760 Hamilton Ave · Franklin, IN 46131

$100,000

3 bd · 1.0 ba · 1,620 sqft · SingleFamily public records · 1 Days on market

Built 1930 0.49 ac 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.7/5.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Traditional home in Franklin. 2 bdrm. with possibility of 3rd Bdrm in Bonus Rm. This fixer-upper has already had lots of work. new roof and water heater. Huge lot, Lrg area to Park with room to build garage.Nice community with Great schools!

Key facts

• 0.49 acre lot
• Garage
• Built 1930

Property features AI

Finance

• HOA & community: Not a low-maintenance lifestyle community

Exterior

• Parking: Assigned parking outside; No additional parking features listed
• Utilities: Public water; Municipal sewer connected; 200+ amp electric service; Natural gas connected; Cable available; No solid waste service listed
• Home design: Single-family residence; Two levels; Fixer condition; Approximately 1/2 to 1 acre lot
• Construction: Vinyl siding; Concrete perimeter foundation
• Exterior features: Storage; Corner lot with mature and small trees; Not in a subdivision; No fence

Interior

• Kitchen: Electric cooktop; Electric oven; Refrigerator
• Bedrooms: Primary bedroom with a split layout; Three bedrooms on the upper level; Bedroom 2 (12 x 12) — Upper; Bedroom 3 (12 x 13) — Upper
• Bathrooms: One full bath (upper) with tub and shower; One half bath on the main level
• Heating & cooling: Forced air heating (electric and natural gas); Central air conditioning
• Interior features: Cellar basement; Fireplace in family room; Smoke alarm; Satellite dish
• Laundry & utility: Laundry room on the upper level; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $641 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 14.0% vs local median 4.0% in Franklin — 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 65/100 on livability (#351 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.
• Franklin Community School Corporation (suburban): math 36% / reading 44% proficiency, ranked #133 of 301 in IN (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Franklin Community High School (math 29% / reading 69%, grade D, #136 of 369 statewide, top 37%, 1,610 students, 41% FRL).
• Market conditions: Rents rising fast (+4.7%/yr); 278 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,133 units permitted in Johnson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Johnson County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 4.7% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 26y 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 $34k; list at $100k implies a 194% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $100,000

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.85% ✓
• Cap rate: 13.98%
• Cash-on-cash: 27.46%
• DSCR: 2.22
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $298,080
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
351 Cincinnati St	0.34mi	3/1.0	1,530 (-6%)	5mo	$174,900	$114	71
601 Duane St	0.39mi	3/2.5	1,548 (-4%)	1mo	$238,000	$154	67
911 Cass Dr	0.53mi	3/2.0	1,618 (-0%)	7mo	$270,000	$167	65
1102 E Jefferson St	0.62mi	3/1.0	1,660 (+2%)	3mo	$305,000	$184	65
41 N Middleton Dr	0.64mi	3/2.0	1,600 (-1%)	2mo	$239,000	$149	62
70 Herriott St	0.67mi	2/1.0 (-1)	1,620 (0%)	2mo	$125,000	$77	62
599 E Adams St	0.47mi	3/2.0	1,803 (+11%)	0mo	$294,900	$164	55
1110 Hillview Dr	0.40mi	3/1.5	1,398 (-14%)	2mo	$313,000	$224	55
1130 E Adams Dr	0.47mi	3/2.0	1,441 (-11%)	6mo	$294,900	$205	50
1240 Hillview Dr	0.52mi	2/2.5 (-1)	1,769 (+9%)	2mo	$381,000	$215	48
1210 E Adams Dr	0.54mi	3/1.5	1,816 (+12%)	8mo	$365,000	$201	46
1118 Orchard Ln	0.68mi	3/1.5	1,420 (-12%)	1mo	$283,000	$199	45

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 · 4.68% rent growth · sell at horizon

5-year hold

• IRR: 23.6%
• Equity multiple: 2.00×
• Total profit: $27,887
• Equity at exit: $14,910

10-year hold

• IRR: 32.7%
• Equity multiple: 4.24×
• Total profit: $90,734
• Equity at exit: $8,646

Cash invested: $28,000 (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 46131

• Home prices YoY: -27.8%
• Rents YoY: 4.7%
• Active inventory: 278
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,845 high
• Mortgage (P&I): −$524
• Tax from tax record: −$251 /mo · $3,009/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $641

