619 E 6th St · Warren, IN 46792

$150,000

3 bd · 2.0 ba · 1,188 sqft · SingleFamily public records · 88 Days on market

Built 2009 0.40 ac lot Est $163k · 8% under ↓ 24% since listing

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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).

• Cash flow +13.0/30.0
• ARV discount +11.0/15.0
• DSCR +3.9/10.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.4/10.0

Listing remarks

NOW OFFERING A $5,000 FLOORING ALLOWANCE! Easy to maintain 3 bed, 2 full bath modular home in the cozy town of Warren. Built in 2009, this 1,188 SqFt open concept ranch style features an inviting living room, eat in kitchen with an island, and appliances that are included, but not warranted. There is a stand up shower, as well as a large sit in corner tub in one bath, and a shower/tub combo in the other. Excellent outdoor space with a deck in the front and back of the home. Beautiful wooded tree line that makes you forget you are living in town. There is a spacious 14'x16' shed, and a large 24'x36' detached garage that has great workspace and pulldown attic storage. Property sits on just un

Key facts

• Open concept ranch
• Spacious shed
• Eat in kitchen

Tags

• OPEN CONCEPT RANCH
• EAT IN KITCHEN
• OUTDOOR SPACE
• WOODED TREE LINE
• SPACIOUS SHED
• DETACHED GARAGE

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer; Electric service
• Home design: Manufactured home (residential); Single-story; Entry level: main level
• Construction: Vinyl siding; Shingle roof; Built as a manufactured home
• Exterior features: Deck; Shed(s); Corner lot; Cul-de-sac; Level lot; Wooded

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Electric range; Kitchen island; Eat-in kitchen
• Bedrooms: Bedrooms total: 6 rooms (includes sleeping areas)
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms; Both full bathrooms on the main level
• Heating & cooling: Propane forced-air heating; Central air conditioning; Ceiling fans
• Interior features: Walk-in closets; Ceiling fans; Eat-in kitchen; Kitchen island; Open floorplan; Laminate counters; Primary bedroom on main level; Crawl space
• Laundry & utility: Washer; Dryer; Washer/Dryer located on the main level; Owned water softener; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-8 ($-94/yr) — negative.
• To cash-flow at today's rent, offer at most $149k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (24.3% below list).
• Recommended offer: $113k (24.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#137 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Huntington County Community School Corporation (rural): math 34% / reading 39% proficiency, ranked #176 of 301 in IN (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Salamonie Elementary School (math 52% / reading 42%, grade D-, #325 of 994 statewide, top 36%, 286 students, 46% FRL); Riverview School (math 29% / reading 40%, grade F, #167 of 330 statewide, top 52%, 503 students, 54% FRL); Huntington North High School (math 30% / reading 55%, grade F, #195 of 369 statewide, top 53%, 1,424 students, 42% FRL).
• Market conditions: 12 active listings in the ZIP; 79 units permitted in Huntington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Huntington County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Recommended offer $113,493 (24.3% 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 88 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 0.76% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.22%
• DSCR: 0.99
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $162,756
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 College St	0.40mi	2/1.0 (-1)	1,177 (-1%)	16mo	$115,000	$98	58
109 S Main St	0.54mi	3/1.5	1,273 (+7%)	9mo	$163,400	$128	54
311 E 3rd St	0.35mi	3/1.0	1,096 (-8%)	21mo	$150,000	$137	49
722 E Jefferson St	0.46mi	3/1.0	1,014 (-15%)	16mo	$150,000	$148	37

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: -16.7%
• Equity multiple: 0.41×
• Total profit: $-24,870
• Equity at exit: $22,365

10-year hold

• IRR: -8.6%
• Equity multiple: 0.46×
• Total profit: $-22,559
• Equity at exit: $12,969

Cash invested: $42,000 (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 46792

• Home prices YoY: -2.9%
• Active inventory: 12
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,135 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$55 /mo · $664/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $-8

Break-even live

Break-even rent $1,145

Max offer price $148,615

Occupancy floor 96%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-19
   status Pending
2. 2026-05-19
   price $150,000
3. 2026-04-17
   price $165,000
4. 2026-03-21
   price $177,500
5. 2026-03-03
   price $187,500
6. 2026-02-13
   listed $197,500 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: $664 · $55/mo
• Projected year-2 tax: $969 · $81/mo
• Expected delta: +$306/yr (+$25/mo · 46.0%)

ⓘ 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 · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,619
• − Mortgage interest: −$8,402
• − Property taxes: −$664
• − Insurance: −$750
• − Repairs & maintenance: −$1,090
• − Management: −$1,090
• − Depreciation: −$4,364
• Taxable loss: −$2,740
• Est. tax savings @ 24.0%: +$658
• After-tax cash flow: $563/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: Huntington County Community School Corporation
• NCES district ID: 1804710
• Math proficiency: 34% ▼ -6.00%
• Reading proficiency: 39% ▼ -10.00%
• Median HH income: $47,010
• Composite: 31.29/100
• National rank: #6013
• State rank: #176 of 301 in IN

Livability — Warren

• Score: 71/100
• State rank: #137
• US rank: #7126

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Warren, IN
• Population (ZIP): 3,577

Population outlook (Huntington County) Hauer SSP2

• Today (2025): 35,613 people
• By 2030: 34,759 · -2.4%
• By 2040: 32,682 · -8.2%
• By 2050: 30,495 · -14.4%
• By 2075: 26,298 · -26.2%
• By 2100: 22,653 · -36.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Italian 5% Slovak 2% Lithuanian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Huntington

• 2024 margin: Solid R (+48.4) · D 24.9% · R 73.3% · Other 1.8%
• 2008→2024 swing: -21.2pp toward R · 2008: -27.2pp · 2024: -48.4pp
• All cycles: 2024: R+48.4 2020: R+49.9 2016: R+51.0 2012: R+39.8 2008: R+27.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -7.11%
• Current HPI: 238.5693
• 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

-24.1% since first listed

6 events — show timeline

• 2026-05-19 Pending — IRMLS
• 2026-05-19 Price Changed $150,000 IRMLS
• 2026-04-17 Price Changed $165,000 IRMLS
• 2026-03-21 Price Changed $177,500 IRMLS
• 2026-03-03 Price Changed $187,500 IRMLS
• 2026-02-13 Listed $197,500 IRMLS

Property tax history

-8.4%/yr

Latest (2024): $664 · -5.3% YoY. Source: county tax records.