706.5 John St · Crawfordsville, IN 47933

$119,900

2 bd · 1.5 ba · 888 sqft · SingleFamily public records · 211 Days on market

Built 1930 6,926 sqft lot Est $164k · 27% 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
• Cash flow +12.9/30.0
• DSCR +3.9/10.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• 1% rule +3.0/10.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Hello there, future homeowner! This house payment is likely less than you would pay in rent. Some exciting property features include that this property borders Dry Branch Creek, is walking distance to the middle schooL & Milligan Park, & offers 1 1/2 baths! Imagine whipping up culinary masterpieces (or, let's be honest, some impressive takeout spreads) in your future kitchen, which is adorned w/shaker style cabinets & offers SS appl. The 2 bedrooms & 1 1/2 baths are ready for your decor! With 888 sq ft of living area, this residence is not too big, not too small, but juuust right for creating a cozy & comfortable haven. The interior of this home was taken down to the studs & built back up in 2023. Drywall, plumbing, kitchen, bath, wiring, flooring, gutters, patio, exterior doors, some vinyl siding....it's all updated. Seize the chance to make this delightful property your very own! Listing agent related to seller.

Key facts

• Tin ceilings
• Open concept bath
• Wood floors

Tags

• VINYL SIDED RANCH
• WOOD FLOORS
• TIN CEILINGS
• CUSTOM COMMERCIAL SINK BASE
• REMODELED BATHROOMS
• OPEN CONCEPT BATH

Property features AI

Exterior

• Parking: Alley access; Gravel parking
• Utilities: Public water; Municipal sewer (connected); 100 amp electric service
• Home design: Single-family residence; Updated/remodeled condition; One story
• Construction: Vinyl siding; Crawl space and slab foundation
• Exterior features: Storage shed

Interior

• Kitchen: Gas oven; Range hood; Refrigerator; Water purifier; Electric water heater
• Bedrooms: Three bedrooms on the main level (all bedrooms are on the main floor)
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Baseboard heating; Window unit(s) for cooling
• Interior features: Attic access
• Laundry & utility: Laundry hookups/connections provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $-9 ($-108/yr) — negative.
• To cash-flow at today's rent, offer at most $118k (1.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $95k (20.4% below list).
• Recommended offer: $95k (20.4% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.5% in Crawfordsville — 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 72/100 on livability (#118 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: commute D+, amenities F, employment D-.
• Crawfordsville Community Schools (town): math 27% / reading 32% proficiency, ranked #247 of 301 in IN (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Crawfordsville Sr High School (math 32% / reading 62%, grade D-, #143 of 369 statewide, top 44%, 692 students, 58% FRL) — zoned schools at 58% FRL track the district average.
• Zoned-school proficiency averages 47% at this address vs 30% district-wide (+18 pts) — the actual schools serving this property are materially stronger than the Crawfordsville Community Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.3%/yr); 203 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 52 units permitted in Montgomery County in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($68k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Montgomery County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 211 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 7y ago; this cycle's ask has dropped $30k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $95,476 (20.4% 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 211 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 6.20%
• Cash-on-cash: -0.32%
• DSCR: 0.99
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $164,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1125 Mill St	0.44mi	3/1.0 (+1)	891 (+0%)	3mo	$165,000	$185	69
1001 Ray St	0.60mi	2/1.0	880 (-1%)	2mo	$170,000	$193	67
414 Hughes St	0.41mi	3/1.5 (+1)	960 (+8%)	1mo	$65,000	$68	61
906 Ray St	0.55mi	2/1.0	832 (-6%)	3mo	$150,000	$180	59
302 Lincoln St	0.69mi	2/1.0	860 (-3%)	4mo	$165,700	$193	57
1404 Payton St	0.73mi	2/2.0	925 (+4%)	6mo	$158,000	$171	52
305 Kennedy Pl	0.74mi	2/1.0	947 (+7%)	1mo	$175,000	$185	52
1511 Southside Dr	0.64mi	3/1.0 (+1)	960 (+8%)	2mo	$181,000	$189	48
901 Spann Ave	0.69mi	2/1.5	820 (-8%)	11mo	$140,000	$171	46
1402 Edgewood Dr	0.75mi	3/1.0 (+1)	864 (-3%)	13mo	$160,000	$185	43
408 Wilson Ave	0.63mi	2/1.0	795 (-10%)	10mo	$156,000	$196	43
208 N Oak St	0.70mi	2/1.0	784 (-12%)	14mo	$126,000	$161	34

