100 E Village Dr · Sullivan, IN 47882

$112,549

2 bd · 1.0 ba · 1,584 sqft · SingleFamily public records · 520 Days on market

Built 1959 0.52 ac lot $71/sqft · 35% below area Est $174k · 35% under ↓ 5% since listing

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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 +22.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +5.8/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 100 E Village Drive! Superb Neighborhood. Master Bedroom has Full Bath/ensuite. 3 Bedroom, 2 Full Baths. 1,584 Sq ft: Living room, Dining Room, Family Room, Modern Kitchen. Main level laundry, possible 3rd Bathroom. Attached Garage. No government loans due to lack of furnace/has been removed & some water pipes need replaced. Large yard 125 x 180/. 52/Over half an acre! Corner Location.

Key facts

• Corner location
• Large yard
• Full bath

Tags

• FULL BATH
• MODERN KITCHEN
• MAIN LEVEL LAUNDRY
• LARGE YARD
• CORNER LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $113k.

Deal economics

• At list price, monthly cash flow is $181 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $113k).
• Recommended offer: $99k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 4.5% in Sullivan — 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 70/100 on livability (#167 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, amenities F, commute F.
• Southwest School Corporation (rural): math 40% / reading 42% proficiency, ranked #137 of 301 in IN (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 79 active listings in the ZIP; 4 units permitted in Sullivan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $778 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Sullivan County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 520 days — a 12% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $6k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,043 (12.0% below list)

Questions for the listing agent

1. It's been on market 520 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.08% ✓
• Cap rate: 8.22%
• Cash-on-cash: 6.90%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

• ARV (median comp): $174,477
• List price: $112,549
• Delta: -35.49%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1305 N Court St	0.47mi	2/2.0	1,512 (-4%)	1mo	$180,000	$119	66

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: -5.7%
• Equity multiple: 0.79×
• Total profit: $-6,682
• Equity at exit: $16,781

10-year hold

• IRR: 4.0%
• Equity multiple: 1.29×
• Total profit: $9,114
• Equity at exit: $9,731

Cash invested: $31,514 (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 47882

• Home prices YoY: -11.1%
• Active inventory: 79
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,214 medium
• Mortgage (P&I): −$590
• Tax from tax record: −$141 /mo · $1,694/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $181

Break-even live

Break-even rent $985

Max offer price $112,549

Occupancy floor 80%

Sensitivity live

Price	-10% $245	-5% $213	+0% $181	+5% $149	+10% $117
Rent	-10% $85	-5% $133	+0% $181	+5% $229	+10% $277
Rate	-1.0pp $238	-0.5pp $210	base $181	+0.5pp $152	+1.0pp $122

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: $28,137
• Closing costs: $3,376
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $112,549 Active 520 DOM
2. 2026-06-17
   days on market $112,549 Active 519 DOM
3. 2026-06-16
   days on market $112,549 Active 518 DOM
4. 2026-06-15
   days on market $112,549 Active 517 DOM
5. 2026-06-13
   days on market $112,549 Active 515 DOM
6. 2026-06-12
   days on market $112,549 Active 514 DOM
7. 2026-06-09
   days on market $112,549 Active 511 DOM
8. 2026-06-08
   days on market $112,549 Active 510 DOM
9. 2026-06-07
   days on market $112,549 Active 509 DOM
10. 2026-06-07
    days on market $112,549 Active 508 DOM
11. 2026-06-04
    days on market $112,549 Active 505 DOM
12. 2026-06-02
    days on market $112,549 Active 504 DOM
13. 2026-06-01
    days on market $112,549 Active 503 DOM
14. 2026-05-31
    days on market $112,549 Active 502 DOM
15. 2026-05-31
    days on market $112,549 Active 501 DOM
16. 2026-04-13
    status Active 406-char remark

    Show marketing remark (406 chars)

    Welcome to 100 E Village Drive! Superb Neighborhood. Master Bedroom has Full Bath/ensuite. 3 Bedroom, 2 Full Baths. 1,584 Sq ft: Living room, Dining Room, Family Room, Modern Kitchen. Main level laundry, possible 3rd Bathroom. Attached Garage. No government loans due to lack of furnace/has been removed & some water pipes need replaced. Large yard 125 x 180/. 52/Over half an acre! Corner Location.

