781 Northern Acres Dr · Ladoga, IN 47954

$151,800

3 bd · 1.0 ba · 1,456 sqft · SingleFamily public records · 284 Days on market

Built 2003 9,583 sqft lot Est $197k · 23% under

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Why this score? — see what drove the C+ 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 +15.3/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +4.7/10.0
• Schools +4.4/10.0
• Livability +3.4/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

3-bedroom, 2-bath ranch with nearly 1,500 square feet, located in the heart of Ladoga. Enjoy small-town living with convenient interstate access. This home offers an open floor plan, a kitchen with all appliances, an eat-in area plus additional dining space. The spacious primary bedroom includes a walk-in closet and a large soaking tub in the ensuite bath. Includes a 2-car garage for added storage and convenience.

Key facts

• 9,583 sq ft lot
• 2 garage spots
• Built 2003

Property features AI

Exterior

• Parking: Attached 2-car garage; Finished garage with garage door opener, keyless entry, and service door; Guest street parking
• Security: Keyless entry; Smoke alarm
• Utilities: Public water; Municipal sewer connection; 200+ amp electric service; Cable available; Natural gas connected; Electricity connected
• Home design: Single-family residence; One level
• Construction: Vinyl siding; Block foundation
• Exterior features: Covered patio/porch; Corner lot (approximately 0.22 acres)

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave with hood; Gas oven/range; Refrigerator; Eat-in kitchen with pantry
• Bedrooms: Primary bedroom with walk-in closet and bedroom split; Three bedrooms on the main level
• Bathrooms: Two full bathrooms; Primary bathroom with full shower stall and garden tub
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Attic access; Eat-in kitchen; Pantry; Walk-in closet(s); Smoke alarm; Laundry in unit
• Laundry & utility: Washer and dryer included; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $152k.

Deal economics

• At list price, monthly cash flow is $55 ($655/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (20.4% below list).
• Recommended offer: $121k (20.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#244 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• South Montgomery Community School Corporation (rural): math 52% / reading 49% proficiency, ranked #46 of 301 in IN (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 14 active listings in the ZIP; 52 units permitted in Montgomery County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Montgomery County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 284 days — a 12% lower offer ($134k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 8y ago; this cycle's ask has dropped $27k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $111k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $120,907 (20.4% below list)

Questions for the listing agent

1. It's been on market 284 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.80% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.54%
• DSCR: 1.07
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $196,560
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
772 Northern Acres Dr	0.04mi	3/2.0	1,426 (-2%)	1mo	$278,000	$195	90
301 W Garden St	0.27mi	3/2.0	1,404 (-4%)	13mo	$275,000	$196	66
312 N Franklin St	0.43mi	3/2.0	1,448 (-0%)	18mo	$169,900	$117	60
413 West St	0.40mi	3/2.0	1,410 (-3%)	16mo	$140,000	$99	58
709 E Elm St	0.60mi	3/1.0	1,522 (+4%)	14mo	$139,300	$92	53
806 E Taylor St	0.56mi	3/1.0	1,551 (+6%)	12mo	$210,000	$135	52
228 W Elm St	0.57mi	3/1.0	1,344 (-8%)	14mo	$181,500	$135	49
323 N Washington St	0.41mi	3/2.0	1,352 (-7%)	21mo	$202,000	$149	47
405 E Elm St	0.54mi	3/2.0	1,280 (-12%)	17mo	$169,900	$133	37

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: 25.4%
• Equity multiple: 3.03×
• Total profit: $86,076
• Equity at exit: $136,753

10-year hold

• IRR: 22.3%
• Equity multiple: 6.90×
• Total profit: $250,602
• Equity at exit: $294,914

Cash invested: $42,504 (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 47954

• Home prices YoY: 5.0%
• Active inventory: 14
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,209 medium
• Mortgage (P&I): −$796
• Tax from tax record: −$41 /mo · $496/yr
• Insurance: −$63
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $55

