52986 Marks St · Roseland, IN 46637

$89,900

2 bd · 1.0 ba · 638 sqft · SingleFamily public records · 16 Days on market

Built 1949 5,200 sqft lot Est $119k · 25% 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 +28.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.2/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Nice little home in Clay Township that's affordable and ready to move in. Whether you're looking for a first home or a solid investment take a look. This home features two bedrooms and one bathroom. The kitchen was updated a few years ago. Well tended wood floors are in the living space and bedrooms. The kitchen and bathroom features newer LVP. A small one car garage and driveway provide convenient off street parking. Why pay rent when you can own? Investors note this home has been a successful rental will provide instant equity. Schedule a showing today. .. .priced to sell.

Key facts

• 5,200 sq ft lot
• Garage
• Built 1949

Property features AI

Exterior

• Parking: Detached garage; Gravel off-street parking; 1 garage space
• Utilities: Private water; Septic tank
• Home design: Single-family, site-built home; One story
• Construction: Aluminum siding
• Exterior features: Chain link fencing; Level lot; Lot dimensions approximately 40 x 130

Interior

• Kitchen: Microwave; Refrigerator; Electric range
• Bedrooms: 5 total rooms (bedrooms included)
• Flooring: Hardwood; Laminate
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Electric heating; No cooling
• Interior features: Microwave; Refrigerator; Electric range; Hardwood and laminate flooring; Crawl space basement
• Laundry & utility: Washer hookup (main level); Electric dryer hookup (main level)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $290 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#312 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, health & safety B; Watch: amenities F, commute F, employment F.
• South Bend Community School Corporation (urban): math 12% / reading 21% proficiency, ranked #284 of 301 in IN (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Jefferson Traditional School (math 12% / reading 22%, grade F, #284 of 330 statewide, top 87%, 516 students, 64% FRL); Adams High School (math 28% / reading 57%, grade F, #195 of 369 statewide, top 53%, 1,976 students, 56% FRL).
• Zoned-school proficiency averages 30% at this address vs 16% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the South Bend Community School Corporation average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 112 active listings in the ZIP; 754 units permitted in St. Joseph County in 2024 (460 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,551 (1.5% below list)

Questions for the listing agent

1. Built in 1949 — 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 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?
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: 1.22% ✓
• Cap rate: 10.16%
• Cash-on-cash: 13.82%
• DSCR: 1.61
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $119,306
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
52942 Marks St	0.05mi	2/1.0	704 (+10%)	2mo	$131,900	$187	79
52932 Marks St	0.06mi	2/1.0	660 (+3%)	22mo	$78,000	$118	73
52350 Helmen Ave	0.63mi	2/1.0	675 (+6%)	21mo	$150,000	$222	43
52461 Helmen Ave	0.54mi	2/1.0	720 (+13%)	21mo	$125,000	$174	36

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: 4.0%
• Equity multiple: 1.15×
• Total profit: $3,884
• Equity at exit: $13,404

10-year hold

• IRR: 13.5%
• Equity multiple: 2.08×
• Total profit: $27,114
• Equity at exit: $7,773

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 46637

• Active inventory: 112
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,099 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$69 /mo · $830/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $290

Break-even live

Break-even rent $732

Max offer price $89,900

Occupancy floor 69%

Sensitivity live

Price	-10% $341	-5% $315	+0% $290	+5% $264	+10% $239
Rent	-10% $203	-5% $246	+0% $290	+5% $333	+10% $377
Rate	-1.0pp $335	-0.5pp $313	base $290	+0.5pp $267	+1.0pp $243

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 14 events

1. 2026-06-19
   remarks 581-char remark
2. 2026-06-19
   status $89,900 Active 16 DOM
3. 2026-06-18
   days on market $89,900 Active Under Contract 16 DOM
4. 2026-06-17
   days on market $89,900 Active Under Contract 15 DOM
5. 2026-06-16
   days on market $89,900 Active Under Contract 14 DOM
6. 2026-06-15
   days on market $89,900 Active Under Contract 13 DOM
7. 2026-06-14
   days on market $89,900 Active Under Contract 11 DOM
8. 2026-06-13
   statusdays on market $89,900 Active Under Contract 10 DOM
9. 2026-06-10
   days on market $89,900 Active 8 DOM
10. 2026-06-09
    days on market $89,900 Active 7 DOM
11. 2026-06-08
    days on market $89,900 Active 6 DOM
12. 2026-06-07
    days on market $89,900 Active 5 DOM
13. 2026-06-03
    remarks 479-char remark
14. 2026-06-03
    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: $830 · $69/mo
• Projected year-2 tax: $830 · $69/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 2/10 Low 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,184
• − Mortgage interest: −$5,036
• − Property taxes: −$830
• − Insurance: −$450
• − Repairs & maintenance: −$1,055
• − Management: −$1,055
• − Depreciation: −$2,615
• Taxable income: $2,144
• Est. tax owed @ 24.0%: −$515
• After-tax cash flow: $2,964/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: South Bend Community School Corporation
• NCES district ID: 1810290
• Math proficiency: 12% ▼ -10.00%
• Reading proficiency: 21% ▼ -6.00%
• Median HH income: $41,935
• Composite: 14.21/100
• National rank: #9452
• State rank: #284 of 301 in IN

Livability — Roseland

• Score: 66/100
• State rank: #312
• US rank: #12324

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 16,079

Population outlook (St. Joseph County) Hauer SSP2

• Today (2025): 273,186 people
• By 2030: 273,594 · +0.1%
• By 2040: 271,641 · -0.6%
• By 2050: 269,187 · -1.5%
• By 2075: 263,136 · -3.7%
• By 2100: 245,659 · -10.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 17% Two or more races 6% Asian 4% Hispanic / Latino 3%
• Common ancestry: Romanian 11% Italian 3% Iranian 3%
• Foreign-born: 9% · China, Canada, Vietnam
• Languages at home: 91% English-only · Spanish 2% Chinese 2% Other Indo-European 1%

Political lean MEDSL · St. Joseph

• 2024 margin: Toss-up / Even · D 50.0% · R 48.5% · Other 1.5%
• 2008→2024 swing: -15.6pp toward R · 2008: 17.1pp · 2024: 1.5pp
• All cycles: 2024: D+1.5 2020: D+5.8 2016: D+0.2 2012: D+3.5 2008: D+17.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -128.33%
• Current HPI: 210.1124
• 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

-98.9% since first listed

2 events — show timeline

• 2026-06-02 Listed $89,900 IRMLS
• 2019-08-14 Sold (Public Records) $8,309,900 Public Records

Property tax history

-0.8%/yr

Latest (2024): $830 · -3.5% YoY. Source: county tax records.