704 S Main St · Chrisney, IN 47611

$129,900

3 bd · 1.0 ba · 1,157 sqft · SingleFamily public records · 3 Days on market

Built 1900 0.46 ac lot $112/sqft · at area comps Est $134k · 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 +17.7/30.0
• ARV discount +9.0/15.0
• Appreciation +8.3/10.0
• DSCR +5.5/10.0
• Schools +5.5/10.0
• 1% rule +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Cozy Ranch on half acre, 1147sqft with 2-3 bedrooms, living room, dining room, kitchen with appliances, full bath, spacious basement, and carport (12'x20'). Appliances included: refrigerator, stove/oven, and newer washer/dryer. Updates include: new flooring in kitchen, new kitchen sink, newer flooring throughout home, updated light fixtures, newer toilet, fresh paint, backsplash in kitchen, all new smoke detectors, exterior was pressure washed, and more! Basement is unfinished, but there's room for storage or rec room area. Covered front porch, spacious driveway parking, carport, lot dimensions are 101'x201'. Beautiful country setting! Home being sold AS IS.

Key facts

• Covered front porch
• Laminate flooring
• Walk-in closet

Tags

• WALK-IN CLOSET
• LAMINATE FLOORING
• SLIDING BARN DOOR
• PRIVACY FENCE
• COVERED FRONT PORCH
• FIRE PIT

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence (site-built); One story
• Construction: Vinyl siding; Has a partial, unfinished basement with sump pump and crawl space; Built as site-built construction
• Exterior features: Fire pit; Wood fencing; Level, landscaped lot

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Electric oven; Electric range
• Bedrooms: Bedrooms located on main level
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Natural gas heating with forced air; Central air conditioning
• Interior features: Window treatments and blinds; Fireplace (1)
• Laundry & utility: Laundry on the main level; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $105 ($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 $111k (14.8% below list).
• Recommended offer: $111k (14.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#178 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• North Spencer County School Corporation (rural): math 64% / reading 63% proficiency, ranked #12 of 301 in IN (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Chrisney Elementary School (math 72% / reading 52%, grade B, #101 of 994 statewide, top 12%, 221 students, 42% FRL); Heritage Hills Middle School (math 58% / reading 62%, grade B, #15 of 330 statewide, top 5%, 299 students, 34% FRL); Heritage Hills High School (math 52% / reading 77%, grade B-, #34 of 369 statewide, top 10%, 642 students, 34% FRL).
• Market conditions: 13 active listings in the ZIP; 78 units permitted in Spencer County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($898 loan paydown + $9k appreciation (6.7% local appreciation)).
• Spencer County population projected at -16% 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 $36k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,715 (14.8% 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.85% ✗
• Cap rate: 7.26%
• Cash-on-cash: 3.46%
• DSCR: 1.15
• GRM: 9.8

CMA / ARV

• ARV (median comp): $134,456
• List price: $129,900
• Delta: -3.39%
• Verdict: FAIR
• Comps: 11 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
704 S Main St	0.00mi	3/1.0	1,157 (0%)	0mo	$140,000	$121	100
35 S Main St	0.46mi	3/1.0	1,113 (-4%)	11mo	$155,000	$139	63
52 E Spring St	0.42mi	3/1.0	1,232 (+6%)	10mo	$114,000	$93	61
7858 N Co Rd 100 Rd E	0.41mi	3/1.0	1,238 (+7%)	19mo	$167,000	$135	54

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

Projected returns pro-forma

6.69% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.7%
• Equity multiple: 2.36×
• Total profit: $49,502
• Equity at exit: $87,381

10-year hold

• IRR: 18.8%
• Equity multiple: 4.82×
• Total profit: $139,061
• Equity at exit: $163,649

Cash invested: $36,372 (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 47611

• Home prices YoY: 3.2%
• Active inventory: 13
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,107 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$34 /mo · $413/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $105

Break-even live

Break-even rent $974

Max offer price $129,900

Occupancy floor 86%

Sensitivity live

Price	-10% $178	-5% $142	+0% $105	+5% $68	+10% $31
Rent	-10% $17	-5% $61	+0% $105	+5% $149	+10% $192
Rate	-1.0pp $170	-0.5pp $138	base $105	+0.5pp $71	+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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-05-05
   status Pending 984-char remark
2. 2026-05-01
   listed $129,900 Active 984-char remark
3. 2023-04-21
   soldstatus $89,000 Closed 666-char remark

   Show marketing remark (666 chars)

   Cozy Ranch on half acre, 1147sqft with 2-3 bedrooms, living room, dining room, kitchen with appliances, full bath, spacious basement, and carport (12'x20'). Appliances included: refrigerator, stove/oven, and newer washer/dryer. Updates include: new flooring in kitchen, new kitchen sink, newer flooring throughout home, updated light fixtures, newer toilet, fresh paint, backsplash in kitchen, all new smoke detectors, exterior was pressure washed, and more! Basement is unfinished, but there's room for storage or rec room area. Covered front porch, spacious driveway parking, carport, lot dimensions are 101'x201'. Beautiful country setting! Home being sold AS IS.