Break-even live

Break-even rent $1,140

Max offer price $151,800

Occupancy floor 90%

Sensitivity live

Price	-10% $140	-5% $98	+0% $55	+5% $12	+10% $-31
Rent	-10% $-41	-5% $7	+0% $55	+5% $102	+10% $150
Rate	-1.0pp $131	-0.5pp $93	base $55	+0.5pp $15	+1.0pp $-25

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: $37,950
• Closing costs: $4,554
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-19
   days on market $151,800 Active 284 DOM
2. 2026-06-18
   days on market $151,800 Active 283 DOM
3. 2026-06-17
   days on market $151,800 Active 282 DOM
4. 2026-06-16
   days on market $151,800 Active 281 DOM
5. 2026-06-16
   price $151,800 Active 280 DOM
6. 2026-06-15
   days on market $150,000 Active 280 DOM
7. 2026-06-14
   days on market $150,000 Active 278 DOM
8. 2026-06-12
   pricedays on market $150,000 Active 277 DOM
9. 2026-06-09
   days on market $143,000 Active 274 DOM
10. 2026-06-08
    days on market $143,000 Active 273 DOM
11. 2026-06-07
    days on market $143,000 Active 272 DOM
12. 2026-06-05
    days on market $143,000 Active 270 DOM
13. 2026-06-03
    days on market $143,000 Active 268 DOM
14. 2026-06-02
    days on market $143,000 Active 267 DOM
15. 2026-06-01
    days on market $143,000 Active 266 DOM
16. 2026-05-31
    days on market $143,000 Active 265 DOM
17. 2026-05-30
    days on market $143,000 Active 264 DOM
18. 2026-04-30
    status Pending
19. 2026-04-30
    status Active
20. 2026-03-04
    status Pending
21. 2025-12-10
    price $143,000
22. 2025-10-30
    price $147,400
23. 2025-10-06
    price $154,900
24. 2025-09-23
    status Active
25. 2025-09-23
    price $159,000
26. 2025-08-11
    status Pending
27. 2025-07-28
    price $163,500
28. 2025-07-18
    price $164,500
29. 2025-07-09
    price $165,000
30. 2025-06-30
    price $165,400
31. 2025-06-09
    price $166,400
32. 2025-06-03
    price $167,400
33. 2025-05-22
    price $169,000
34. 2025-05-05
    listed $179,000 Active
35. 2024-09-20
    historical
36. 2024-06-13
    price $154,000
37. 2024-04-25
    status Active
38. 2024-03-16
    status Pending
39. 2024-03-16
    price $158,500
40. 2024-03-15
    listed $139,900 Active
41. 2023-09-08
    historical
42. 2023-06-09
    price $159,900
43. 2023-06-02
    price $159,900
44. 2023-05-05
    price $164,900
45. 2023-04-27
    price $164,900
46. 2023-03-15
    listed $170,000 Active
47. 2023-02-13
    listed $170,000 Active
48. 2018-06-29
    soldstatus $111,000 Sold
49. 2018-05-29
    status Pending
50. 2018-05-21
    price $109,900

ⓘ 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: $496 · $41/mo
• Projected year-2 tax: $893 · $74/mo
• Expected delta: +$397/yr (+$33/mo · 80.2%)

ⓘ 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 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,509
• − Mortgage interest: −$8,503
• − Property taxes: −$496
• − Insurance: −$759
• − Repairs & maintenance: −$1,161
• − Management: −$1,161
• − Depreciation: −$4,416
• Taxable loss: −$1,986
• Est. tax savings @ 24.0%: +$477
• After-tax cash flow: $1,131/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 Montgomery Community School Corporation
• NCES district ID: 1810450
• Math proficiency: 52% ▼ -3.00%
• Reading proficiency: 49% ▼ -4.00%
• Median HH income: $55,952
• Composite: 43.79/100
• National rank: #2935
• State rank: #46 of 301 in IN

