1217 S 25th St · New Castle, IN 47362

$14,900

3 bd · 1.0 ba · 2,080 sqft · SingleFamily public records · 29 Days on market

Built 1900 8,276 sqft lot $7/sqft · 91% below area ↓ 50% since listing

---

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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This single family home in New Castle, Indiana offers 1,040 square feet of living space on a 0.19-acre lot. Built in 1900, this one and a half story property features 3 bedrooms and 1 bathroom. (as-is, handyman special, investor special)

Key facts

• 8,276 sq ft lot
• Built 1900
• Listed 28 days

Property features AI

Finance

• Other: Property is in the New Castle Community School Corp district (school names excluded per instructions)
• Financial info: Tax amount listed (details not included per instructions)
• HOA & community: HOA information not provided

Exterior

• Parking: Parking details not provided
• Security: Security details not provided
• Utilities: Public water; Public sewer
• Home design: Single-story site-built single-family residence; Vinyl siding
• Construction: Vinyl siding construction; One story
• Exterior features: Level lot; Lot dimensions approximately 55 x 153; Lot size about 0.19 acres

Interior

• Kitchen: Kitchen details not provided
• Bedrooms: Bedrooms not specified
• Flooring: Flooring details not provided
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Baseboard heating; Window air conditioning units
• Interior features: Crawl space basement; Seven total rooms
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $15k.

Deal economics

• At list price, monthly cash flow is $788 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $15k).
• Recommended offer: $15k (1.5% below list) — sets the bar for market timing.
• Cap rate 69.7% vs local median 4.8% in New Castle — 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 75/100 on livability (#64 in IN, #4,219 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, amenities F, commute F.
• New Castle Community School Corporation (town): math 30% / reading 35% proficiency, ranked #229 of 301 in IN (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.6%/yr); 214 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 47 units permitted in Henry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $103 of loan paydown is wiped out by about $447 of value loss. Plan a longer hold.
• Henry County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($15k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $890 (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $14,676 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 7.57% ✓
• Cap rate: 69.73%
• Cash-on-cash: 226.58%
• DSCR: 11.08
• GRM: 1.1

CMA / ARV

• ARV (median comp): $85,345
• List price: $14,900
• Delta: -82.54%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1216 S 19th St	0.39mi	3/2.0	2,080 (0%)	7mo	$110,000	$53	72
1123 S 22nd St	0.24mi	3/1.0	1,872 (-10%)	0mo	$150,000	$80	72
418 S 25th St	0.41mi	3/2.0	2,112 (+2%)	3mo	$69,800	$33	72
1324 S 21st St	0.27mi	3/1.0	1,842 (-11%)	1mo	$140,000	$76	67
1425 S 19th St	0.43mi	2/1.5 (-1)	2,156 (+4%)	1mo	$110,000	$51	66
1122 S 14th St	0.71mi	3/1.0	2,053 (-1%)	1mo	$161,000	$78	64
2102 Plum St	0.56mi	3/1.5	1,962 (-6%)	5mo	$150,000	$76	58
1534 A Ave	0.71mi	2/1.0 (-1)	2,058 (-1%)	5mo	$132,000	$64	56
2004 Plum St	0.64mi	3/1.0	2,290 (+10%)	6mo	$153,000	$67	48
218 S 21st St	0.73mi	3/1.0	1,810 (-13%)	3mo	$162,000	$90	41
822 S 15th St	0.73mi	3/2.0	1,804 (-13%)	2mo	$175,000	$97	38
1917 Walnut St	0.68mi	2/1.5 (-1)	1,800 (-14%)	5mo	$132,000	$73	35

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 · 4.59% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 12.89×
• Total profit: $49,606
• Equity at exit: $2,222

10-year hold

• IRR: —
• Equity multiple: 28.72×
• Total profit: $115,636
• Equity at exit: $1,288

Cash invested: $4,172 (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 47362

• Home prices YoY: -16.0%
• Rents YoY: 4.6%
• Active inventory: 214
• Price-to-rent: 1.1×

Monthly cashflow live

• Estimated rent: $1,127 medium
• Mortgage (P&I): −$78
• Tax est. 1.5%: −$19 /mo · $224/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $788