4. 2023-03-23
   status Pending 666-char remark

   Show marketing remark (666 chars)

   Cozy Ranch on half acre, 1147sqft with 2-3 bedrooms, living room, dining room, kitchen with appliances, full bath, spacious basement, and carport (12'x20'). Appliances included: refrigerator, stove/oven, and newer washer/dryer. Updates include: new flooring in kitchen, new kitchen sink, newer flooring throughout home, updated light fixtures, newer toilet, fresh paint, backsplash in kitchen, all new smoke detectors, exterior was pressure washed, and more! Basement is unfinished, but there's room for storage or rec room area. Covered front porch, spacious driveway parking, carport, lot dimensions are 101'x201'. Beautiful country setting! Home being sold AS IS.

5. 2023-03-06
   status Active 666-char remark

   Show marketing remark (666 chars)

   Cozy Ranch on half acre, 1147sqft with 2-3 bedrooms, living room, dining room, kitchen with appliances, full bath, spacious basement, and carport (12'x20'). Appliances included: refrigerator, stove/oven, and newer washer/dryer. Updates include: new flooring in kitchen, new kitchen sink, newer flooring throughout home, updated light fixtures, newer toilet, fresh paint, backsplash in kitchen, all new smoke detectors, exterior was pressure washed, and more! Basement is unfinished, but there's room for storage or rec room area. Covered front porch, spacious driveway parking, carport, lot dimensions are 101'x201'. Beautiful country setting! Home being sold AS IS.

6. 2023-03-03
   status Pending 666-char remark

   Show marketing remark (666 chars)

   Cozy Ranch on half acre, 1147sqft with 2-3 bedrooms, living room, dining room, kitchen with appliances, full bath, spacious basement, and carport (12'x20'). Appliances included: refrigerator, stove/oven, and newer washer/dryer. Updates include: new flooring in kitchen, new kitchen sink, newer flooring throughout home, updated light fixtures, newer toilet, fresh paint, backsplash in kitchen, all new smoke detectors, exterior was pressure washed, and more! Basement is unfinished, but there's room for storage or rec room area. Covered front porch, spacious driveway parking, carport, lot dimensions are 101'x201'. Beautiful country setting! Home being sold AS IS.

7. 2023-01-16
   price $96,500 666-char remark

   Show marketing remark (666 chars)

   Cozy Ranch on half acre, 1147sqft with 2-3 bedrooms, living room, dining room, kitchen with appliances, full bath, spacious basement, and carport (12'x20'). Appliances included: refrigerator, stove/oven, and newer washer/dryer. Updates include: new flooring in kitchen, new kitchen sink, newer flooring throughout home, updated light fixtures, newer toilet, fresh paint, backsplash in kitchen, all new smoke detectors, exterior was pressure washed, and more! Basement is unfinished, but there's room for storage or rec room area. Covered front porch, spacious driveway parking, carport, lot dimensions are 101'x201'. Beautiful country setting! Home being sold AS IS.

8. 2022-12-08
   status Active 666-char remark

   Show marketing remark (666 chars)

   Cozy Ranch on half acre, 1147sqft with 2-3 bedrooms, living room, dining room, kitchen with appliances, full bath, spacious basement, and carport (12'x20'). Appliances included: refrigerator, stove/oven, and newer washer/dryer. Updates include: new flooring in kitchen, new kitchen sink, newer flooring throughout home, updated light fixtures, newer toilet, fresh paint, backsplash in kitchen, all new smoke detectors, exterior was pressure washed, and more! Basement is unfinished, but there's room for storage or rec room area. Covered front porch, spacious driveway parking, carport, lot dimensions are 101'x201'. Beautiful country setting! Home being sold AS IS.

9. 2022-10-31
   status Pending 666-char remark

   Show marketing remark (666 chars)

   Cozy Ranch on half acre, 1147sqft with 2-3 bedrooms, living room, dining room, kitchen with appliances, full bath, spacious basement, and carport (12'x20'). Appliances included: refrigerator, stove/oven, and newer washer/dryer. Updates include: new flooring in kitchen, new kitchen sink, newer flooring throughout home, updated light fixtures, newer toilet, fresh paint, backsplash in kitchen, all new smoke detectors, exterior was pressure washed, and more! Basement is unfinished, but there's room for storage or rec room area. Covered front porch, spacious driveway parking, carport, lot dimensions are 101'x201'. Beautiful country setting! Home being sold AS IS.

10. 2022-10-16
    price $99,900 666-char remark

    Show marketing remark (666 chars)

    Cozy Ranch on half acre, 1147sqft with 2-3 bedrooms, living room, dining room, kitchen with appliances, full bath, spacious basement, and carport (12'x20'). Appliances included: refrigerator, stove/oven, and newer washer/dryer. Updates include: new flooring in kitchen, new kitchen sink, newer flooring throughout home, updated light fixtures, newer toilet, fresh paint, backsplash in kitchen, all new smoke detectors, exterior was pressure washed, and more! Basement is unfinished, but there's room for storage or rec room area. Covered front porch, spacious driveway parking, carport, lot dimensions are 101'x201'. Beautiful country setting! Home being sold AS IS.

