211 W Main St · Medaryville, IN 47957

$69,900

1 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 114 Days on market

Built 1938 0.90 ac lot $70/sqft · 26% below area Est $94k · 26% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +9.7/10.0
• 1% rule +7.8/10.0
• Schools +2.8/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Estate owned fixer upper single story home with approximately 1,000 sq. ft. of living space. Detached 20 x 30 garage and just under one acre lot. Sold as-is.

Key facts

• One acre lot
• Single story
• Detached garage

Tags

• SINGLE STORY
• DETACHED GARAGE
• ONE ACRE LOT

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $277 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($892 rent vs $70k).
• Recommended offer: $64k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#632 in IN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: schools F, crime D-, amenities F.
• West Central School Corporation (rural): math 31% / reading 34% proficiency, ranked #211 of 301 in IN (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 12 active listings in the ZIP; 25 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($483 loan paydown + $7k appreciation (9.3% local appreciation)).
• Pulaski County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.3% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y ago; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $19k; list at $70k implies a 268% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $63,609 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1938 — 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 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?
6. Crime grade is D 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: 1.28% ✓
• Cap rate: 11.05%
• Cash-on-cash: 17.01%
• DSCR: 1.76
• GRM: 6.5

CMA / ARV

• ARV (median comp): $94,138
• List price: $69,900
• Delta: -25.75%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
208 S Waldron St	0.45mi	2/1.0 (+1)	1,025 (+2%)	0mo	$128,000	$125	70
201 E Pearl St	0.16mi	2/1.0 (+1)	873 (-13%)	19mo	$72,500	$83	51

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

Projected returns pro-forma

9.31% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.7%
• Equity multiple: 3.68×
• Total profit: $52,453
• Equity at exit: $59,501

10-year hold

• IRR: 31.0%
• Equity multiple: 8.14×
• Total profit: $139,791
• Equity at exit: $124,793

Cash invested: $19,572 (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 47957

• Home prices YoY: 4.1%
• Active inventory: 12
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $892 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$32 /mo · $379/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $277

Break-even live

Break-even rent $541

Max offer price $69,900

Occupancy floor 64%

Sensitivity live

Price	-10% $317	-5% $297	+0% $277	+5% $258	+10% $238
Rent	-10% $207	-5% $242	+0% $277	+5% $313	+10% $348
Rate	-1.0pp $313	-0.5pp $295	base $277	+0.5pp $259	+1.0pp $241

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-04-20
   price $69,900 157-char remark

   Show marketing remark (157 chars)

   Estate owned fixer upper single story home with approximately 1,000 sq. ft. of living space. Detached 20 x 30 garage and just under one acre lot. Sold as-is.

2. 2026-02-03
   listed $79,900 Active 157-char remark

   Show marketing remark (157 chars)

   Estate owned fixer upper single story home with approximately 1,000 sq. ft. of living space. Detached 20 x 30 garage and just under one acre lot. Sold as-is.

3. 2012-10-30
   soldstatus $19,000 160-char remark

   Show marketing remark (160 chars)

   Attractive Home Just West Of Us421 On A Large . 90 Ac Lot. Needs Some Tlc But Seems Structurally Sound And There Is A Large 2 Car Garage In Need Of A New Door

4. 2012-10-30
   soldstatus $19,000

   Show marketing remark (160 chars)

   Attractive Home Just West Of Us421 On A Large . 90 Ac Lot. Needs Some Tlc But Seems Structurally Sound And There Is A Large 2 Car Garage In Need Of A New Door

5. 2012-10-17
   soldstatus $19,000
6. 2012-10-17
   soldstatus $19,000
7. 2012-08-21
   listed $24,900
8. 2012-08-19
   listed $24,900 160-char remark

   Show marketing remark (160 chars)

   Attractive Home Just West Of Us421 On A Large . 90 Ac Lot. Needs Some Tlc But Seems Structurally Sound And There Is A Large 2 Car Garage In Need Of A New Door

9. 2012-08-19
   listed $24,900

   Show marketing remark (160 chars)

   Attractive Home Just West Of Us421 On A Large . 90 Ac Lot. Needs Some Tlc But Seems Structurally Sound And There Is A Large 2 Car Garage In Need Of A New Door

ⓘ 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: $379 · $32/mo
• Projected year-2 tax: $487 · $41/mo
• Expected delta: +$108/yr (+$9/mo · 28.4%)

ⓘ 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 2/10 Low 7 d/yr ≥101°F today · 16 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: $10,704
• − Mortgage interest: −$3,915
• − Property taxes: −$379
• − Insurance: −$350
• − Repairs & maintenance: −$856
• − Management: −$856
• − Depreciation: −$2,033
• Taxable income: $2,314
• Est. tax owed @ 24.0%: −$555
• After-tax cash flow: $2,773/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: West Central School Corporation
• NCES district ID: 1809360
• Math proficiency: 31% ▼ -6.00%
• Reading proficiency: 34% ▼ -10.00%
• Median HH income: $48,045
• Composite: 28.08/100
• National rank: #6834
• State rank: #211 of 301 in IN

Livability — Medaryville

• Score: 55/100
• State rank: #632
• US rank: #23559

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Medaryville, IN
• Population (ZIP): 2,067

Population outlook (Pulaski County) Hauer SSP2

• Today (2025): 11,942 people
• By 2030: 11,394 · -4.6%
• By 2040: 10,274 · -14.0%
• By 2050: 9,209 · -22.9%
• By 2075: 7,182 · -39.9%
• By 2100: 5,365 · -55.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Romanian 4% Iranian 4% Slovak 3%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Pulaski

• 2024 margin: Solid R (+53.7) · D 22.2% · R 75.9% · Other 1.9%
• 2008→2024 swing: -38.2pp toward R · 2008: -15.5pp · 2024: -53.7pp
• All cycles: 2024: R+53.7 2020: R+47.9 2016: R+46.5 2012: R+27.2 2008: R+15.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.31%
• Current HPI: 238.467
• 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

+180.7% since first listed

9 events — show timeline

• 2026-04-20 Price Changed $69,900 NIRA MLS as Distributed by MLS Grid
• 2026-02-03 Listed $79,900 NIRA MLS as Distributed by MLS Grid
• 2012-10-30 Sold (MLS) $19,000 NIRA MLS as Distributed by MLS Grid
• 2012-10-30 Sold (MLS) $19,000 NIRA MLS as Distributed by MLS Grid
• 2012-10-17 Sold (Public Records) $19,000 Public Records
• 2012-10-17 Sold (MLS) $19,000 NIRA MLS as Distributed by MLS Grid
• 2012-08-21 Listed $24,900 NIRA MLS as Distributed by MLS Grid
• 2012-08-19 Listed $24,900 NIRA MLS as Distributed by MLS Grid
• 2012-08-19 Listed $24,900 NIRA MLS as Distributed by MLS Grid

Property tax history

-9.6%/yr

Latest (2024): $379 · +30.4% YoY. Source: county tax records.