Break-even live

Break-even rent $130

Max offer price $14,900

Occupancy floor 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: $3,725
• Closing costs: $447
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1519 A Ave New Castle, IN	3.0	2.0	1790	$855	$0.48	44d	1	0.72mi

Listing history 17 events

1. 2026-05-15
   price $15,116 237-char remark
2. 2026-05-11
   price $15,216 237-char remark
3. 2026-05-06
   price $15,316 237-char remark
4. 2026-04-27
   listed $15,790 Active 237-char remark
5. 2026-04-13
   price $15,790
6. 2026-04-09
   price $15,799
7. 2026-04-02
   price $15,893
8. 2026-03-17
   price $15,894
9. 2026-03-10
   price $15,897
10. 2026-03-06
    price $15,898
11. 2026-02-23
    price $16,899
12. 2026-02-16
    price $16,999
13. 2026-02-10
    price $17,999
14. 2026-01-31
    price $18,999
15. 2026-01-20
    price $19,999
16. 2026-01-16
    price $23,900
17. 2025-12-23
    listed $29,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥99°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: $13,530
• − Mortgage interest: −$835
• − Property taxes: −$224
• − Insurance: −$74
• − Repairs & maintenance: −$1,082
• − Management: −$1,082
• − Depreciation: −$433
• Taxable income: $9,799
• Est. tax owed @ 24.0%: −$2,352
• After-tax cash flow: $7,101/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: New Castle Community School Corporation
• NCES district ID: 1807440
• Math proficiency: 30% ▼ -13.00%
• Reading proficiency: 35% ▼ -9.00%
• Median HH income: $36,717
• Composite: 26.99/100
• National rank: #7067
• State rank: #229 of 301 in IN

Livability — New Castle

• Score: 75/100
• State rank: #64
• US rank: #4219

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Castle, IN
• County: Henry County · 29,337 people
• City population: 29,337
• Metro: New Castle, IN
• Population (ZIP): 29,337
• Household income: $60,258
• Rent vs Own: 27.6% rent · 72.4% own
• Severe rent burden: 545.0

Population outlook (Henry County) Hauer SSP2

• Today (2025): 48,028 people
• By 2030: 47,125 · -1.9%
• By 2040: 44,820 · -6.7%
• By 2050: 42,207 · -12.1%
• By 2075: 35,814 · -25.4%
• By 2100: 26,779 · -44.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 3% Black 3% Hispanic / Latino 3%
• Common ancestry: Italian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Henry

• 2024 margin: Solid R (+47.7) · D 25.3% · R 73.0% · Other 1.7%
• 2008→2024 swing: -43.8pp toward R · 2008: -3.9pp · 2024: -47.7pp
• All cycles: 2024: R+47.7 2020: R+45.2 2016: R+43.7 2012: R+17.0 2008: R+3.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -43.70%
• Current HPI: 228.8885
• Rent YoY: ▲ 4.59%
• Metro: New Castle, 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

-50.2% since first listed

19 events — show timeline

• 2026-05-22 Price Changed $14,900 IRMLS
• 2026-05-19 Price Changed $14,999 IRMLS
• 2026-05-15 Price Changed $15,116 IRMLS
• 2026-05-11 Price Changed $15,216 IRMLS
• 2026-05-06 Price Changed $15,316 IRMLS
• 2026-04-27 Listed $15,790 IRMLS
• 2026-04-13 Price Changed $15,790 IRMLS
• 2026-04-09 Price Changed $15,799 IRMLS
• 2026-04-02 Price Changed $15,893 IRMLS
• 2026-03-17 Price Changed $15,894 IRMLS
• 2026-03-10 Price Changed $15,897 IRMLS
• 2026-03-06 Price Changed $15,898 IRMLS
• 2026-02-23 Price Changed $16,899 IRMLS
• 2026-02-16 Price Changed $16,999 IRMLS
• 2026-02-10 Price Changed $17,999 IRMLS
• 2026-01-31 Price Changed $18,999 IRMLS
• 2026-01-20 Price Changed $19,999 IRMLS
• 2026-01-16 Price Changed $23,900 IRMLS
• 2025-12-23 Listed $29,900 IRMLS

Property tax history

-3.4%/yr

Latest (2024): $1,386 · +10.4% YoY. Source: county tax records.