319 N Shew St · Universal, IN 47884

$17,900

2 bd · 1.0 ba · 1,125 sqft · SingleFamily public records · 122 Days on market

Built 1910 6,098 sqft lot ↓ 10% 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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.1/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Attention investors! If you're looking for a project this home is for you! Located in a small town this home could be a great home with some love and renovations. Bring your imagination, saw and hammer and let your creativity go to work!

Key facts

• 6,098 sq ft lot
• Built 1910
• Listed 122 days

Property features AI

Exterior

• Home design: Single-family residential home; One story
• Construction: Vinyl siding
• Exterior features: Shingle roof

Interior

• Bathrooms: 1 full bathroom
• Interior features: Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $18k.

Deal economics

• At list price, monthly cash flow is $667 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $18k).
• Recommended offer: $16k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#615 in IN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D+, crime D, amenities F.
• South Vermillion Community School Corporation (rural): math 31% / reading 42% proficiency, ranked #182 of 301 in IN (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Van Duyn Elementary School (math 37% / reading 32%, grade F, #597 of 994 statewide, top 63%, 247 students, 53% FRL); South Vermillion High School (math 27% / reading 62%, grade F, #169 of 369 statewide, top 51%, 478 students, 54% FRL).
• Market conditions: 1 active listings in the ZIP; 28 units permitted in Vermillion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($124 loan paydown + $908 appreciation (5.1% local appreciation)).
• Vermillion County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.1% appreciation + 3.0% rent growth), your $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($16k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $15,752 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 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 1910 — 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 F-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. Crime grade is D 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?
7. 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.
8. 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.
9. 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: 5.59% ✓
• Cap rate: 51.03%
• Cash-on-cash: 159.77%
• DSCR: 8.11
• GRM: 1.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.07% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 10.32×
• Total profit: $46,712
• Equity at exit: $10,219

10-year hold

• IRR: —
• Equity multiple: 21.84×
• Total profit: $104,466
• Equity at exit: $17,700

Cash invested: $5,012 (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 47884

• Home prices YoY: 2.8%
• Active inventory: 1
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,001 medium
• Mortgage (P&I): −$94
• Tax est. 1.5%: −$22 /mo · $268/yr
• Insurance: −$7
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $667

Break-even live

Break-even rent $157

Max offer price $17,900

Occupancy floor 28%

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: $4,475
• Closing costs: $537
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-13
   days on market $17,900 Active 122 DOM
2. 2026-06-12
   days on market $17,900 Active 121 DOM
3. 2026-06-09
   days on market $17,900 Active 118 DOM
4. 2026-06-08
   days on market $17,900 Active 117 DOM
5. 2026-06-07
   days on market $17,900 Active 116 DOM
6. 2026-06-07
   days on market $17,900 Active 115 DOM
7. 2026-06-04
   days on market $17,900 Active 112 DOM
8. 2026-06-02
   days on market $17,900 Active 111 DOM
9. 2026-06-01
   days on market $17,900 Active 110 DOM
10. 2026-05-31
    days on market $17,900 Active 109 DOM
11. 2026-05-31
    days on market $17,900 Active 108 DOM
12. 2026-04-01
    price $17,900
13. 2026-02-11
    listed $19,900 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 ≥104°F today · 19 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: $12,015
• − Mortgage interest: −$1,003
• − Property taxes: −$268
• − Insurance: −$90
• − Repairs & maintenance: −$961
• − Management: −$961
• − Depreciation: −$521
• Taxable income: $8,211
• Est. tax owed @ 24.0%: −$1,971
• After-tax cash flow: $6,037/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: South Vermillion Community School Corporation
• NCES district ID: 1810590
• Math proficiency: 31% ▼ -6.00%
• Reading proficiency: 42% ▬ 0.00%
• Median HH income: $42,809
• Composite: 30.87/100
• National rank: #6123
• State rank: #182 of 301 in IN

Livability — Universal

• Score: 56/100
• State rank: #615
• US rank: #22388

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Universal, IN
• City population: 207
• Population (ZIP): 207

Population outlook (Vermillion County) Hauer SSP2

• Today (2025): 14,605 people
• By 2030: 13,942 · -4.5%
• By 2040: 12,592 · -13.8%
• By 2050: 11,381 · -22.1%
• By 2075: 9,063 · -37.9%
• By 2100: 7,098 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 6%
• Common ancestry: Romanian 2% Slovene 2% Lithuanian 1%
• Foreign-born: 0% · Canada

Political lean MEDSL · Vermillion

• 2024 margin: Solid R (+44.7) · D 26.6% · R 71.3% · Other 2.1%
• 2008→2024 swing: -58.7pp toward R · 2008: 13.9pp · 2024: -44.7pp
• All cycles: 2024: R+44.7 2020: R+40.6 2016: R+35.1 2012: R+6.8 2008: D+13.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.07%
• Current HPI: 188.5872
• 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

-10.1% since first listed

2 events — show timeline

• 2026-04-01 Price Changed $17,900 THAAR
• 2026-02-11 Listed $19,900 THAAR