530 Easy St · Monticello, IN 47960

$112,000

3 bd · 1.5 ba · 912 sqft · SingleFamily public records · 44 Days on market

Built 1945 2,483 sqft lot $123/sqft · 23% below area Est $145k · 23% under

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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 +25.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +5.5/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming and cozy 3-bedroom, 1.5-bath home perfectly situated on a corner lot on Easy Street in Monticello! This inviting property offers a warm and welcoming feel with plenty of potential to make it your own. The 1-car garage provides flexible space—ideal for parking, a workshop, potting shed, or creative studio. Whether you're looking for a starter home, downsizing, or an investment opportunity, this property checks the boxes. Being sold AS IS and priced to sell—don’t miss your chance to bring your vision to life and make this home your own!

Key facts

• Flexible space
• 1 car garage
• Corner lot

Tags

• CORNER LOT
• 1 CAR GARAGE
• FLEXIBLE SPACE

Property features AI

Exterior

• Parking: Detached gravel garage with 1 garage space
• Utilities: Public water; Public sewer
• Home design: Single-family residence (site-built); One story
• Construction: Vinyl siding; Asphalt roof; Block foundation; Built as site-built home
• Exterior features: Deck; Porch; Corner, level, landscaped lot; Shed(s)

Interior

• Kitchen: Refrigerator; Gas range
• Bedrooms: Total rooms: 6
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom; 2 main-level bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Window treatments; 1 fireplace; Crawl space basement
• Laundry & utility: Washer; Dryer; Main-level laundry; Gas water heater; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $112k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $112k).
• Recommended offer: $109k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 3.3% in Monticello — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 71/100 on livability (#141 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Twin Lakes School Corporation (town): math 39% / reading 46% proficiency, ranked #116 of 301 in IN (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Meadowlawn Elementary School (math 36% / reading 37%, grade F, #571 of 994 statewide, top 58%, 567 students, 56% FRL); Roosevelt Middle School (math 38% / reading 47%, grade D-, #98 of 330 statewide, top 30%, 523 students, 67% FRL); Twin Lakes Senior High School (math 37% / reading 62%, grade D, #123 of 369 statewide, top 36%, 674 students, 59% FRL) — zoned schools average 60% FRL vs 41% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 220 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 47 units permitted in White County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $774 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• White County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,640 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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 1945 — 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. 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: 1.05% ✓
• Cap rate: 9.23%
• Cash-on-cash: 10.50%
• DSCR: 1.47
• GRM: 7.9

CMA / ARV

• ARV (median comp): $145,070
• List price: $112,000
• Delta: -22.80%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
442 Walnut St	0.20mi	3/1.0	930 (+2%)	6mo	$138,500	$149	80
418 Chestnut St	0.29mi	2/1.0 (-1)	794 (-13%)	1mo	$165,000	$208	58
503 Hanawalt St	0.14mi	2/1.0 (-1)	832 (-9%)	21mo	$130,000	$156	54
102 Pierce Cir	0.48mi	2/1.5 (-1)	988 (+8%)	13mo	$178,000	$180	47
720 N Illinois St	0.29mi	2/2.0 (-1)	996 (+9%)	20mo	$164,900	$166	47
102 Pierce Cir	0.48mi	2/1.5 (-1)	988 (+8%)	21mo	$137,500	$139	41
610 N Main St	0.38mi	3/1.0	1,048 (+15%)	21mo	$139,900	$133	38
960 Mitchell Ave	0.72mi	3/1.5	1,026 (+12%)	13mo	$184,000	$179	35
323 N Beach Dr	0.75mi	2/1.0 (-1)	960 (+5%)	18mo	$160,100	$167	34

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: -0.6%
• Equity multiple: 0.98×
• Total profit: $-725
• Equity at exit: $16,700

10-year hold

• IRR: 9.0%
• Equity multiple: 1.69×
• Total profit: $21,651
• Equity at exit: $9,684

Cash invested: $31,360 (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 47960

