1504 W 13th St · Muncie, IN 47302

$79,900

2 bd · 1.0 ba · 792 sqft · SingleFamily public records · 83 Days on market

Built 1974 5,000 sqft lot $101/sqft · 15% above area Est $70k · 15% over

---

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 +28.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.1/10.0
• Rent growth +4.0/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +0.9/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rented for $900 a month, month to month. 2 bedroom, 1 bath home featuring a 1.5 car detached garage and a partially fenced backyard.

Key facts

• 5,000 sq ft lot
• 2 garage spots
• Built 1974

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $250 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($970 rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 6.0% in Muncie — 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 80/100 on livability (#18 in IN, #1,654 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools D+, crime F, employment F.
• Muncie Community Schools (urban): math 18% / reading 25% proficiency, ranked #275 of 301 in IN (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+6.1%/yr); 148 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 171 units permitted in Delaware County in 2024 (57 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Delaware County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 6.1% rent growth), your $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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.
• Current owner paid $6k; list at $80k implies a 1254% gain — meaningful room to come down on a strong offer.

Recommended offer $75,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.21% ✓
• Cap rate: 10.04%
• Cash-on-cash: 13.39%
• DSCR: 1.60
• GRM: 6.9

CMA / ARV

• ARV (median comp): $69,669
• List price: $79,900
• Delta: 14.69%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1804 W 15th St	0.19mi	2/1.0	822 (+4%)	9mo	$57,150	$70	77
908 W 14th St	0.40mi	2/1.0	815 (+3%)	0mo	$67,500	$83	76
1313 W Memorial Dr	0.14mi	2/1.0	744 (-6%)	10mo	$75,000	$101	75
1800 W 13th St	0.15mi	2/1.0	896 (+13%)	0mo	$97,000	$108	71
2221 S Acorn St	0.17mi	2/1.0	720 (-9%)	11mo	$56,000	$78	68
1617 W 16th St	0.21mi	3/1.0 (+1)	894 (+13%)	2mo	$100,000	$112	62
2117 W 11th St	0.39mi	3/1.0 (+1)	825 (+4%)	10mo	$85,000	$103	62
1114 W 16th St	0.32mi	2/1.0	720 (-9%)	14mo	$68,000	$94	58
1931 S Gilman Ave	0.52mi	2/1.0	840 (+6%)	10mo	$100,000	$119	58
2108 W Memorial Dr	0.37mi	3/1.0 (+1)	864 (+9%)	12mo	$81,500	$94	52
805 W 15th St	0.48mi	3/1.0 (+1)	896 (+13%)	0mo	$91,000	$102	50
706 W 11th St	0.50mi	2/1.0	688 (-13%)	6mo	$22,000	$32	49

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 · 6.11% rent growth · sell at horizon

5-year hold

• IRR: 6.7%
• Equity multiple: 1.27×
• Total profit: $6,069
• Equity at exit: $11,913

10-year hold

• IRR: 18.6%
• Equity multiple: 2.76×
• Total profit: $39,409
• Equity at exit: $6,908

Cash invested: $22,372 (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 47302

• Home prices YoY: -12.6%
• Rents YoY: 6.1%
• Active inventory: 148
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $970 high
• Mortgage (P&I): −$419
• Tax from tax record: −$64 /mo · $770/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $250

Break-even live

Break-even rent $654

Max offer price $79,900

Occupancy floor 69%

Sensitivity live

Price	-10% $295	-5% $272	+0% $250	+5% $227	+10% $204
Rent	-10% $173	-5% $211	+0% $250	+5% $288	+10% $326
Rate	-1.0pp $290	-0.5pp $270	base $250	+0.5pp $229	+1.0pp $208