Livability — Ladoga

• Score: 67/100
• State rank: #244
• US rank: #10363

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ladoga, IN
• Population (ZIP): 2,223

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 37,893 people
• By 2030: 37,539 · -0.9%
• By 2040: 36,536 · -3.6%
• By 2050: 34,454 · -9.1%
• By 2075: 28,852 · -23.9%
• By 2100: 21,145 · -44.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Asian 2% Hispanic / Latino 1%
• Common ancestry: Scottish 5% Romanian 2% Slovak 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Other Asian/Pacific 1%

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+48.2) · D 24.9% · R 73.2% · Other 1.9%
• 2008→2024 swing: -28.3pp toward R · 2008: -19.9pp · 2024: -48.2pp
• All cycles: 2024: R+48.2 2020: R+49.1 2016: R+50.9 2012: R+38.5 2008: R+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.04%
• Current HPI: 232.3894
• 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

+19.2% since first listed

34 events — show timeline

• 2026-04-30 Pending — MIBOR as Distributed by MLS Grid
• 2026-04-30 Relisted — MIBOR as Distributed by MLS Grid
• 2026-03-04 Pending — MIBOR as Distributed by MLS Grid
• 2025-12-10 Price Changed $143,000 MIBOR as Distributed by MLS Grid
• 2025-10-30 Price Changed $147,400 MIBOR as Distributed by MLS Grid
• 2025-10-06 Price Changed $154,900 MIBOR as Distributed by MLS Grid
• 2025-09-23 Relisted — MIBOR as Distributed by MLS Grid
• 2025-09-23 Price Changed $159,000 MIBOR as Distributed by MLS Grid
• 2025-08-11 Pending — MIBOR as Distributed by MLS Grid
• 2025-07-28 Price Changed $163,500 MIBOR as Distributed by MLS Grid
• 2025-07-18 Price Changed $164,500 MIBOR as Distributed by MLS Grid
• 2025-07-09 Price Changed $165,000 MIBOR as Distributed by MLS Grid
• 2025-06-30 Price Changed $165,400 MIBOR as Distributed by MLS Grid
• 2025-06-09 Price Changed $166,400 MIBOR as Distributed by MLS Grid
• 2025-06-03 Price Changed $167,400 MIBOR as Distributed by MLS Grid
• 2025-05-22 Price Changed $169,000 MIBOR as Distributed by MLS Grid
• 2025-05-05 Listed $179,000 MIBOR as Distributed by MLS Grid
• 2024-09-20 Listing Removed — MIBOR as Distributed by MLS Grid
• 2024-06-13 Price Changed $154,000 MIBOR as Distributed by MLS Grid
• 2024-04-25 Relisted — MIBOR as Distributed by MLS Grid
• 2024-03-16 Pending — MIBOR as Distributed by MLS Grid
• 2024-03-16 Price Changed $158,500 MIBOR as Distributed by MLS Grid
• 2024-03-15 Listed $139,900 MIBOR as Distributed by MLS Grid
• 2023-09-08 Listing Removed — MIBOR as Distributed by MLS Grid
• 2023-06-09 Price Changed $159,900 IRMLS
• 2023-06-02 Price Changed $159,900 MIBOR as Distributed by MLS Grid
• 2023-05-05 Price Changed $164,900 IRMLS
• 2023-04-27 Price Changed $164,900 MIBOR as Distributed by MLS Grid
• 2023-03-15 Listed $170,000 IRMLS
• 2023-02-13 Listed $170,000 MIBOR as Distributed by MLS Grid
• 2018-06-29 Sold (MLS) $111,000 MIBOR as Distributed by MLS Grid
• 2018-05-29 Pending — MIBOR as Distributed by MLS Grid
• 2018-05-21 Price Changed $109,900 MIBOR as Distributed by MLS Grid
• 2018-04-25 Listed $120,000 MIBOR as Distributed by MLS Grid

Property tax history

+23.9%/yr

Latest (2025): $496 · +9.5% YoY. Source: county tax records.