• Home prices YoY: -17.8%
• Active inventory: 220
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,176 medium
• Mortgage (P&I): −$587
• Tax from tax record: −$21 /mo · $250/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $274

Break-even live

Break-even rent $829

Max offer price $112,000

Occupancy floor 72%

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: $28,000
• Closing costs: $3,360
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1101 Foxwood Ct Monticello, IN	1.0–3.0	1.0–2.0	969	$1,183	$1.22	13d	7	0.34mi
6568a E Riverview Rd Apt A Monticello, IN	2.0	1.5	950	$1,150	$1.21	13d	1	1.35mi

Listing history 17 events

1. 2026-06-18
   days on market $112,000 Active 44 DOM
2. 2026-06-17
   days on market $112,000 Active 43 DOM
3. 2026-06-16
   days on market $112,000 Active 42 DOM
4. 2026-06-15
   days on market $112,000 Active 41 DOM
5. 2026-06-13
   days on market $112,000 Active 39 DOM
6. 2026-06-12
   days on market $112,000 Active 38 DOM
7. 2026-06-09
   days on market $112,000 Active 35 DOM
8. 2026-06-08
   days on market $112,000 Active 34 DOM
9. 2026-06-07
   days on market $112,000 Active 33 DOM
10. 2026-06-07
    statusdays on market $112,000 Active 32 DOM
11. 2026-06-04
    days on market $112,000 Active Under Contract 29 DOM
12. 2026-06-02
    days on market $112,000 Active Under Contract 28 DOM
13. 2026-06-01
    days on market $112,000 Active Under Contract 27 DOM
14. 2026-05-31
    days on market $112,000 Active Under Contract 26 DOM
15. 2026-05-31
    days on market $112,000 Active Under Contract 25 DOM
16. 2026-05-09
    historical Active Under Contract 567-char remark
17. 2026-05-05
    listed $112,000 Active 567-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: $250 · $21/mo
• Projected year-2 tax: $601 · $50/mo
• Expected delta: +$351/yr (+$29/mo · 140.7%)

ⓘ 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 3/10 Moderate 7 d/yr ≥102°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,115
• − Mortgage interest: −$6,274
• − Property taxes: −$250
• − Insurance: −$560
• − Repairs & maintenance: −$1,129
• − Management: −$1,129
• − Depreciation: −$3,258
• Taxable income: $1,515
• Est. tax owed @ 24.0%: −$364
• After-tax cash flow: $2,930/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: Twin Lakes School Corporation
• NCES district ID: 1811580
• Math proficiency: 39% ▼ -10.00%
• Reading proficiency: 46% ▼ -5.00%
• Median HH income: $48,963
• Composite: 36.44/100
• National rank: #4666
• State rank: #116 of 301 in IN

Livability — Monticello

• Score: 71/100
• State rank: #141
• US rank: #7278

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Monticello, IN
• Population (ZIP): 15,313

Population outlook (White County) Hauer SSP2

• Today (2025): 23,006 people
• By 2030: 22,204 · -3.5%
• By 2040: 20,441 · -11.1%
• By 2050: 18,711 · -18.7%
• By 2075: 14,989 · -34.8%
• By 2100: 10,896 · -52.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 6% Two or more races 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 4% Iranian 3% Lithuanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4%

Political lean MEDSL · White

• 2024 margin: Solid R (+45.0) · D 26.4% · R 71.4% · Other 2.2%
• 2008→2024 swing: -36.7pp toward R · 2008: -8.3pp · 2024: -45.0pp
• All cycles: 2024: R+45.0 2020: R+44.1 2016: R+42.9 2012: R+23.6 2008: R+8.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -52.85%
• Current HPI: 243.8468
• 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

3 events — show timeline

• 2026-06-05 Relisted — IRMLS
• 2026-05-09 Contingent — IRMLS
• 2026-05-05 Listed $112,000 IRMLS

Property tax history

+136.7%/yr

Latest (2024): $250 · +94.8% YoY. Source: county tax records.