5% $-1,020	+0% $-962	+5% $-904	+10% $-847
Rate	-1.0pp $-786	-0.5pp $-873	base $-962	+0.5pp $-1,053	+1.0pp $-1,145

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-22
   days on market $349,900 Active 39 DOM
2. 2026-06-19
   days on market $349,900 Active 37 DOM
3. 2026-06-18
   days on market $349,900 Active 36 DOM
4. 2026-06-17
   days on market $349,900 Active 35 DOM
5. 2026-06-16
   days on market $349,900 Active 34 DOM
6. 2026-06-15
   days on market $349,900 Active 33 DOM
7. 2026-06-14
   days on market $349,900 Active 31 DOM
8. 2026-06-13
   days on market $349,900 Active 30 DOM
9. 2026-06-10
   days on market $349,900 Active 28 DOM
10. 2026-06-09
    days on market $349,900 Active 27 DOM
11. 2026-06-08
    days on market $349,900 Active 26 DOM
12. 2026-06-07
    days on market $349,900 Active 25 DOM
13. 2026-06-05
    days on market $349,900 Active 22 DOM
14. 2026-06-02
    days on market $349,900 Active 20 DOM
15. 2026-06-01
    days on market $349,900 Active 19 DOM
16. 2026-05-31
    days on market $349,900 Active 18 DOM
17. 2026-05-30
    days on market $349,900 Active 17 DOM
18. 2026-05-13
    listed $349,900 Active 771-char remark
19. 2023-07-20
    soldstatus $282,000 Closed 440-char remark

    Show marketing remark (440 chars)

    Solid Cape Cod style home for sale on 1.5 acres 20 minutes from Lafayette. This 4 bedroom 3 full bath home sits on a nice lot with woods in the back and the Flint Creek running through. Two bedrooms and a full bath up and 2 bedrooms two full bats on the main floor There is an extra room that could be used as a bedroom. office, den or whatever the next owners need. If you are looking for a peaceful rural setting, schedule a showing soon.

20. 2023-06-16
    status Pending 440-char remark

    Show marketing remark (440 chars)

    Solid Cape Cod style home for sale on 1.5 acres 20 minutes from Lafayette. This 4 bedroom 3 full bath home sits on a nice lot with woods in the back and the Flint Creek running through. Two bedrooms and a full bath up and 2 bedrooms two full bats on the main floor There is an extra room that could be used as a bedroom. office, den or whatever the next owners need. If you are looking for a peaceful rural setting, schedule a showing soon.

21. 2023-06-05
    price $299,990 440-char remark

    Show marketing remark (440 chars)

    Solid Cape Cod style home for sale on 1.5 acres 20 minutes from Lafayette. This 4 bedroom 3 full bath home sits on a nice lot with woods in the back and the Flint Creek running through. Two bedrooms and a full bath up and 2 bedrooms two full bats on the main floor There is an extra room that could be used as a bedroom. office, den or whatever the next owners need. If you are looking for a peaceful rural setting, schedule a showing soon.

22. 2023-05-30
    listed $314,900 Active 440-char remark

    Show marketing remark (440 chars)

    Solid Cape Cod style home for sale on 1.5 acres 20 minutes from Lafayette. This 4 bedroom 3 full bath home sits on a nice lot with woods in the back and the Flint Creek running through. Two bedrooms and a full bath up and 2 bedrooms two full bats on the main floor There is an extra room that could be used as a bedroom. office, den or whatever the next owners need. If you are looking for a peaceful rural setting, schedule a showing soon.

ⓘ 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: $1,657 · $138/mo
• Projected year-2 tax: $2,316 · $193/mo
• Expected delta: +$659/yr (+$55/mo · 39.7%)

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,568
• − Mortgage interest: −$19,600
• − Property taxes: −$1,657
• − Insurance: −$1,750
• − Repairs & maintenance: −$1,405
• − Management: −$1,405
• − Depreciation: −$10,179
• Taxable loss: −$18,429
• Est. tax savings @ 24.0%: +$4,423
• After-tax cash flow: $-7,124/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: Tippecanoe School Corporation
• NCES district ID: 1811340
• Math proficiency: 44% ▼ -6.00%
• Reading proficiency: 49% ▼ -5.00%
• Median HH income: $55,087
• Composite: 40.36/100
• National rank: #3741
• State rank: #80 of 301 in IN

Livability — Shadeland

• Score: 67/100
• State rank: #259
• US rank: #10982

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,523

Population outlook (Tippecanoe County) Hauer SSP2

• Today (2025): 215,327 people
• By 2030: 232,284 · +7.9%
• By 2040: 266,517 · +23.8%
• By 2050: 302,826 · +40.6%
• By 2075: 394,445 · +83.2%
• By 2100: 463,500 · +115.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 11% Two or more races 7%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Slovak 4% Portuguese 3% Lithuanian 3%
• Foreign-born: 4% · Canada

Political lean MEDSL · Tippecanoe

• 2024 margin: Toss-up / Even · D 49.0% · R 49.1% · Other 1.9%
• 2008→2024 swing: -11.8pp toward R · 2008: 11.6pp · 2024: -0.1pp
• All cycles: 2024: R+0.1 2020: D+0.6 2016: R+5.7 2012: R+3.6 2008: D+11.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 21.36%
• Current HPI: 260.3795
• 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

+11.1% since first listed

5 events — show timeline

• 2026-05-13 Listed $349,900 IRMLS
• 2023-07-20 Sold (MLS) $282,000 IRMLS
• 2023-06-16 Pending — IRMLS
• 2023-06-05 Price Changed $299,990 IRMLS
• 2023-05-30 Listed $314,900 IRMLS

Property tax history

+7.2%/yr

Latest (2024): $1,657 · +31.3% YoY. Source: county tax records.