730 S Franklin St · Montpelier, IN 47359

$105,000

3 bd · 1.0 ba · 936 sqft · SingleFamily public records · 7 Days on market

Built 1956 0.54 ac lot Est $110k · at est.

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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 +18.1/30.0
• ARV discount +9.4/15.0
• Appreciation +8.4/10.0
• DSCR +5.7/10.0
• 1% rule +4.2/10.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Attractive limestone ranch style home situated on 2-1/2 lots totaling over 1/2 acre of yard on a corner lot. You will enjoy the updated kitchen. Majority of the home features real hardwood floors. Enjoy quiet evenings on the covered 9'x25' front porch or on the rear patio slab. At the rear corner of the lot is a 2nd garage that is 24'x24'. Easy to show, and possession the day of closing. (pre-owned appliances are not warranted)

Key facts

• Covered front porch
• 2nd garage
• Real hardwood floors

Tags

• LIMESTONE RANCH STYLE HOME
• UPDATED KITCHEN
• REAL HARDWOOD FLOORS
• COVERED FRONT PORCH
• REAR PATIO SLAB
• 2ND GARAGE

Property features AI

Finance

• Other: Corner, level lot (approximately 0.538 acre; dimensions 134 x 175)

Exterior

• Parking: Attached garage with garage door opener; Off-street parking; Second (separate) garage; 1 garage space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Site-built home; One story
• Construction: Stone exterior; Metal roof; Concrete perimeter and block foundation; Built on a crawl space
• Exterior features: Covered porch; Covered patio

Interior

• Kitchen: Refrigerator; Electric range
• Bedrooms: Total rooms: 5
• Flooring: Hardwood; Carpet
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Electric heating; Ceiling heating; No cooling
• Interior features: Eat-in kitchen; Laminate counters; Window treatments
• Laundry & utility: Electric dryer hookup on main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $92 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $97k (7.7% below list).
• Recommended offer: $97k (7.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#230 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D, amenities F, commute F.
• Blackford County Schools (town): math 37% / reading 41% proficiency, ranked #164 of 301 in IN (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Blackford Primary School (352 students, 65% FRL); Blackford Jr-Sr High School (math 25% / reading 43%, grade F, #285 of 369 statewide, top 78%, 717 students, 50% FRL).
• Market conditions: 26 active listings in the ZIP; 9 units permitted in Blackford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($726 loan paydown + $7k appreciation (6.7% local appreciation)).
• Blackford County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.7% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $58k; list at $105k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,949 (7.7% below list)

Questions for the listing agent

1. Built in 1956 — 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. 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.
5. 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.
6. 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: 0.92% ✗
• Cap rate: 7.34%
• Cash-on-cash: 3.74%
• DSCR: 1.17
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $109,512
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
607 S Elm St	0.25mi	2/1.0 (-1)	864 (-8%)	18mo	$70,000	$81	56
440 W Green St	0.56mi	2/1.5 (-1)	958 (+2%)	22mo	$111,900	$117	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.72% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.1%
• Equity multiple: 2.38×
• Total profit: $40,684
• Equity at exit: $70,841

10-year hold

• IRR: 19.0%
• Equity multiple: 4.88×
• Total profit: $114,065
• Equity at exit: $132,862

Cash invested: $29,400 (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 47359

• Home prices YoY: 3.0%
• Active inventory: 26
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $969 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$80 /mo · $958/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $92

Break-even live

Break-even rent $853

Max offer price $105,000

Occupancy floor 86%

Sensitivity live

Price	-10% $151	-5% $121	+0% $92	+5% $62	+10% $32
Rent	-10% $15	-5% $53	+0% $92	+5% $130	+10% $168
Rate	-1.0pp $145	-0.5pp $118	base $92	+0.5pp $65	+1.0pp $37

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-07
   statusdays on market $105,000 Pending 7 DOM
2. 2026-06-05
   days on market $105,000 Active 6 DOM
3. 2026-06-03
   days on market $105,000 Active 5 DOM
4. 2026-06-02
   days on market $105,000 Active 4 DOM
5. 2026-06-01
   days on market $105,000 Active 3 DOM
6. 2026-05-31
   days on market $105,000 Active 2 DOM
7. 2026-05-29
   listed $105,000 Active
8. 2010-04-22
   soldstatus $58,000

ⓘ 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: $958 · $80/mo
• Projected year-2 tax: $958 · $80/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 (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 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,634
• − Mortgage interest: −$5,882
• − Property taxes: −$958
• − Insurance: −$525
• − Repairs & maintenance: −$931
• − Management: −$931
• − Depreciation: −$3,055
• Taxable loss: −$646
• Est. tax savings @ 24.0%: +$155
• After-tax cash flow: $1,256/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: Blackford County Schools
• NCES district ID: 1800570
• Math proficiency: 37% ▼ -12.00%
• Reading proficiency: 41% ▼ -5.00%
• Median HH income: $39,653
• Composite: 32.67/100
• National rank: #5656
• State rank: #164 of 301 in IN

Livability — Montpelier

• Score: 68/100
• State rank: #230
• US rank: #9968

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Montpelier, IN
• City population: 3,688
• Population (ZIP): 3,688

Population outlook (Blackford County) Hauer SSP2

• Today (2025): 11,183 people
• By 2030: 10,542 · -5.7%
• By 2040: 9,292 · -16.9%
• By 2050: 8,176 · -26.9%
• By 2075: 6,549 · -41.4%
• By 2100: 5,636 · -49.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Iranian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 0% · Vietnam
• Languages at home: 98% English-only · Vietnamese 2%

Political lean MEDSL · Blackford

• 2024 margin: Solid R (+50.3) · D 23.9% · R 74.2% · Other 1.9%
• 2008→2024 swing: -50.1pp toward R · 2008: -0.2pp · 2024: -50.3pp
• All cycles: 2024: R+50.3 2020: R+46.1 2016: R+43.7 2012: R+16.5 2008: R+0.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.72%
• Current HPI: 231.2009
• 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

+81.0% since first listed

2 events — show timeline

• 2026-05-29 Listed $105,000 IRMLS
• 2010-04-22 Sold (Public Records) $58,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $958 · +8.5% YoY. Source: county tax records.