1416 E State St · Huntington, IN 46750

$89,000

3 bd · 1.0 ba · 1,509 sqft · SingleFamily public records · 32 Days on market

Built 1885 5,227 sqft lot Est $145k · 39% 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 +28.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• 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 MLS

This one-and-a-half story ranch offers a unique blend of character and space that's hard to find. From the moment you arrive, you'll notice the charm of an older home paired with a layout that gives you room to grow. If you've been searching for something with personality and potential, this home is worth a closer look. Built in 1885, this home offers a large square feet of living space (per county, not confirmed) and features vinyl siding with classic wood windows that add to its historic appeal. The main level includes one bedroom and a full bath, while the upper level offers two additional bedrooms, providing separation and flexibility. With no garage, the property includes an asphalt driveway for off-street parking, making this a great opportunity to own a home with character and room to make it your own.

Key facts

• Asphalt driveway
• Off street parking
• Vinyl siding

Tags

• ONE AND A HALF STORY RANCH
• VINYL SIDING
• CLASSIC WOOD WINDOWS
• ASPHALT DRIVEWAY
• OFF STREET PARKING

Property features AI

Exterior

• Parking: Attached garage (approximately 439 sq ft)
• Utilities: Public water; Municipal sewer connected; Solid waste service available
• Home design: Single family residence; One and one-half stories
• Construction: Vinyl and wood siding; Slab foundation
• Exterior features: Lot under 1/4 acre (approximately 0.12 acre)

Interior

• Kitchen: Electric oven; Refrigerator
• Bedrooms: Three bedrooms total — one on the main level, two on the upper level
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Woodwork stained or painted
• Laundry & utility: Washer; Dryer; Main level laundry room (11x17)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $233 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $86k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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, schools D-.
• 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.
• 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 $615 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $57k; list at $89k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1885 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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 1885 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.24% ✓
• Cap rate: 10.33%
• Cash-on-cash: 14.42%
• DSCR: 1.64
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $144,864
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
235 Lindley St	0.22mi	3/1.0	1,432 (-5%)	2mo	$135,000	$94	79
732 Court St	0.47mi	3/1.0	1,490 (-1%)	7mo	$40,000	$27	71
244 Grayston Ave	0.07mi	4/1.5 (+1)	1,688 (+12%)	3mo	$165,000	$98	67
615 Whitelock St	0.68mi	3/1.0	1,529 (+1%)	4mo	$91,875	$60	63
553 S Briant St	0.63mi	3/1.0	1,464 (-3%)	6mo	$140,000	$96	60
952 Grayston Ave	0.51mi	3/2.0	1,408 (-7%)	2mo	$189,900	$135	60
954 Jackson St	0.50mi	3/1.5	1,356 (-10%)	3mo	$139,900	$103	55
765 E Franklin St	0.44mi	4/1.5 (+1)	1,660 (+10%)	3mo	$149,900	$90	54
617 E Franklin St	0.57mi	2/1.0 (-1)	1,370 (-9%)	0mo	$74,900	$55	53
614 Mayne St	0.63mi	3/2.0	1,370 (-9%)	1mo	$162,000	$118	50
503 Court St	0.65mi	4/1.5 (+1)	1,666 (+10%)	2mo	$142,000	$85	44
515 E Market St St	0.69mi	4/2.0 (+1)	1,720 (+14%)	1mo	$175,000	$102	35

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: 0.5%
• Equity multiple: 1.02×
• Total profit: $444
• Equity at exit: $13,270

10-year hold

• IRR: 10.1%
• Equity multiple: 1.79×
• Total profit: $19,610
• Equity at exit: $7,695

Cash invested: $24,920 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$65 /mo · $785/yr
• Insurance: −$37
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $233

Break-even live

Break-even rent $805

Max offer price $89,000

Occupancy floor 74%

Sensitivity live

Price	-10% $283	-5% $258	+0% $233	+5% $208	+10% $183
Rent	-10% $146	-5% $190	+0% $233	+5% $276	+10% $320
Rate	-1.0pp $278	-0.5pp $256	base $233	+0.5pp $210	+1.0pp $186

