225 E State Road 60 · New Pekin, IN 47165

$95,000

3 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 58 Days on market

Built 1960 7,405 sqft lot $89/sqft · 42% below area Est $164k · 42% under ↓ 17% 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 +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +4.6/10.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investment Opportunity in Pekin – Full Renovation Needed! Unlock the potential at 225 SR 60 in Pekin, Indiana. This property presents a prime opportunity for investors, flippers, or ambitious renovators looking to bring new life to a home with solid upside potential. Situated in a convenient location with easy access to surrounding areas, this property offers the chance to create value through a complete renovation. The home is in need of significant repairs and updates and is being sold as-is, making it ideal for those seeking a full rehab project. Whether you're looking to restore it as a primary residence, renovate for resale, or add to your rental portfolio, the possibilities here

Key facts

• Growing area
• 7,405 sq ft lot
• Garage

Tags

• FULL RENOVATION NEEDED
• INCOME PRODUCING ASSET
• GROWING AREA

Property features AI

Finance

• Financial info: Lease considered

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Public water; Septic tank sewer
• Home design: Single-story home; Resale property
• Construction: Block foundation
• Exterior features: Residential zoning; Lot approximately 0.17 acres

Interior

• Bathrooms: 1 full bathroom
• Interior features: Unfinished basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $30 ($355/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($950 rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#492 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• East Washington School Corporation (rural): math 32% / reading 40% proficiency, ranked #183 of 301 in IN (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: East Washington Elementary School (math 52% / reading 40%, grade D-, #357 of 994 statewide, top 37%, 542 students, 50% FRL); East Washington Middle School (math 23% / reading 32%, grade F, #230 of 330 statewide, top 71%, 415 students, 52% FRL); Eastern High School (math 27% / reading 72%, grade D, #123 of 369 statewide, top 36%, 389 students, 42% FRL).
• Market conditions: 26 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 25 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Washington County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.00% ✓
• Cap rate: 6.67%
• Cash-on-cash: 1.33%
• DSCR: 1.06
• GRM: 8.3

CMA / ARV

• ARV (median comp): $164,318
• List price: $95,000
• Delta: -42.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
453 W Park St	0.20mi	3/1.0	1,014 (-5%)	9mo	$77,500	$76	76
599 N Susan Way	0.60mi	3/1.5	1,148 (+8%)	2mo	$226,500	$197	55
805 E State Road 60	0.57mi	2/1.0 (-1)	1,114 (+5%)	14mo	$165,000	$148	49
430 N Cress Dr	0.46mi	3/2.0	1,120 (+5%)	21mo	$215,000	$192	49
448 N Cress Dr	0.48mi	3/2.0	1,152 (+8%)	16mo	$208,000	$181	46
1120 E 5th St	0.75mi	3/1.0	984 (-8%)	9mo	$211,300	$215	45
511 N Cress Dr	0.59mi	3/2.0	1,196 (+12%)	22mo	$215,000	$180	30

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: -14.1%
• Equity multiple: 0.49×
• Total profit: $-13,457
• Equity at exit: $14,165

10-year hold

• IRR: -5.2%
• Equity multiple: 0.66×
• Total profit: $-9,075
• Equity at exit: $8,214

Cash invested: $26,600 (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 47165

• Home prices YoY: -5.0%
• Active inventory: 26
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $950 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$183 /mo · $2,198/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $30

Break-even live

Break-even rent $913

Max offer price $95,000

Occupancy floor 92%

Sensitivity live

Price	-10% $83	-5% $56	+0% $30	+5% $3	+10% $-24
Rent	-10% $-45	-5% $-8	+0% $30	+5% $67	+10% $105
Rate	-1.0pp $77	-0.5pp $54	base $30	+0.5pp $5	+1.0pp $-20

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
515 E Brookelynn Ct Pekin, IN	2.0	1.0	1000	$950	$0.95	4d	1	0.47mi

Listing history 19 events

1. 2026-06-21
   days on market $95,000 Active 58 DOM
2. 2026-06-21
   days on market $95,000 Active 57 DOM
3. 2026-06-18
   days on market $95,000 Active 55 DOM
4. 2026-06-17
   days on market $95,000 Active 54 DOM
5. 2026-06-16
   days on market $95,000 Active 53 DOM
6. 2026-06-15
   days on market $95,000 Active 52 DOM
7. 2026-06-13
   days on market $95,000 Active 50 DOM
8. 2026-06-12
   days on market $95,000 Active 49 DOM
9. 2026-06-09
   days on market $95,000 Active 46 DOM
10. 2026-06-08
    days on market $95,000 Active 45 DOM
11. 2026-06-07
    days on market $95,000 Active 44 DOM
12. 2026-06-05
    pricedays on market $95,000 Active 42 DOM
13. 2026-06-04
    days on market $105,000 Active 40 DOM
14. 2026-06-02
    days on market $105,000 Active 39 DOM
15. 2026-06-01
    days on market $105,000 Active 38 DOM
16. 2026-05-31
    days on market $105,000 Active 37 DOM
17. 2026-05-31
    days on market $105,000 Active 36 DOM
18. 2026-05-06
    price $105,000 928-char remark
19. 2026-04-25
    listed $115,000 Active 928-char remark

ⓘ 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: $2,198 · $183/mo
• Projected year-2 tax: $2,198 · $183/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 5/10 Major 7 d/yr ≥104°F today · 20 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: $11,400
• − Mortgage interest: −$5,321
• − Property taxes: −$2,198
• − Insurance: −$475
• − Repairs & maintenance: −$912
• − Management: −$912
• − Depreciation: −$2,764
• Taxable loss: −$1,182
• Est. tax savings @ 24.0%: +$284
• After-tax cash flow: $638/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: East Washington School Corporation
• NCES district ID: 1803000
• Math proficiency: 32% ▼ -10.00%
• Reading proficiency: 40% ▼ -9.00%
• Median HH income: $46,840
• Composite: 30.85/100
• National rank: #6127
• State rank: #183 of 301 in IN

Livability — New Pekin

• Score: 61/100
• State rank: #492
• US rank: #17523

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Pekin, IN
• City population: 6,599
• Population (ZIP): 6,599

Population outlook (Washington County) Hauer SSP2

• Today (2025): 26,460 people
• By 2030: 25,498 · -3.6%
• By 2040: 23,127 · -12.6%
• By 2050: 20,505 · -22.5%
• By 2075: 14,941 · -43.5%
• By 2100: 10,453 · -60.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Lithuanian 5% Italian 2% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+54.8) · D 21.7% · R 76.5% · Other 1.7%
• 2008→2024 swing: -37.5pp toward R · 2008: -17.3pp · 2024: -54.8pp
• All cycles: 2024: R+54.8 2020: R+52.1 2016: R+49.1 2012: R+24.4 2008: R+17.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -12.39%
• Current HPI: 235.9666
• 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

-17.4% since first listed

3 events — show timeline

• 2026-06-04 Price Changed $95,000 SIRA
• 2026-05-06 Price Changed $105,000 SIRA
• 2026-04-25 Listed $115,000 SIRA

Property tax history

+4.6%/yr

Latest (2024): $2,198 · +7.0% YoY. Source: county tax records.