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 · 3.28% rent growth · sell at horizon

5-year hold

• IRR: -16.6%
• Equity multiple: 0.41×
• Total profit: $-19,758
• Equity at exit: $17,877

10-year hold

• IRR: -7.9%
• Equity multiple: 0.50×
• Total profit: $-16,934
• Equity at exit: $10,367

Cash invested: $33,572 (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 47933

• Home prices YoY: -27.1%
• Rents YoY: 3.3%
• Active inventory: 203
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $955 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$85 /mo · $1,014/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $-9

Break-even live

Break-even rent $966

Max offer price $118,311

Occupancy floor 96%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 E Pike St Crawfordsville, IN	1.0	1.0	375	$675	$1.80	20d	3	0.59mi
200 Knoll Cir Crawfordsville, IN	1.0–2.0	1.0–2.0	821	$1,250	$1.52	13d	9	0.97mi
2000 Indianapolis Rd Crawfordsville, IN	1.0	1.0	585	$775	$1.32	13d	2	1.30mi

Listing history 27 events

1. 2026-05-24
   status Pending
2. 2026-05-15
   price $119,900
3. 2026-04-23
   status Active
4. 2026-04-11
   status Pending
5. 2026-03-20
   price $129,900
6. 2026-02-18
   price $135,000
7. 2026-01-05
   price $142,500
8. 2025-10-13
   listed $149,900 Active
9. 2025-09-17
   soldstatus $150,000 Closed 958-char remark

   Show marketing remark (958 chars)

   Hello there, future homeowner! This house payment is likely less than you would pay in rent. Some exciting property features include that this property borders Dry Branch Creek, is walking distance to the middle schooL & Milligan Park, & offers 1 1/2 baths! Imagine whipping up culinary masterpieces (or, let's be honest, some impressive takeout spreads) in your future kitchen, which is adorned w/shaker style cabinets & offers SS appl. The 2 bedrooms & 1 1/2 baths are ready for your decor! With 888 sq ft of living area, this residence is not too big, not too small, but juuust right for creating a cozy & comfortable haven. The interior of this home was taken down to the studs & built back up in 2023. Drywall, plumbing, kitchen, bath, wiring, flooring, gutters, patio, exterior doors, some vinyl siding....it's all updated. Seize the chance to make this delightful property your very own! Listing agent related to seller.

10. 2025-08-13
    status Pending 958-char remark

    Show marketing remark (958 chars)

    Hello there, future homeowner! This house payment is likely less than you would pay in rent. Some exciting property features include that this property borders Dry Branch Creek, is walking distance to the middle schooL & Milligan Park, & offers 1 1/2 baths! Imagine whipping up culinary masterpieces (or, let's be honest, some impressive takeout spreads) in your future kitchen, which is adorned w/shaker style cabinets & offers SS appl. The 2 bedrooms & 1 1/2 baths are ready for your decor! With 888 sq ft of living area, this residence is not too big, not too small, but juuust right for creating a cozy & comfortable haven. The interior of this home was taken down to the studs & built back up in 2023. Drywall, plumbing, kitchen, bath, wiring, flooring, gutters, patio, exterior doors, some vinyl siding....it's all updated. Seize the chance to make this delightful property your very own! Listing agent related to seller.

11. 2025-08-09
    listed $150,000 Active 958-char remark

    Show marketing remark (958 chars)

    Hello there, future homeowner! This house payment is likely less than you would pay in rent. Some exciting property features include that this property borders Dry Branch Creek, is walking distance to the middle schooL & Milligan Park, & offers 1 1/2 baths! Imagine whipping up culinary masterpieces (or, let's be honest, some impressive takeout spreads) in your future kitchen, which is adorned w/shaker style cabinets & offers SS appl. The 2 bedrooms & 1 1/2 baths are ready for your decor! With 888 sq ft of living area, this residence is not too big, not too small, but juuust right for creating a cozy & comfortable haven. The interior of this home was taken down to the studs & built back up in 2023. Drywall, plumbing, kitchen, bath, wiring, flooring, gutters, patio, exterior doors, some vinyl siding....it's all updated. Seize the chance to make this delightful property your very own! Listing agent related to seller.