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-08
   price $89,000 820-char remark

   Show marketing remark (820 chars)

   This one-and-a-half story ranch offers a unique blend of character and space that's hard to find. From the moment you arrive, you'll notice the charm of an older home paired with a layout that gives you room to grow. If you've been searching for something with personality and potential, this home is worth a closer look. Built in 1885, this home offers a large square feet of living space (per county, not confirmed) and features vinyl siding with classic wood windows that add to its historic appeal. The main level includes one bedroom and a full bath, while the upper level offers two additional bedrooms, providing separation and flexibility. With no garage, the property includes an asphalt driveway for off-street parking, making this a great opportunity to own a home with character and room to make it your own.

2. 2026-05-08
   price $89,000

   Show marketing remark (820 chars)

   This one-and-a-half story ranch offers a unique blend of character and space that's hard to find. From the moment you arrive, you'll notice the charm of an older home paired with a layout that gives you room to grow. If you've been searching for something with personality and potential, this home is worth a closer look. Built in 1885, this home offers a large square feet of living space (per county, not confirmed) and features vinyl siding with classic wood windows that add to its historic appeal. The main level includes one bedroom and a full bath, while the upper level offers two additional bedrooms, providing separation and flexibility. With no garage, the property includes an asphalt driveway for off-street parking, making this a great opportunity to own a home with character and room to make it your own.

3. 2026-04-28
   listed $99,000 Active 820-char remark

   Show marketing remark (820 chars)

   This one-and-a-half story ranch offers a unique blend of character and space that's hard to find. From the moment you arrive, you'll notice the charm of an older home paired with a layout that gives you room to grow. If you've been searching for something with personality and potential, this home is worth a closer look. Built in 1885, this home offers a large square feet of living space (per county, not confirmed) and features vinyl siding with classic wood windows that add to its historic appeal. The main level includes one bedroom and a full bath, while the upper level offers two additional bedrooms, providing separation and flexibility. With no garage, the property includes an asphalt driveway for off-street parking, making this a great opportunity to own a home with character and room to make it your own.

4. 2026-04-27
   listed $99,000 Active
5. 2018-11-28
   soldstatus $57,400 179-char remark

   Show marketing remark (179 chars)

   LOTS OF UPDATES IN THE 2000 SQFT 3 BEDROOM HOME. 20X22 FAMILY ROOM ON THE BACK THAT WALKS OUT TO THE FENCED YARD WITH LOVLEY RAISED DECK AND PATIO AREA. SET YOU SHOWING TODAY . ..

6. 2018-08-28
   listed $57,400 179-char remark

   Show marketing remark (179 chars)

   LOTS OF UPDATES IN THE 2000 SQFT 3 BEDROOM HOME. 20X22 FAMILY ROOM ON THE BACK THAT WALKS OUT TO THE FENCED YARD WITH LOVLEY RAISED DECK AND PATIO AREA. SET YOU SHOWING TODAY . ..

ⓘ 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: $785 · $65/mo
• Projected year-2 tax: $785 · $65/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 9/10 Extreme FEMA zone X (unshaded) · 99% 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: $13,194
• − Mortgage interest: −$4,985
• − Property taxes: −$785
• − Insurance: −$1,242
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$2,589
• Taxable income: $1,481
• Est. tax owed @ 24.0%: −$356
• After-tax cash flow: $2,440/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

+55.1% since first listed

6 events — show timeline

• 2026-05-08 Price Changed $89,000 IRMLS
• 2026-05-08 Price Changed $89,000 MIBOR as Distributed by MLS Grid
• 2026-04-28 Listed $99,000 IRMLS
• 2026-04-27 Listed $99,000 MIBOR as Distributed by MLS Grid
• 2018-11-28 Sold (MLS) $57,400 IRMLS
• 2018-08-28 Listed $57,400 IRMLS

Property tax history

+4.7%/yr

Latest (2024): $785 · -0.5% YoY. Source: county tax records.