Break-even live

Break-even rent $1,034

Max offer price $100,000

Occupancy floor 60%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7505 Founders Way Franklin, IN	1.0–3.0	1.0–2.0	1045	$2,038	$1.95	1d	16	0.31mi
954 Brookstone Dr Franklin, IN	4.0	2.5	2230	$1,750	$0.78	7d	1	0.61mi
954 Brookstone Dr Franklin, IN	4.0	3.0	2230	$1,750	$0.78	14d	1	0.61mi
978 Brookstone Dr Franklin, IN	3.0	2.5	2230	$1,876	$0.84	43d	1	0.61mi
399 N Main St Unit 2 Franklin, IN	2.0	2.0	1177	$1,150	$0.98	23d	1	0.66mi
399 N Main St Unit 1 Franklin, IN	2.0	2.0	1177	$1,150	$0.98	43d	1	0.66mi
312 Carriage Ln Franklin, IN	2.0	2.5	1908	$1,700	$0.89	16d	1	0.70mi
2108 Bridlewood Dr Franklin, IN	3.0	2.0	1510	$1,762	$1.17	1d	1	0.76mi
1541 Brookfield Cir Franklin, IN	2.0	1.5	1297	$1,595	$1.23	1d	1	0.78mi
1600 Traditions Ct Franklin, IN	2.0–4.0	2.0	1190	$1,692	$1.42	1d	5	0.81mi
150 S Main St Franklin, IN	3.0	2.0	1500	$2,400	$1.60	43d	1	0.94mi
2230 Cedarmill Dr Franklin, IN	3.0	2.5	2067	$1,900	$0.92	43d	1	1.03mi
1905 Chambers Dr Franklin, IN	3.0	2.0	1216	$1,899	$1.56	1d	1	1.42mi

Listing history 2 events

1. 2026-06-07
   remarks 88-char remark
2. 2026-06-07
   listed $100,000 Pending 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: $3,009 · $251/mo
• Projected year-2 tax: $3,009 · $251/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 19 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: $22,142
• − Mortgage interest: −$5,602
• − Property taxes: −$3,009
• − Insurance: −$500
• − Repairs & maintenance: −$1,771
• − Management: −$1,771
• − Depreciation: −$2,909
• Taxable income: $6,579
• Est. tax owed @ 24.0%: −$1,579
• After-tax cash flow: $6,111/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: Franklin Community School Corporation
• NCES district ID: 1803690
• Math proficiency: 36% ▼ -11.00%
• Reading proficiency: 44% ▼ -8.00%
• Median HH income: $54,855
• Composite: 34.93/100
• National rank: #5066
• State rank: #133 of 301 in IN

Livability — Franklin

• Score: 65/100
• State rank: #351
• US rank: #13428

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Franklin, IN
• County: Johnson County · 154,261 people
• City population: 34,647
• Metro: Indianapolis-Carmel-Anderson, IN
• Population (ZIP): 34,647
• Household income: $85,076
• Rent vs Own: 28.4% rent · 71.6% own
• Severe rent burden: 984.0

Population outlook (Johnson County) Hauer SSP2

• Today (2025): 170,080 people
• By 2030: 179,983 · +5.8%
• By 2040: 198,580 · +16.8%
• By 2050: 214,661 · +26.2%
• By 2075: 247,990 · +45.8%
• By 2100: 257,821 · +51.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 2% Black 2%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Russian/Polish/Slavic 1% Other Asian/Pacific 1%

Political lean MEDSL · Johnson

• 2024 margin: Solid R (+34.3) · D 32.0% · R 66.3% · Other 1.7%
• 2008→2024 swing: -8.9pp toward R · 2008: -25.5pp · 2024: -34.3pp
• All cycles: 2024: R+34.3 2020: R+34.1 2016: R+42.5 2012: R+38.5 2008: R+25.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -90.53%
• Current HPI: 235.0009
• Rent YoY: ▲ 4.68%
• Metro: Indianapolis-Carmel-Anderson, 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

+3.2% since first listed

13 events — show timeline

• 2026-06-05 Pending — MIBOR as Distributed by MLS Grid
• 2026-06-04 Listed $100,000 MIBOR as Distributed by MLS Grid
• 2013-03-07 Listing Removed — MIBOR as Distributed by MLS Grid
• 2013-03-04 Sold (MLS) $34,000 MIBOR as Distributed by MLS Grid
• 2012-12-27 Listed $38,000 MIBOR as Distributed by MLS Grid
• 2011-07-22 Listing Removed — MIBOR as Distributed by MLS Grid
• 2011-07-22 Sold (Public Records) $15,000 Public Records
• 2011-07-20 Sold (MLS) $15,000 MIBOR as Distributed by MLS Grid
• 2010-11-17 Listed $34,000 MIBOR as Distributed by MLS Grid
• 2010-06-11 Listing Removed — MIBOR as Distributed by MLS Grid
• 2009-07-13 Listed $59,000 MIBOR as Distributed by MLS Grid
• 2001-01-26 Listing Removed — MIBOR as Distributed by MLS Grid
• 2000-08-26 Listed $96,900 MIBOR as Distributed by MLS Grid

Property tax history

+7.7%/yr

Latest (2024): $3,009 · -0.6% YoY. Source: county tax records.