12. 2020-09-14
    historical
13. 2020-09-14
    historical
14. 2020-07-23
    price $84,900
15. 2020-07-23
    price $84,900
16. 2020-07-09
    status Active
17. 2020-07-09
    status Active
18. 2020-05-19
    status Pending
19. 2020-05-19
    status Pending
20. 2020-04-01
    status Active
21. 2020-04-01
    status Active
22. 2020-04-01
    historical
23. 2020-04-01
    historical
24. 2020-01-03
    price $87,500
25. 2020-01-03
    price $87,500
26. 2019-08-28
    listed $89,900 Active
27. 2019-08-27
    listed $89,900 Active

ⓘ 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: $1,014 · $85/mo
• Projected year-2 tax: $1,017 · $85/mo
• Expected delta: +$2/yr ($0/mo · 0.2%)

ⓘ 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 0% 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: $11,457
• − Mortgage interest: −$6,716
• − Property taxes: −$1,014
• − Insurance: −$600
• − Repairs & maintenance: −$917
• − Management: −$917
• − Depreciation: −$3,488
• Taxable loss: −$2,194
• Est. tax savings @ 24.0%: +$527
• After-tax cash flow: $419/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: Crawfordsville Community Schools
• NCES district ID: 1802460
• Math proficiency: 27% ▼ -8.00%
• Reading proficiency: 32% ▼ -6.00%
• Median HH income: $39,087
• Composite: 24.73/100
• National rank: #7606
• State rank: #247 of 301 in IN

Livability — Crawfordsville

• Score: 72/100
• State rank: #118
• US rank: #6376

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crawfordsville, IN
• County: Montgomery County · 28,357 people
• City population: 28,357
• Metro: Crawfordsville, IN
• Population (ZIP): 28,357
• Household income: $68,130
• Rent vs Own: 21.8% rent · 78.2% own
• Severe rent burden: 464.0

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 7% Two or more races 7%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Slovak 2% Lithuanian 2% Romanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 6%

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: ▼ -78.91%
• Current HPI: 211.6864
• Rent YoY: ▲ 3.28%
• Metro: Crawfordsville, 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

+33.4% since first listed

27 events — show timeline

• 2026-05-24 Pending — MIBOR as Distributed by MLS Grid
• 2026-05-15 Price Changed $119,900 MIBOR as Distributed by MLS Grid
• 2026-04-23 Relisted — MIBOR as Distributed by MLS Grid
• 2026-04-11 Pending — MIBOR as Distributed by MLS Grid
• 2026-03-20 Price Changed $129,900 MIBOR as Distributed by MLS Grid
• 2026-02-18 Price Changed $135,000 MIBOR as Distributed by MLS Grid
• 2026-01-05 Price Changed $142,500 MIBOR as Distributed by MLS Grid
• 2025-10-13 Listed $149,900 MIBOR as Distributed by MLS Grid
• 2025-09-17 Sold (MLS) $150,000 MIBOR as Distributed by MLS Grid
• 2025-08-13 Pending — MIBOR as Distributed by MLS Grid
• 2025-08-09 Listed $150,000 MIBOR as Distributed by MLS Grid
• 2020-09-14 Listing Removed — MIBOR as Distributed by MLS Grid
• 2020-09-14 Listing Removed — MIBOR as Distributed by MLS Grid
• 2020-07-23 Price Changed $84,900 MIBOR as Distributed by MLS Grid
• 2020-07-23 Price Changed $84,900 MIBOR as Distributed by MLS Grid
• 2020-07-09 Relisted — MIBOR as Distributed by MLS Grid
• 2020-07-09 Relisted — MIBOR as Distributed by MLS Grid
• 2020-05-19 Pending — MIBOR as Distributed by MLS Grid
• 2020-05-19 Pending — MIBOR as Distributed by MLS Grid
• 2020-04-01 Relisted — MIBOR as Distributed by MLS Grid
• 2020-04-01 Relisted — MIBOR as Distributed by MLS Grid
• 2020-04-01 Listing Removed — MIBOR as Distributed by MLS Grid
• 2020-04-01 Listing Removed — MIBOR as Distributed by MLS Grid
• 2020-01-03 Price Changed $87,500 MIBOR as Distributed by MLS Grid
• 2020-01-03 Price Changed $87,500 MIBOR as Distributed by MLS Grid
• 2019-08-28 Listed $89,900 MIBOR as Distributed by MLS Grid
• 2019-08-27 Listed $89,900 MIBOR as Distributed by MLS Grid

Property tax history

-2.7%/yr

Latest (2025): $1,014 · -24.2% YoY. Source: county tax records.