17. 2025-12-22
    price $112,549 406-char remark

    Show marketing remark (406 chars)

    Welcome to 100 E Village Drive! Superb Neighborhood. Master Bedroom has Full Bath/ensuite. 3 Bedroom, 2 Full Baths. 1,584 Sq ft: Living room, Dining Room, Family Room, Modern Kitchen. Main level laundry, possible 3rd Bathroom. Attached Garage. No government loans due to lack of furnace/has been removed & some water pipes need replaced. Large yard 125 x 180/. 52/Over half an acre! Corner Location.

18. 2025-09-05
    price $113,050 406-char remark

    Show marketing remark (406 chars)

    Welcome to 100 E Village Drive! Superb Neighborhood. Master Bedroom has Full Bath/ensuite. 3 Bedroom, 2 Full Baths. 1,584 Sq ft: Living room, Dining Room, Family Room, Modern Kitchen. Main level laundry, possible 3rd Bathroom. Attached Garage. No government loans due to lack of furnace/has been removed & some water pipes need replaced. Large yard 125 x 180/. 52/Over half an acre! Corner Location.

19. 2025-01-15
    listed $119,000 Active 406-char remark

    Show marketing remark (406 chars)

    Welcome to 100 E Village Drive! Superb Neighborhood. Master Bedroom has Full Bath/ensuite. 3 Bedroom, 2 Full Baths. 1,584 Sq ft: Living room, Dining Room, Family Room, Modern Kitchen. Main level laundry, possible 3rd Bathroom. Attached Garage. No government loans due to lack of furnace/has been removed & some water pipes need replaced. Large yard 125 x 180/. 52/Over half an acre! Corner Location.

20. 2007-07-23
    soldstatus $119,000

ⓘ 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: $1,694 · $141/mo
• Projected year-2 tax: $1,694 · $141/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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $14,574
• − Mortgage interest: −$6,304
• − Property taxes: −$1,694
• − Insurance: −$563
• − Repairs & maintenance: −$1,166
• − Management: −$1,166
• − Depreciation: −$3,274
• Taxable income: $406
• Est. tax owed @ 24.0%: −$98
• After-tax cash flow: $2,076/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: Southwest School Corporation
• NCES district ID: 1810860
• Math proficiency: 40% ▼ -10.00%
• Reading proficiency: 42% ▼ -9.00%
• Median HH income: $43,624
• Composite: 34.71/100
• National rank: #5136
• State rank: #137 of 301 in IN

Livability — Sullivan

• Score: 70/100
• State rank: #167
• US rank: #7960

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 8,494
• Population (ZIP): 8,494

Population outlook (Sullivan County) Hauer SSP2

• Today (2025): 20,313 people
• By 2030: 19,908 · -2.0%
• By 2040: 19,009 · -6.4%
• By 2050: 17,972 · -11.5%
• By 2075: 14,929 · -26.5%
• By 2100: 11,391 · -43.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3%
• Common ancestry: Italian 2% Slovak 2% Iranian 2%
• Foreign-born: 1% · China
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Sullivan

• 2024 margin: Solid R (+52.7) · D 22.8% · R 75.5% · Other 1.7%
• 2008→2024 swing: -52.0pp toward R · 2008: -0.7pp · 2024: -52.7pp
• All cycles: 2024: R+52.7 2020: R+50.5 2016: R+47.0 2012: R+20.6 2008: R+0.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -23.79%
• Current HPI: 190.5334
• 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

-5.4% since first listed

5 events — show timeline

• 2026-04-13 Relisted — IRMLS
• 2025-12-22 Price Changed $112,549 IRMLS
• 2025-09-05 Price Changed $113,050 IRMLS
• 2025-01-15 Listed $119,000 IRMLS
• 2007-07-23 Sold (Public Records) $119,000 Public Records

Property tax history

+12.8%/yr

Latest (2024): $1,694 · -16.5% YoY. Source: county tax records.