5669 E Hill Park Rd · Dubois, IN 47527

$129,500

1 bd · 1.0 ba · 1,995 sqft · Other · 3 Days on market

Built 2016 0.56 ac lot $65/sqft · 44% below area Est $233k · 44% 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).

• ARV discount +15.0/15.0
• Cash flow +9.8/30.0
• Appreciation +9.0/10.0
• Schools +4.5/10.0
• DSCR +2.8/10.0
• Livability +2.8/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This property features 1995 square ft with . 056 acres. Is located close to schools with kitchen, dining room, bedroom, bathroom, office and all appliances. .. .refrigerator, microwave, stove, washer and dryer. Can be used for work shop or garage. Has potential for additional 3-4 bedrooms. On city sewers and city water.

Key facts

• 0.56 acre lot
• 5 garage spots
• Built 2016

Property features AI

Finance

• Other: Property listed as residential; Directions: Take Main St in Dubois, pass the middle school, take the road to the right; property on left (E Hill Park Dr)
• HOA & community: Subdivision: Hill Park Estates

Exterior

• Parking: Attached garage (5 garage spaces); Gravel parking
• Utilities: Public water; Public sewer
• Home design: Single-family site-built home; One story
• Construction: Metal siding; Metal roof
• Exterior features: Rolling slope lot; No fencing

Interior

• Kitchen: Disposal; Electric cooktop; Electric oven; Electric range
• Flooring: Carpet; Concrete; Laminate
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Disposal; Electric cooktop; Electric oven; Electric range; Gas water heater; Water heater; 1 fireplace; 6 total rooms; Basement present (no finished basement details provided)
• Laundry & utility: Electric dryer hookup on main level; Dryer listed

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $130k.

Deal economics

• At list price, monthly cash flow is $-83 ($-993/yr) — negative.
• To cash-flow at today's rent, offer at most $115k (11.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $97k (25.2% below list).
• Recommended offer: $97k (25.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 55/100 on livability (#633 in IN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: health & safety C-, amenities F, commute F.
• Northeast Dubois County School Corporation (rural): math 56% / reading 48% proficiency, ranked #40 of 301 in IN (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 17% free/reduced lunch — higher-income household profile.
• Zoned schools: Northeast Dubois Elementary School (235 students, 29% FRL); Northeast Dubois Jr/Sr High School (math 47% / reading 57%, grade D+, #106 of 369 statewide, top 31%, 368 students, 25% FRL).
• Market conditions: 14 active listings in the ZIP; 197 units permitted in Dubois County in 2024 (20 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($895 loan paydown + $10k appreciation (8.0% local appreciation)).
• Dubois County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (8.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,871 (25.2% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.75% ✗
• Cap rate: 5.53%
• Cash-on-cash: -2.74%
• DSCR: 0.88
• GRM: 11.1

CMA / ARV

• ARV (median comp): $232,765
• List price: $129,500
• Delta: -44.36%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

7.99% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.9%
• Equity multiple: 2.32×
• Total profit: $47,997
• Equity at exit: $98,314

10-year hold

• IRR: 17.0%
• Equity multiple: 4.95×
• Total profit: $143,139
• Equity at exit: $195,084

Cash invested: $36,260 (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 47527

• Home prices YoY: 3.8%
• Active inventory: 14
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $969 medium
• Mortgage (P&I): −$679
• Tax from tax record: −$115 /mo · $1,379/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $-83

Break-even live

Break-even rent $1,073

Max offer price $114,886

Occupancy floor —

Sensitivity live

Price	-10% $-9	-5% $-46	+0% $-83	+5% $-119	+10% $-156
Rent	-10% $-159	-5% $-121	+0% $-83	+5% $-44	+10% $-6
Rate	-1.0pp $-18	-0.5pp $-50	base $-83	+0.5pp $-116	+1.0pp $-150

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: $32,375
• Closing costs: $3,885
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-02
   status Pending 321-char remark
2. 2026-04-29
   listed $129,500 Active 321-char remark

ⓘ 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: $1,379 · $115/mo
• Projected year-2 tax: $1,379 · $115/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,625
• − Mortgage interest: −$7,254
• − Property taxes: −$1,379
• − Insurance: −$648
• − Repairs & maintenance: −$930
• − Management: −$930
• − Depreciation: −$3,767
• Taxable loss: −$3,283
• Est. tax savings @ 24.0%: +$788
• After-tax cash flow: $-205/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: Northeast Dubois County School Corporation
• NCES district ID: 1808120
• Math proficiency: 56% ▼ -5.00%
• Reading proficiency: 48% ▼ -3.00%
• Median HH income: $54,828
• Composite: 44.95/100
• National rank: #2707
• State rank: #40 of 301 in IN

Livability — Dubois

• Score: 55/100
• State rank: #633
• US rank: #23626

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dubois, IN
• Population (ZIP): 2,230

Population outlook (Dubois County) Hauer SSP2

• Today (2025): 43,036 people
• By 2030: 43,079 · +0.1%
• By 2040: 42,531 · -1.2%
• By 2050: 40,762 · -5.3%
• By 2075: 36,227 · -15.8%
• By 2100: 28,083 · -34.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 4% Black 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Dubois

• 2024 margin: Solid R (+42.2) · D 27.8% · R 70.0% · Other 2.2%
• 2008→2024 swing: -38.0pp toward R · 2008: -4.2pp · 2024: -42.2pp
• All cycles: 2024: R+42.2 2020: R+40.1 2016: R+40.0 2012: R+27.7 2008: R+4.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.99%
• Current HPI: 216.4058
• 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

2 events — show timeline

• 2026-05-02 Pending — IRMLS
• 2026-04-29 Listed $129,500 IRMLS

Property tax history

+27.4%/yr

Latest (2024): $1,379 · +0.1% YoY. Source: county tax records.