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1704 W 15th St Muncie, IN	3.0	1.0	1026	$1,275	$1.24	44d	1	0.17mi
815 W Memorial Dr Muncie, IN	2.0	1.0	800	$750	$0.94	44d	1	0.46mi
1609 S Gharkey St Muncie, IN	2.0	1.0	744	$750	$1.01	44d	1	0.56mi
2600 W Memorial Dr Muncie, IN	1.0	1.0	525	$705	$1.34	44d	8	0.69mi
509 W 8th St Muncie, IN	3.0	1.0	1008	$1,325	$1.31	44d	1	0.70mi
421 W 9th St Muncie, IN	1.0	1.0	672	$525	$0.78	44d	1	0.73mi
415 W 9th St Muncie, IN	2.0	1.0	705	$925	$1.31	44d	1	0.74mi
1001 W 1st St Unit 1 Muncie, IN	3.0	1.5	1098	$875	$0.80	44d	1	0.77mi
319 W 10th St Muncie, IN	2.0	1.0	869	$885	$1.02	44d	1	0.79mi
301 W 13th St Muncie, IN	1.0–2.0	1.0	725	$844	$1.16	44d	1	0.79mi
2015 W Godman Ave Muncie, IN	2.0	1.0	900	$985	$1.09	44d	7	0.84mi
810 W 1st St Muncie, IN	1.0	1.0	980	$599	$0.61	44d	1	0.84mi
206 W 13th St Muncie, IN	2.0	1.0	992	$900	$0.91	44d	1	0.84mi
1525 S Walnut St Unit 11 Muncie, IN	2.0	1.0	800	$775	$0.97	44d	1	0.94mi
715 S Cole Ave Muncie, IN	1.0–2.0	1.0	462	$995	$2.15	44d	6	0.97mi
309 S McKinley Ave Muncie, IN	2.0	1.0	875	$1,100	$1.26	44d	1	0.97mi
1408 W White River Blvd Muncie, IN	1.0	1.0	610	$938	$1.54	44d	1	0.98mi
2316 S Walnut St Muncie, IN	3.0	1.0	956	$1,100	$1.15	44d	1	0.99mi
1409 W Jackson St Muncie, IN	2.0	1.0	811	$844	$1.04	44d	1	1.02mi
1721 S Elm St Muncie, IN	2.0	1.0	940	$925	$0.98	44d	1	1.11mi
514 W Charles St Muncie, IN	2.0	1.0	1062	$800	$0.75	44d	1	1.13mi
106 N McKinley Ave Muncie, IN	2.0	1.0	996	$1,024	$1.03	44d	2	1.15mi
907 W Main St Apt 1 Muncie, IN	2.0	1.0	750	$775	$1.03	44d	1	1.16mi
2106 W Main St Muncie, IN	3.0	1.0	1036	$1,209	$1.17	44d	1	1.17mi
522 W Adams St Muncie, IN	2.0	1.0	750	$810	$1.08	44d	6	1.18mi
906 W Main St Muncie, IN	1.0–2.0	1.0	712	$995	$1.40	44d	3	1.19mi
326 W Charles St Muncie, IN	2.0	1.0	836	$1,300	$1.56	44d	1	1.19mi
210 N Martin St Muncie, IN	1.0	1.0	640	$742	$1.16	44d	3	1.20mi
216 N McKinley Ave Muncie, IN	1.0–2.0	1.0	679	$825	$1.22	44d	3	1.21mi
626 W Main St Muncie, IN	1.0	1.0	738	$715	$0.97	44d	2	1.25mi
2815 S Elm St Muncie, IN	2.0	1.0	672	$875	$1.30	44d	1	1.27mi
2105 S Vine St Muncie, IN	3.0	1.0	960	$1,365	$1.42	44d	1	1.30mi
402 N Calvert St Muncie, IN	2.0	1.0–1.5	720	$899	$1.25	44d	5	1.32mi
1501 W University Ave Muncie, IN	2.0–3.0	1.0	794	$900	$1.13	44d	1	1.35mi
400 W Washington St Unit 101 Muncie, IN	1.0	1.0	700	$1,050	$1.50	44d	1	1.36mi
400 W Washington St Unit 213 Muncie, IN	2.0	2.0	1009	$1,200	$1.19	44d	1	1.36mi
519 N Dill St Muncie, IN	1.0–2.0	1.0	900	$1,125	$1.25	44d	7	1.41mi
2302 S Hackley St Muncie, IN	2.0	1.0	870	$1,199	$1.38	44d	1	1.46mi
701 N Dicks St Unit 1&3 Muncie, IN	2.0	1.5	920	$1,580	$1.72	44d	1	1.49mi
701 N Dicks St Unit 4 Muncie, IN	2.0	1.5	920	$1,580	$1.72	44d	1	1.50mi

