6943 Main St · West Point, IN 47992

$195,000

3 bd · 2.0 ba · 1,521 sqft · SingleFamily public records · 335 Days on market

Built 1965 5.40 ac lot

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Why this score? — see what drove the D 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).

• Appreciation +10.0/10.0
• Cash flow +8.3/30.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +1.2/10.0

Listing remarks MLS

A rare and awesome opportunity! Don't miss this well cared for and much-loved home in downtown West Point. Over 1500 SF on a nearly half acre lot with an additional 5-acre parcel included! Large living and family rooms, newly remodeled eat-in kitchen, 3 spacious bedrooms, covered porch and so much more! MANY updates including siding, solid wood windows and metal roof in the last 10 years, newer water heater, brand new kitchen remodel with granite countertops, undermount sink and luxury gas range. All appliances stay including stand-alone oversized fridge and freezer and new washer/dryer. Spacious back patio perfect for relaxing evenings or entertaining. A nature lover's dream with plenty of land to explore! Desirable TSC schools and conveniently located to Lafayette with all the perks of small-town living.

Key facts

• Open space
• Strong bones
• 5 acres

Tags

• 5 ACRES
• OPEN SPACE
• WOODED AREAS
• FUNCTIONAL LAYOUT
• STRONG BONES

Property features AI

Exterior

• Security: Smoke detector(s)
• Utilities: Private well water; Septic tank sewage; Cable available; Gas water heater; Electric service
• Home design: Single-family residence; Site-built home; One story
• Construction: Brick and vinyl siding; Metal roof; Built as site-built home
• Exterior features: Deck; Covered patio; Porch; Shed(s); Level and wooded lot; Gravel road access

Interior

• Kitchen: Gas cooktop; Gas oven; Microwave; Refrigerator; Exhaust fan
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating; Central air conditioning; Ceiling fans
• Interior features: Pantry; Ceiling fans; Window treatments; Crawl space basement
• Laundry & utility: Washer; Dryer; Gas dryer hookup (main level)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $-180 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (16.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (37.5% below list).
• Recommended offer: $122k (37.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 53/100 on livability (#646 in IN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Tippecanoe School Corporation (rural): math 44% / reading 49% proficiency, ranked #80 of 301 in IN (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mintonye Elementary School (math 44% / reading 41%, grade F, #425 of 994 statewide, top 44%, 469 students, 28% FRL); Southwestern Middle School (math 27% / reading 30%, grade F, #224 of 330 statewide, top 68%, 496 students, 40% FRL) — zoned schools at 34% FRL track the district average.
• Market conditions: 7 active listings in the ZIP; 1,341 units permitted in Tippecanoe County in 2024 (869 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Tippecanoe County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 335 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $35k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $121,823 (37.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 335 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.62% ✗
• Cap rate: 5.18%
• Cash-on-cash: -3.96%
• DSCR: 0.82
• GRM: 13.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.4%
• Equity multiple: 2.73×
• Total profit: $94,626
• Equity at exit: $175,671

10-year hold

• IRR: 19.3%
• Equity multiple: 6.26×
• Total profit: $287,462
• Equity at exit: $378,842

Cash invested: $54,600 (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 47992

• Home prices YoY: 8.9%
• Active inventory: 7
• Price-to-rent: 13.3×

Monthly cashflow live

• Estimated rent: $1,218 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$39 /mo · $463/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $-180

Break-even live

Break-even rent $1,446

Max offer price $163,189

Occupancy floor —

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-09
   status $195,000 Pending 335 DOM
2. 2026-06-08
   days on market $195,000 Active Under Contract 335 DOM
3. 2026-06-07
   days on market $195,000 Active Under Contract 334 DOM
4. 2026-06-05
   days on market $195,000 Active Under Contract 331 DOM
5. 2026-06-02
   days on market $195,000 Active Under Contract 329 DOM
6. 2026-06-01
   days on market $195,000 Active Under Contract 328 DOM
7. 2026-05-31
   days on market $195,000 Active Under Contract 327 DOM
8. 2026-05-30
   days on market $195,000 Active Under Contract 326 DOM
9. 2026-02-17
   historical Active Under Contract
10. 2026-01-13
    price $195,000
11. 2025-08-17
    price $215,000
12. 2025-07-21
    price $225,000
13. 2025-07-08
    listed $230,000 Active
14. 2025-07-03
    listed $229,900 Active
15. 2021-07-08
    soldstatus $195,000 817-char remark

