106 Orchard St · Waynetown, IN 47990

$89,900

1 bd · 1.0 ba · 784 sqft · SingleFamily public records · 3 Days on market

Built 1956 5,053 sqft lot

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Why this score? — see what drove the B+ 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Appreciation +6.4/10.0
• Schools +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming 1 bedroom, 1 bathroom home full of potential and character! This home features hardwood floors, a welcoming front porch, and a one-car garage. Enjoy the private backyard with mature trees and a deck perfect for relaxing or entertaining. Several major updates have already been completed, including a farmhouse large kitchen sink, newer stainless steel kitchen appliances (approximately 2 years old), updated HVAC within the last 3 years, newer sump pump in the basement, and new gutters. While the home could use some cosmetic updates and repairs, it offers solid bones and a great opportunity for someone looking to renovate, personalize, or invest. A wonderful chance to bring new life t

Key facts

• Private backyard
• Deck
• Hardwood floors

Tags

• HARDWOOD FLOORS
• WELCOMING FRONT PORCH
• PRIVATE BACKYARD
• MATURE TREES
• DECK
• FARMHOUSE LARGE KITCHEN SINK

Property features AI

Exterior

• Parking: Gravel parking; 1-car garage (approx. 264 sq ft)
• Utilities: Public water; Municipal sewer connected; Electricity connected; Cable available
• Home design: Single-family residence; One level
• Construction: Wood siding; Block foundation
• Exterior features: Deck; Porch; Mature trees; Located in a suburb

Interior

• Kitchen: Gas oven; Refrigerator
• Bedrooms: 1 bedroom on the main level (13 x 11)
• Bathrooms: 1 full bathroom with tub and shower
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Attic access; Has basement
• Laundry & utility: Dryer; Laundry room (basement, 13 x 13); Multiple utility rooms in basement (16 x 11; 13 x 10; 13 x 12)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $446 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).

Location & tenants

• Location reads 65/100 on livability (#341 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 Montgomery Community School Corporation (rural): math 47% / reading 53% proficiency, ranked #50 of 301 in IN (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: North Montgomery High School (math 32% / reading 62%, grade D-, #143 of 369 statewide, top 44%, 516 students, 34% FRL) — zoned schools at 34% FRL track the district average.
• Market conditions: 7 active listings in the ZIP; 52 units permitted in Montgomery County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($622 loan paydown + $2k appreciation (2.8% local appreciation)).
• Montgomery County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.8% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k 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.
• 2 sale attempts since 14y 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 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,900

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 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?
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: 1.38% ✓
• Cap rate: 12.25%
• Cash-on-cash: 21.28%
• DSCR: 1.95
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.76% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.0%
• Equity multiple: 2.51×
• Total profit: $38,104
• Equity at exit: $39,229

10-year hold

• IRR: 27.9%
• Equity multiple: 4.86×
• Total profit: $97,169
• Equity at exit: $59,544

Cash invested: $25,172 (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 47990

• Home prices YoY: 1.2%
• Active inventory: 7
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,237 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$22 /mo · $263/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $446

Break-even live

Break-even rent $672

Max offer price $89,900

Occupancy floor 59%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-01
   statusdays on market $89,900 Pending 3 DOM
2. 2026-05-31
   days on market $89,900 Active 2 DOM
3. 2026-05-30
   remarks 699-char remark
4. 2026-05-30
   listed $89,900 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: $263 · $22/mo
• Projected year-2 tax: $514 · $43/mo
• Expected delta: +$251/yr (+$21/mo · 95.3%)

ⓘ 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 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: $14,844
• − Mortgage interest: −$5,036
• − Property taxes: −$263
• − Insurance: −$450
• − Repairs & maintenance: −$1,188
• − Management: −$1,188
• − Depreciation: −$2,615
• Taxable income: $4,106
• Est. tax owed @ 24.0%: −$985
• After-tax cash flow: $4,372/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 Montgomery Community School Corporation
• NCES district ID: 1807900
• Math proficiency: 47% ▼ -1.00%
• Reading proficiency: 53% ▲ 3.00%
• Median HH income: $53,844
• Composite: 43.14/100
• National rank: #3076
• State rank: #50 of 301 in IN

Livability — Waynetown

• Score: 65/100
• State rank: #341
• US rank: #13119

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Waynetown, IN
• Population (ZIP): 1,374

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 37,893 people
• By 2030: 37,539 · -0.9%
• By 2040: 36,536 · -3.6%
• By 2050: 34,454 · -9.1%
• By 2075: 28,852 · -23.9%
• By 2100: 21,145 · -44.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Serbian 8% Slovak 1% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 93% English-only · Spanish 6% French/Haitian/Cajun 1%

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+48.2) · D 24.9% · R 73.2% · Other 1.9%
• 2008→2024 swing: -28.3pp toward R · 2008: -19.9pp · 2024: -48.2pp
• All cycles: 2024: R+48.2 2020: R+49.1 2016: R+50.9 2012: R+38.5 2008: R+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.76%
• Current HPI: 231.2375
• 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

+50.1% since first listed

3 events — show timeline

• 2026-05-29 Listed $89,900 MIBOR as Distributed by MLS Grid
• 2013-01-26 Listing Removed — MIBOR as Distributed by MLS Grid
• 2012-09-25 Listed $59,900 MIBOR as Distributed by MLS Grid

Property tax history

+9.2%/yr

Latest (2025): $263 · +7.1% YoY. Source: county tax records.