1816 N 17th St · Lafayette, IN 47904

$160,000

3 bd · 1.5 ba · 1,896 sqft · SingleFamily public records · 1 Days on market

Built 1935 0.30 ac lot Est $235k · 32% 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 +23.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +5.3/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This property has lots of room for everyone, both inside the house and in the extra lot/land adjacent to the home! With a little TLC this home could shine and the extra family room on the main floor could easily be a 4th bedroom, ensuite. Features include original wood work, french doors and hardwood floors. Enjoy the summer on the 225 SF front porch of this Foursquare home. All appliances convey. Lots of possibilities for the additional lot included with this sale! Water supply to the house is currently off but will be turned on for inspection.

Key facts

• Extra lot
• Front porch
• French doors

Tags

• EXTRA LOT
• FAMILY ROOM
• ORIGINAL WOOD WORK
• FRENCH DOORS
• HARDWOOD FLOORS
• FRONT PORCH

Property features AI

Finance

• Other: Lot dimensions approximately 88 x 150 (about 0.3 acres)
• Financial info: Financial details not provided
• HOA & community: No HOA information provided

Exterior

• Parking: Parking details not provided
• Security: No specific security features listed
• Utilities: Public water; Public sewer
• Home design: Single-family residence (site-built); 2 stories
• Construction: Aluminum siding and brick exterior; Shingle roof; Block foundation; Partial basement with crawl space and exterior entry
• Exterior features: Level lot; Shed(s) on the property; No fencing

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Electric range
• Bedrooms: Includes bedrooms (room level not specified)
• Flooring: Hardwood; Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 bathroom on the main level
• Heating & cooling: Natural gas heating; Forced air heating; Central air conditioning; Ceiling fans
• Interior features: Walk-in closets; Ceiling fans; Laminate countertops; Window treatments; One fireplace
• Laundry & utility: Washer; Dryer; Electric dryer hookup on the main level; Water softener (owned)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $283 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 8.4% vs local median 4.2% in Lafayette — 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 74/100 on livability (#68 in IN, #4,374 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D+, employment D+, crime F.
• Lafayette School Corporation (urban): math 29% / reading 34% proficiency, ranked #235 of 301 in IN (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Vinton Elementary School (math 42% / reading 27%, grade F, #597 of 994 statewide, top 63%, 452 students, 86% FRL); Lafayette Sunnyside Intermediate (math 26% / reading 26%, grade F, #240 of 330 statewide, top 73%, 1,047 students, 77% FRL); Jefferson High School (math 23% / reading 55%, grade F, #235 of 369 statewide, top 65%, 2,118 students, 69% FRL).
• Market conditions: Rents rising (+2.8%/yr); 77 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,341 units permitted in Tippecanoe County in 2024 (869 in 5+ unit buildings).
• This rent runs 38% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Tippecanoe County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $160,000

Questions for the listing agent

1. Built in 1935 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.03% ✓
• Cap rate: 8.41%
• Cash-on-cash: 7.58%
• DSCR: 1.34
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $235,104
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1816 N 17th St	0.00mi	3/2.0	1,896 (0%)	0mo	$150,000	$79	98
1811 N 15th St	0.10mi	3/2.0	1,664 (-12%)	3mo	$220,000	$132	70
1000 Hartford St	0.62mi	3/2.0	1,938 (+2%)	4mo	$215,000	$111	62
1213 Morton St	0.39mi	3/1.5	1,683 (-11%)	4mo	$220,000	$131	60
2606 Elmwood Ave	0.66mi	3/2.0	1,872 (-1%)	8mo	$195,000	$104	58
1706 Pierce St	0.33mi	3/2.0	1,700 (-10%)	9mo	$210,000	$124	58
1904 Greenbush St	0.28mi	4/2.0 (+1)	1,652 (-13%)	4mo	$250,000	$151	55
2134 Monon Ave	0.71mi	3/1.0	1,780 (-6%)	1mo	$235,000	$132	54
2226 N 23rd St	0.52mi	3/2.0	1,728 (-9%)	6mo	$145,000	$84	54
1010 N 10th St	0.67mi	3/1.0	1,794 (-5%)	8mo	$190,000	$106	51
2621 Underwood St	0.69mi	3/1.5	1,630 (-14%)	1mo	$247,500	$152	43
2217 Rainbow Dr	0.71mi	3/1.5	1,698 (-10%)	7mo	$200,000	$118	43

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 · 2.8% rent growth · sell at horizon

5-year hold

• IRR: -5.0%
• Equity multiple: 0.82×
• Total profit: $-8,269
• Equity at exit: $23,857

10-year hold

• IRR: 4.5%
• Equity multiple: 1.32×
• Total profit: $14,531
• Equity at exit: $13,834

Cash invested: $44,800 (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 47904

• Rents YoY: 2.8%
• Active inventory: 77
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,647 high
• Mortgage (P&I): −$839
• Tax from tax record: −$112 /mo · $1,348/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $283

Break-even live

Break-even rent $1,289

Max offer price $160,000

Occupancy floor 78%

Sensitivity live

Price	-10% $373	-5% $328	+0% $283	+5% $238	+10% $192
Rent	-10% $153	-5% $218	+0% $283	+5% $348	+10% $413
Rate	-1.0pp $363	-0.5pp $324	base $283	+0.5pp $241	+1.0pp $199