Listing history 23 events

1. 2026-06-19
   days on market $79,900 Active 83 DOM
2. 2026-06-18
   days on market $79,900 Active 82 DOM
3. 2026-06-17
   days on market $79,900 Active 81 DOM
4. 2026-06-16
   days on market $79,900 Active 80 DOM
5. 2026-06-15
   days on market $79,900 Active 79 DOM
6. 2026-06-14
   days on market $79,900 Active 77 DOM
7. 2026-06-13
   days on market $79,900 Active 76 DOM
8. 2026-06-10
   days on market $79,900 Active 74 DOM
9. 2026-06-09
   days on market $79,900 Active 73 DOM
10. 2026-06-08
    days on market $79,900 Active 72 DOM
11. 2026-06-07
    days on market $79,900 Active 71 DOM
12. 2026-06-05
    days on market $79,900 Active 68 DOM
13. 2026-06-03
    days on market $79,900 Active 67 DOM
14. 2026-06-02
    days on market $79,900 Active 66 DOM
15. 2026-06-01
    days on market $79,900 Active 65 DOM
16. 2026-05-31
    days on market $79,900 Active 64 DOM
17. 2026-05-30
    days on market $79,900 Active 63 DOM
18. 2026-03-27
    listed $79,900 Active 132-char remark

    Show marketing remark (132 chars)

    Rented for $900 a month, month to month. 2 bedroom, 1 bath home featuring a 1.5 car detached garage and a partially fenced backyard.

19. 2026-03-27
    listed $79,900 Active 132-char remark

    Show marketing remark (132 chars)

    Rented for $900 a month, month to month. 2 bedroom, 1 bath home featuring a 1.5 car detached garage and a partially fenced backyard.

20. 2014-10-28
    soldstatus $5,900
21. 2014-10-28
    soldstatus $5,900
22. 2014-06-10
    listed $8,000
23. 2014-06-10
    listed $8,000

ⓘ 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: $770 · $64/mo
• Projected year-2 tax: $770 · $64/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 ≥100°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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,636
• − Mortgage interest: −$4,476
• − Property taxes: −$770
• − Insurance: −$400
• − Repairs & maintenance: −$931
• − Management: −$931
• − Depreciation: −$2,324
• Taxable income: $1,805
• Est. tax owed @ 24.0%: −$433
• After-tax cash flow: $2,562/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: Muncie Community Schools
• NCES district ID: 1807320
• Math proficiency: 18% ▼ -9.00%
• Reading proficiency: 25% ▼ -4.00%
• Median HH income: $30,052
• Composite: 17.22/100
• National rank: #9099
• State rank: #275 of 301 in IN

Livability — Muncie

• Score: 80/100
• State rank: #18
• US rank: #1654

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Muncie, IN
• County: Delaware County · 84,658 people
• City population: 84,658
• Metro: Muncie, IN
• Population (ZIP): 25,473
• Household income: $47,837
• Rent vs Own: 35.2% rent · 64.8% own
• Severe rent burden: 1150.0

Population outlook (Delaware County) Hauer SSP2

• Today (2025): 113,036 people
• By 2030: 111,313 · -1.5%
• By 2040: 106,432 · -5.8%
• By 2050: 100,747 · -10.9%
• By 2075: 91,000 · -19.5%
• By 2100: 80,687 · -28.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 6% Black 6% Hispanic / Latino 4%
• Common ancestry: Italian 2% Slovak 1% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Delaware

• 2024 margin: R (+15.8) · D 41.2% · R 57.0% · Other 1.8%
• 2008→2024 swing: -30.8pp toward R · 2008: 15.0pp · 2024: -15.8pp
• All cycles: 2024: R+15.8 2020: R+13.2 2016: R+13.7 2012: D+3.1 2008: D+15.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -30.32%
• Current HPI: 210.431
• Rent YoY: ▲ 6.11%
• Metro: Muncie, IN
• 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

+898.8% since first listed

6 events — show timeline

• 2026-03-27 Listed $79,900 IRMLS
• 2026-03-27 Listed $79,900 MIBOR as Distributed by MLS Grid
• 2014-10-28 Sold (MLS) $5,900 IRMLS
• 2014-10-28 Sold (MLS) $5,900 MIBOR as Distributed by MLS Grid
• 2014-06-10 Listed $8,000 IRMLS
• 2014-06-10 Listed $8,000 MIBOR as Distributed by MLS Grid

Property tax history

-4.9%/yr

Latest (2024): $770 · +10.6% YoY. Source: county tax records.