310 N Main St · Geneva, IN 46740

$125,000

2 bd · 1.5 ba · 1,390 sqft · SingleFamily public records · 4 Days on market

Built 1950 8,760 sqft lot Est $168k · 26% under

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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 +15.4/30.0
• ARV discount +15.0/15.0
• Appreciation +8.1/10.0
• DSCR +4.7/10.0
• Schools +3.9/10.0
• 1% rule +3.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming 2 bedroom, 1.5 bath home with 1,310 sq ft of living space and an attached garage. The main level offers a spacious living room, eat-in kitchen, and half bath. Upstairs you’ll find two bedrooms with plenty of character and storage space and an updated full bath with tiled tub/shower. Outside features include a concrete driveway, partial gravel parking area, and manageable yard space. This home offers a functional layout with several updates already completed while still leaving opportunities for a new owner to add their own finishing touches and build equity.

Key facts

• 8,760 sq ft lot
• Garage
• Built 1950

Property features AI

Finance

• Other: Zoned R1
• HOA & community: No association amenities

Exterior

• Parking: Attached garage (1 car); Off-street parking on concrete and gravel
• Utilities: Public water; Public sewer
• Home design: Single-family home; Site-built construction; 2 stories; Corner, level lot; Paved, public-maintained road
• Construction: Aluminum and wood siding; Asphalt roof; Concrete perimeter foundation; Built as a site-built home
• Exterior features: Fire pit; Enclosed porch; Shed(s)

Interior

• Kitchen: Electric range
• Bedrooms: 4 total rooms
• Flooring: Hardwood; Tile; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Electric baseboard heating; No central cooling
• Interior features: Eat-in kitchen; Laminate countertops; One fireplace
• Laundry & utility: Electric dryer hookup on main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $47 ($567/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $109k (12.8% below list).
• Recommended offer: $109k (12.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#103 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• South Adams Schools (town): math 50% / reading 43% proficiency, ranked #92 of 301 in IN (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: South Adams Elementary School (math 53% / reading 34%, grade F, #411 of 994 statewide, top 42%, 660 students, 51% FRL); South Adams Middle School (math 50% / reading 46%, grade C-, #60 of 330 statewide, top 18%, 288 students, 56% FRL); South Adams High School (math 37% / reading 67%, grade D+, #106 of 369 statewide, top 31%, 343 students, 44% FRL).
• Market conditions: 7 active listings in the ZIP; 78 units permitted in Adams County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($864 loan paydown + $8k appreciation (6.2% local appreciation)).
• Adams County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.2% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,051 (12.8% below list)

Questions for the listing agent

1. Built in 1950 — 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 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?
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: 0.87% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.62%
• DSCR: 1.07
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $168,190
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
200 Pyle St	0.12mi	3/1.5 (+1)	1,380 (-1%)	6mo	$170,000	$123	84
115 E Line St	0.16mi	3/1.5 (+1)	1,370 (-1%)	15mo	$127,000	$93	73
570 Winchester Rd	0.27mi	3/2.0 (+1)	1,288 (-7%)	2mo	$300,000	$233	66
215 High St	0.19mi	2/1.0	1,456 (+5%)	19mo	$118,000	$81	65
315 Richfield Ln	0.18mi	3/2.0 (+1)	1,566 (+13%)	4mo	$190,000	$121	60
220 N Winchester Rd	0.17mi	3/1.5 (+1)	1,552 (+12%)	21mo	$160,000	$103	50
125 E Shore Dr	0.36mi	3/2.0 (+1)	1,540 (+11%)	13mo	$239,900	$156	47

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

Projected returns pro-forma

6.19% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.1%
• Equity multiple: 2.16×
• Total profit: $40,460
• Equity at exit: $80,043

10-year hold

• IRR: 16.8%
• Equity multiple: 4.32×
• Total profit: $116,276
• Equity at exit: $146,434

Cash invested: $35,000 (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 46740

• Home prices YoY: 2.5%
• Active inventory: 7
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,091 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$107 /mo · $1,280/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $47

Break-even live

Break-even rent $1,031

Max offer price $125,000

Occupancy floor 91%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-01
   status $125,000 Pending 4 DOM
2. 2026-05-31
   days on market $125,000 Active 4 DOM
3. 2026-05-31
   days on market $125,000 Active 3 DOM
4. 2026-05-27
   listed $125,000 Active

ⓘ 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: $1,280 · $107/mo
• Projected year-2 tax: $1,280 · $107/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
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,086
• − Mortgage interest: −$7,002
• − Property taxes: −$1,280
• − Insurance: −$625
• − Repairs & maintenance: −$1,047
• − Management: −$1,047
• − Depreciation: −$3,636
• Taxable loss: −$1,551
• Est. tax savings @ 24.0%: +$372
• After-tax cash flow: $939/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 Adams Schools
• NCES district ID: 1810260
• Math proficiency: 50% ▼ -7.00%
• Reading proficiency: 43% ▼ -7.00%
• Median HH income: $42,024
• Composite: 39.16/100
• National rank: #4029
• State rank: #92 of 301 in IN

Livability — Geneva

• Score: 73/100
• State rank: #103
• US rank: #5517

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Geneva, IN
• Population (ZIP): 4,766

Population outlook (Adams County) Hauer SSP2

• Today (2025): 33,772 people
• By 2030: 32,927 · -2.5%
• By 2040: 31,349 · -7.2%
• By 2050: 29,447 · -12.8%
• By 2075: 24,062 · -28.8%
• By 2100: 18,126 · -46.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Polish 2% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 51% English-only · German/W. Germanic 46% Spanish 3%

Political lean MEDSL · Adams

• 2024 margin: Solid R (+52.6) · D 22.8% · R 75.4% · Other 1.8%
• 2008→2024 swing: -26.9pp toward R · 2008: -25.7pp · 2024: -52.6pp
• All cycles: 2024: R+52.6 2020: R+52.4 2016: R+52.5 2012: R+39.5 2008: R+25.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.19%
• Current HPI: 250.9013
• 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

1 event — show timeline

• 2026-05-27 Listed $125,000 IRMLS

Property tax history

-1.5%/yr

Latest (2024): $1,280 · +5.3% YoY. Source: county tax records.