11. 2022-09-18
    status Active 666-char remark

    Show marketing remark (666 chars)

    Cozy Ranch on half acre, 1147sqft with 2-3 bedrooms, living room, dining room, kitchen with appliances, full bath, spacious basement, and carport (12'x20'). Appliances included: refrigerator, stove/oven, and newer washer/dryer. Updates include: new flooring in kitchen, new kitchen sink, newer flooring throughout home, updated light fixtures, newer toilet, fresh paint, backsplash in kitchen, all new smoke detectors, exterior was pressure washed, and more! Basement is unfinished, but there's room for storage or rec room area. Covered front porch, spacious driveway parking, carport, lot dimensions are 101'x201'. Beautiful country setting! Home being sold AS IS.

12. 2022-09-13
    status Active 666-char remark

    Show marketing remark (666 chars)

    Cozy Ranch on half acre, 1147sqft with 2-3 bedrooms, living room, dining room, kitchen with appliances, full bath, spacious basement, and carport (12'x20'). Appliances included: refrigerator, stove/oven, and newer washer/dryer. Updates include: new flooring in kitchen, new kitchen sink, newer flooring throughout home, updated light fixtures, newer toilet, fresh paint, backsplash in kitchen, all new smoke detectors, exterior was pressure washed, and more! Basement is unfinished, but there's room for storage or rec room area. Covered front porch, spacious driveway parking, carport, lot dimensions are 101'x201'. Beautiful country setting! Home being sold AS IS.

13. 2022-06-14
    listed $110,000 Active 666-char remark

    Show marketing remark (666 chars)

    Cozy Ranch on half acre, 1147sqft with 2-3 bedrooms, living room, dining room, kitchen with appliances, full bath, spacious basement, and carport (12'x20'). Appliances included: refrigerator, stove/oven, and newer washer/dryer. Updates include: new flooring in kitchen, new kitchen sink, newer flooring throughout home, updated light fixtures, newer toilet, fresh paint, backsplash in kitchen, all new smoke detectors, exterior was pressure washed, and more! Basement is unfinished, but there's room for storage or rec room area. Covered front porch, spacious driveway parking, carport, lot dimensions are 101'x201'. Beautiful country setting! Home being sold AS IS.

14. 2022-04-29
    soldstatus $20,000
15. 2011-07-26
    soldstatus $23,920

ⓘ 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: $413 · $34/mo
• Projected year-2 tax: $758 · $63/mo
• Expected delta: +$346/yr (+$29/mo · 83.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $13,286
• − Mortgage interest: −$7,276
• − Property taxes: −$413
• − Insurance: −$650
• − Repairs & maintenance: −$1,063
• − Management: −$1,063
• − Depreciation: −$3,779
• Taxable loss: −$957
• Est. tax savings @ 24.0%: +$230
• After-tax cash flow: $1,489/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: North Spencer County School Corporation
• NCES district ID: 1808010
• Math proficiency: 64% ▼ -7.00%
• Reading proficiency: 63% ▼ -6.00%
• Median HH income: $58,055
• Composite: 54.76/100
• National rank: #1318
• State rank: #12 of 301 in IN

Livability — Chrisney

• Score: 69/100
• State rank: #178
• US rank: #8298

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chrisney, IN
• Population (ZIP): 899

Population outlook (Spencer County) Hauer SSP2

• Today (2025): 20,394 people
• By 2030: 19,912 · -2.4%
• By 2040: 18,592 · -8.8%
• By 2050: 17,051 · -16.4%
• By 2075: 14,010 · -31.3%
• By 2100: 10,869 · -46.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 1%
• Common ancestry: Lithuanian 4% Iranian 2% Slovak 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Spencer

• 2024 margin: Solid R (+43.3) · D 27.4% · R 70.6% · Other 2.0%
• 2008→2024 swing: -43.6pp toward R · 2008: 0.4pp · 2024: -43.3pp
• All cycles: 2024: R+43.3 2020: R+38.5 2016: R+37.3 2012: R+15.3 2008: D+0.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.69%
• Current HPI: 213.5717
• 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

+485.3% since first listed

16 events — show timeline

• 2026-06-09 Sold (MLS) $140,000 IRMLS
• 2026-05-05 Pending — IRMLS
• 2026-05-01 Listed $129,900 IRMLS
• 2023-04-21 Sold (MLS) $89,000 IRMLS
• 2023-03-23 Pending — IRMLS
• 2023-03-06 Relisted — IRMLS
• 2023-03-03 Pending — IRMLS
• 2023-01-16 Price Changed $96,500 IRMLS
• 2022-12-08 Relisted — IRMLS
• 2022-10-31 Pending — IRMLS
• 2022-10-16 Price Changed $99,900 IRMLS
• 2022-09-18 Relisted — IRMLS
• 2022-09-13 Relisted — IRMLS
• 2022-06-14 Listed $110,000 IRMLS
• 2022-04-29 Sold (Public Records) $20,000 Public Records
• 2011-07-26 Sold (Public Records) $23,920 Public Records

Property tax history

-5.1%/yr

Latest (2024): $413 · +50.6% YoY. Source: county tax records.