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1707 Meharry St Lafayette, IN	3.0	2.0	1348	$1,500	$1.11	23d	1	0.09mi
1038 Heath St Unit 1038 1/2 Lafayette, IN	4.0	2.0	1650	$1,850	$1.12	23d	1	0.50mi
1609 Arlington Rd Lafayette, IN	3.0	1.0	1268	$1,300	$1.03	23d	1	0.55mi
2209 Monon Ave Lafayette, IN	3.0	2.0	2200	$1,650	$0.75	46d	1	0.75mi
802 N 9th St Lafayette, IN	2.0	1.0–2.0	902	$789	$0.87	16d	1	0.82mi
400 N 9th St Lafayette, IN	1.0–2.0	1.0–2.0	1600	$2,675	$1.67	46d	2	1.05mi
407 N 24th St Lafayette, IN	3.0	2.0	1388	$2,200	$1.59	46d	1	1.13mi
327 N 23rd St Lafayette, IN	4.0	2.5	2002	$1,995	$1.00	16d	1	1.14mi
711 South St Lafayette, IN	2.0	2.5	1550	$1,999	$1.29	46d	1	1.32mi
711 South St Lafayette, IN	2.0	2.5	1550	$1,824	$1.18	16d	1	1.32mi
1611 Grove St Lafayette, IN	3.0	1.5	1250	$1,195	$0.96	16d	1	1.36mi
932 Robinson St West Lafayette, IN	3.0	1.5	1944	$2,800	$1.44	16d	1	1.37mi
500 South St Lafayette, IN	1.0–2.0	1.0–2.0	1232	$2,000	$1.62	23d	1	1.37mi
270 Littleton St West Lafayette, IN	4.0	1.0–2.5	972	$1,010	$1.04	23d	1	1.40mi
102 N 3rd St Apt 3A Lafayette, IN	2.0	2.5	1725	$1,995	$1.16	46d	1	1.40mi
224 S 14th St Lafayette, IN	4.0	2.0	1900	$1,810	$0.95	16d	1	1.41mi
12 N 3rd St Unit 203 Lafayette, IN	2.0	2.0	1900	$2,695	$1.42	46d	1	1.44mi
6 S 4th St Lafayette, IN	1.0–3.0	1.0–3.0	1102	$1,649	$1.50	16d	1	1.44mi

Listing history 3 events

1. 2026-06-10
   status $160,000 Pending 1 DOM
2. 2026-06-09
   remarks 553-char remark
3. 2026-06-09
   listed $160,000 Active 1 DOM

ⓘ 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: $1,348 · $112/mo
• Projected year-2 tax: $1,354 · $113/mo
• Expected delta: +$6/yr (+$1/mo · 0.5%)

ⓘ 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 ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,761
• − Mortgage interest: −$8,962
• − Property taxes: −$1,348
• − Insurance: −$800
• − Repairs & maintenance: −$1,581
• − Management: −$1,581
• − Depreciation: −$4,655
• Taxable income: $834
• Est. tax owed @ 24.0%: −$200
• After-tax cash flow: $3,194/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: Lafayette School Corporation
• NCES district ID: 1805400
• Math proficiency: 29% ▼ -9.00%
• Reading proficiency: 34% ▼ -7.00%
• Median HH income: $39,817
• Composite: 26.46/100
• National rank: #7217
• State rank: #235 of 301 in IN

Livability — Lafayette

• Score: 74/100
• State rank: #68
• US rank: #4374

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lafayette, IN
• County: Tippecanoe County · 181,820 people
• City population: 106,622
• Metro: Lafayette-West Lafayette, IN
• Population (ZIP): 16,257
• Household income: $51,687
• Rent vs Own: 56.8% rent · 43.2% own
• Severe rent burden: 563.0

Population outlook (Tippecanoe County) Hauer SSP2

• Today (2025): 215,327 people
• By 2030: 232,284 · +7.9%
• By 2040: 266,517 · +23.8%
• By 2050: 302,826 · +40.6%
• By 2075: 394,445 · +83.2%
• By 2100: 463,500 · +115.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 16% Two or more races 11% Black 5% Asian 1%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Romanian 3% Lithuanian 1% Iranian 1%
• Foreign-born: 9% · Canada, China
• Languages at home: 88% English-only · Spanish 10% Other Asian/Pacific 1%

Political lean MEDSL · Tippecanoe

• 2024 margin: Toss-up / Even · D 49.0% · R 49.1% · Other 1.9%
• 2008→2024 swing: -11.8pp toward R · 2008: 11.6pp · 2024: -0.1pp
• All cycles: 2024: R+0.1 2020: D+0.6 2016: R+5.7 2012: R+3.6 2008: D+11.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -147.53%
• Current HPI: 227.1555
• Rent YoY: ▲ 2.80%
• Metro: Lafayette-West Lafayette, 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

1 event — show timeline

• 2026-06-08 Listed $160,000 IRMLS

Property tax history

+9.8%/yr

Latest (2024): $1,348 · +11.4% YoY. Source: county tax records.