    Show marketing remark (817 chars)

    A rare and awesome opportunity! Don't miss this well cared for and much-loved home in downtown West Point. Over 1500 SF on a nearly half acre lot with an additional 5-acre parcel included! Large living and family rooms, newly remodeled eat-in kitchen, 3 spacious bedrooms, covered porch and so much more! MANY updates including siding, solid wood windows and metal roof in the last 10 years, newer water heater, brand new kitchen remodel with granite countertops, undermount sink and luxury gas range. All appliances stay including stand-alone oversized fridge and freezer and new washer/dryer. Spacious back patio perfect for relaxing evenings or entertaining. A nature lover's dream with plenty of land to explore! Desirable TSC schools and conveniently located to Lafayette with all the perks of small-town living.

16. 2021-04-29
    listed $189,900 817-char remark

    Show marketing remark (817 chars)

    A rare and awesome opportunity! Don't miss this well cared for and much-loved home in downtown West Point. Over 1500 SF on a nearly half acre lot with an additional 5-acre parcel included! Large living and family rooms, newly remodeled eat-in kitchen, 3 spacious bedrooms, covered porch and so much more! MANY updates including siding, solid wood windows and metal roof in the last 10 years, newer water heater, brand new kitchen remodel with granite countertops, undermount sink and luxury gas range. All appliances stay including stand-alone oversized fridge and freezer and new washer/dryer. Spacious back patio perfect for relaxing evenings or entertaining. A nature lover's dream with plenty of land to explore! Desirable TSC schools and conveniently located to Lafayette with all the perks of small-town living.

ⓘ 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: $463 · $39/mo
• Projected year-2 tax: $1,060 · $88/mo
• Expected delta: +$597/yr (+$50/mo · 128.8%)

ⓘ 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 ≥102°F today · 18 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: $14,619
• − Mortgage interest: −$10,923
• − Property taxes: −$463
• − Insurance: −$975
• − Repairs & maintenance: −$1,170
• − Management: −$1,170
• − Depreciation: −$5,673
• Taxable loss: −$5,754
• Est. tax savings @ 24.0%: +$1,381
• After-tax cash flow: $-780/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: Tippecanoe School Corporation
• NCES district ID: 1811340
• Math proficiency: 44% ▼ -6.00%
• Reading proficiency: 49% ▼ -5.00%
• Median HH income: $55,087
• Composite: 40.36/100
• National rank: #3741
• State rank: #80 of 301 in IN

Livability — West Point

• Score: 53/100
• State rank: #646
• US rank: #24488

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Point, IN
• Population (ZIP): 1,523

Population outlook (Tippecanoe County) Hauer SSP2

• Today (2025): 215,327 people
• By 2030: 232,284 · +7.9%
• By 2040: 266,517 · +23.8%
• By 2050: 302,826 · +40.6%
• By 2075: 394,445 · +83.2%
• By 2100: 463,500 · +115.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 11% Two or more races 7%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Slovak 4% Portuguese 3% Lithuanian 3%
• Foreign-born: 4% · Canada

Political lean MEDSL · Tippecanoe

• 2024 margin: Toss-up / Even · D 49.0% · R 49.1% · Other 1.9%
• 2008→2024 swing: -11.8pp toward R · 2008: 11.6pp · 2024: -0.1pp
• All cycles: 2024: R+0.1 2020: D+0.6 2016: R+5.7 2012: R+3.6 2008: D+11.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 21.36%
• Current HPI: 260.3795
• 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

+2.7% since first listed

8 events — show timeline

• 2026-02-17 Contingent — IRMLS
• 2026-01-13 Price Changed $195,000 IRMLS
• 2025-08-17 Price Changed $215,000 IRMLS
• 2025-07-21 Price Changed $225,000 IRMLS
• 2025-07-08 Listed $230,000 IRMLS
• 2025-07-03 Listed $229,900 IRMLS
• 2021-07-08 Sold (MLS) $195,000 IRMLS
• 2021-04-29 Listed $189,900 IRMLS

Property tax history

+7.2%/yr

Latest (2024): $463 · +6.2% YoY. Source: county tax records.