606 W 7th St · Seymour, IN 47274

$174,900

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 7 Days on market

Built 1948 7,425 sqft lot Est $141k · 24% over

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Why this score? — see what drove the F 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 +13.2/30.0
• DSCR +4.0/10.0
• Livability +3.4/5.0
• 1% rule +2.6/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great starter home in quiet neighborhood. This home has 3 bedrooms and one full bath. Home has been painted throughout. Full basement for extra storage. Full fenced in back yard with a detached garage. Brand new furnace and A/C units. Priced to sell.

Key facts

• Spacious family room
• 7,425 sq ft lot
• Garage

Tags

• MAIN LEVEL LIVING ROOM
• PARTIALLY FINISHED BASEMENT
• SPACIOUS FAMILY ROOM
• FLEX SPACE BONUS ROOM
• 200 AMP ELECTRICAL PANEL
• BRAND NEW WATER HEATER

Property features AI

Finance

• Other: Lot under 1/4 acre (approximately 0.17 acre); Approximately 1,596 living area with additional finished lower level

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Municipal sewer; 200+ amp electric service
• Home design: Single family residence; One level
• Construction: Vinyl siding; Block foundation
• Exterior features: Patio; Outbuilding

Interior

• Kitchen: Dishwasher; Electric oven; Refrigerator
• Bedrooms: Three bedrooms on the main level (main level bedrooms: 3)
• Flooring: Hardwood
• Bathrooms: Two full bathrooms (one on main level, one in basement)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Hardwood floors; Eat-in kitchen; Full finished basement
• Laundry & utility: Laundry room in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-2 ($-24/yr) — negative.
• To cash-flow at today's rent, offer at most $175k (0.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (23.9% below list).
• Recommended offer: $133k (23.9% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.4% in Seymour — 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 68/100 on livability (#211 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, health & safety D, amenities F.
• Seymour Community Schools (town): math 27% / reading 33% proficiency, ranked #239 of 301 in IN (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Emerson Elementary School (math 57% / reading 52%, grade C, #197 of 994 statewide, top 22%, 323 students, 53% FRL); Seymour Middle School (math 20% / reading 30%, grade F, #247 of 330 statewide, top 76%, 1,178 students, 71% FRL); Seymour Senior High School (math 29% / reading 55%, grade F, #197 of 369 statewide, top 57%, 1,690 students, 57% FRL).
• Market conditions: 255 active listings in the ZIP; 101 units permitted in Jackson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Jackson County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 21y 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 $88k; list at $175k implies a 98% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $133,183 (23.9% 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. Built in 1948 — 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. 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?
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: 0.76% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.05%
• DSCR: 1.00
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $141,360
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
425 Lee Blvd	0.40mi	3/1.0	900 (-1%)	13mo	$174,900	$194	68
314 N Elm St	0.38mi	2/1.0 (-1)	980 (+8%)	2mo	$133,000	$136	63
110 E 9th St	0.43mi	3/2.0	990 (+9%)	12mo	$150,000	$152	52
201 Lee Blvd	0.58mi	2/1.0 (-1)	1,032 (+13%)	3mo	$160,000	$155	43
119 E 13th St	0.58mi	3/1.0	1,014 (+11%)	19mo	$120,000	$118	39
208 Kessler Blvd	0.58mi	2/1.0 (-1)	816 (-10%)	17mo	$144,000	$176	36

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: -16.4%
• Equity multiple: 0.42×
• Total profit: $-28,543
• Equity at exit: $26,078

10-year hold

• IRR: -8.3%
• Equity multiple: 0.48×
• Total profit: $-25,323
• Equity at exit: $15,122

Cash invested: $48,972 (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 47274

• Active inventory: 255
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,332 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$64 /mo · $769/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $-2

Break-even live

Break-even rent $1,334

Max offer price $174,547

Occupancy floor 95%

Sensitivity live

Price	-10% $97	-5% $48	+0% $-2	+5% $-51	+10% $-101
Rent	-10% $-107	-5% $-55	+0% $-2	+5% $51	+10% $103
Rate	-1.0pp $86	-0.5pp $42	base $-2	+0.5pp $-47	+1.0pp $-93

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-05-21
   status Pending
2. 2026-05-19
   status Active
3. 2026-04-28
   status Pending
4. 2026-04-22
   listed $174,900 Active
5. 2012-05-29
   soldstatus $88,500
6. 2012-05-23
   soldstatus $88,500 250-char remark

   Show marketing remark (249 chars)

   Great starter home in quiet neighborhood. This home has 3 bedrooms and one full bath. Home has been painted throughout. Full basement for extrastorage. Full fenced in back yard with a detached garage. Brand new furnace and A/C units. Priced to sell.

7. 2012-05-23
   soldstatus $88,500 249-char remark

   Show marketing remark (249 chars)

   Great starter home in quiet neighborhood. This home has 3 bedrooms and one full bath. Home has been painted throughout. Full basement for extrastorage. Full fenced in back yard with a detached garage. Brand new furnace and A/C units. Priced to sell.

8. 2012-03-14
   listed $89,900 250-char remark

   Show marketing remark (249 chars)

   Great starter home in quiet neighborhood. This home has 3 bedrooms and one full bath. Home has been painted throughout. Full basement for extrastorage. Full fenced in back yard with a detached garage. Brand new furnace and A/C units. Priced to sell.

9. 2012-03-14
   listed $89,900 249-char remark

   Show marketing remark (249 chars)

   Great starter home in quiet neighborhood. This home has 3 bedrooms and one full bath. Home has been painted throughout. Full basement for extrastorage. Full fenced in back yard with a detached garage. Brand new furnace and A/C units. Priced to sell.

10. 2012-01-31
    historical
11. 2012-01-30
    historical
12. 2011-10-31
    listed $89,900
13. 2011-10-31
    listed $89,900
14. 2005-07-20
    soldstatus $87,500
15. 2005-06-23
    listed $86,900

ⓘ 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: $769 · $64/mo
• Projected year-2 tax: $1,128 · $94/mo
• Expected delta: +$359/yr (+$30/mo · 46.7%)

ⓘ 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 4/10 Moderate 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,982
• − Mortgage interest: −$9,797
• − Property taxes: −$769
• − Insurance: −$874
• − Repairs & maintenance: −$1,279
• − Management: −$1,279
• − Depreciation: −$5,088
• Taxable loss: −$3,104
• Est. tax savings @ 24.0%: +$745
• After-tax cash flow: $721/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: Seymour Community Schools
• NCES district ID: 1810080
• Math proficiency: 27% ▼ -10.00%
• Reading proficiency: 33% ▼ -9.00%
• Median HH income: $46,122
• Composite: 25.81/100
• National rank: #7362
• State rank: #239 of 301 in IN

Livability — Seymour

• Score: 68/100
• State rank: #211
• US rank: #9328

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Seymour, IN
• County: Jackson County · 33,068 people
• City population: 33,068
• Metro: Seymour, IN
• Population (ZIP): 33,068
• Household income: $71,457
• Rent vs Own: 33.1% rent · 66.9% own
• Severe rent burden: 453.0

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 46,376 people
• By 2030: 47,344 · +2.1%
• By 2040: 48,936 · +5.5%
• By 2050: 49,738 · +7.2%
• By 2075: 50,435 · +8.8%
• By 2100: 46,321 · -0.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 18% Two or more races 12% Asian 3% Black 1% Native American 1%
• Hispanic origin (detail): Mexican 10% Puerto Rican 2%
• Common ancestry: Slovak 2% Romanian 2% Iranian 1%
• Foreign-born: 11% · Canada
• Languages at home: 85% English-only · Spanish 12% Other Asian/Pacific 2% Other Indo-European 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+55.3) · D 21.5% · R 76.8% · Other 1.7%
• 2008→2024 swing: -41.6pp toward R · 2008: -13.7pp · 2024: -55.3pp
• All cycles: 2024: R+55.3 2020: R+53.3 2016: R+51.4 2012: R+27.4 2008: R+13.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -146.47%
• Current HPI: 211.9507
• Rent YoY: —
• Metro: Seymour, IN
• 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

+101.3% since first listed

15 events — show timeline

• 2026-05-21 Pending — MIBOR as Distributed by MLS Grid
• 2026-05-19 Relisted — MIBOR as Distributed by MLS Grid
• 2026-04-28 Pending — MIBOR as Distributed by MLS Grid
• 2026-04-22 Listed $174,900 MIBOR as Distributed by MLS Grid
• 2012-05-29 Sold (Public Records) $88,500 Public Records
• 2012-05-23 Sold (MLS) $88,500 MIBOR as Distributed by MLS Grid
• 2012-05-23 Sold (MLS) $88,500 MIBOR as Distributed by MLS Grid
• 2012-03-14 Listed $89,900 MIBOR as Distributed by MLS Grid
• 2012-03-14 Listed $89,900 MIBOR as Distributed by MLS Grid
• 2012-01-31 Listing Removed — MIBOR as Distributed by MLS Grid
• 2012-01-30 Listing Removed — MIBOR as Distributed by MLS Grid
• 2011-10-31 Listed $89,900 MIBOR as Distributed by MLS Grid
• 2011-10-31 Listed $89,900 MIBOR as Distributed by MLS Grid
• 2005-07-20 Sold (MLS) $87,500 MIBOR as Distributed by MLS Grid
• 2005-06-23 Listed $86,900 MIBOR as Distributed by MLS Grid

Property tax history

+9.7%/yr

Latest (2024): $769 · +17.0% YoY. Source: county tax records.