436 Bellville Ave · Andrews, IN 46702

$90,000

2 bd · 1.0 ba · 1,299 sqft · SingleFamily public records · 156 Days on market

Built 1900 0.41 ac lot Est $105k · 14% under ↓ 28% since listing

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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 +26.2/30.0
• ARV discount +14.0/15.0
• DSCR +8.9/10.0
• Appreciation +7.7/10.0
• 1% rule +6.7/10.0
• Livability +3.3/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Cozy two story, two bedroom, one bath home nestled in a quiet small town setting. This inviting home offers a comfortable living room, dining area, and a functional kitchen ideal for everyday living. Fresh paint, new flooring, and newer windows create a warm and welcoming feel throughout. Additional features include a basement and a metal roof approximately two years old. Move in ready and full of small town charm. Perfect for those seeking comfort and simplicity in a peaceful location.

Key facts

• Functional kitchen
• Metal roof
• Fresh paint

Tags

• TWO STORY
• FUNCTIONAL KITCHEN
• FRESH PAINT
• NEW FLOORING
• NEWER WINDOWS
• METAL ROOF

Property features AI

Finance

• Other: Located in the Morris subdivision

Exterior

• Parking: Detached garage with 1 garage space
• Utilities: Public water; Public sewer
• Home design: Single-family residence (site-built); 2 stories
• Construction: Built with other construction materials; Block foundation
• Exterior features: Level lot; Lot dimensions approximately 132 x 136; Metal roof

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 6 total rooms (bedroom count not specified)
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Refrigerator; Electric range
• Laundry & utility: Laundry located in basement; Unfinished crawl space basement

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 $230 ($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: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#274 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, employment D+, amenities 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: Andrews Elementary School (math 47% / reading 37%, grade F, #434 of 994 statewide, top 48%, 316 students, 45% 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: 9 active listings in the ZIP; 79 units permitted in Huntington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($622 loan paydown + $5k appreciation (5.4% local appreciation)).
• Huntington County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.4% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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 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?
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: 1.17% ✓
• Cap rate: 9.36%
• Cash-on-cash: 10.96%
• DSCR: 1.49
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $105,219
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
288 N Main St	0.56mi	2/1.5	1,160 (-11%)	2mo	$75,000	$65	52
172 N Main St	0.51mi	3/1.0 (+1)	1,127 (-13%)	0mo	$91,500	$81	49
68 S Maple St	0.54mi	2/1.0	1,104 (-15%)	13mo	$60,000	$54	39
575 N Market St	0.74mi	3/1.5 (+1)	1,456 (+12%)	7mo	$137,000	$94	32

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

Projected returns pro-forma

5.41% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.2%
• Equity multiple: 2.49×
• Total profit: $37,520
• Equity at exit: $53,243

10-year hold

• IRR: 22.3%
• Equity multiple: 4.96×
• Total profit: $99,835
• Equity at exit: $93,799

Cash invested: $25,200 (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 46702

• Home prices YoY: 2.4%
• Active inventory: 9
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,057 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$95 /mo · $1,141/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $230

Break-even live

Break-even rent $765

Max offer price $90,000

Occupancy floor 73%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $90,000 Active 156 DOM
2. 2026-06-18
   days on market $90,000 Active 155 DOM
3. 2026-06-17
   days on market $90,000 Active 154 DOM
4. 2026-06-16
   days on market $90,000 Active 153 DOM
5. 2026-06-15
   days on market $90,000 Active 152 DOM
6. 2026-06-14
   days on market $90,000 Active 150 DOM
7. 2026-06-12
   days on market $90,000 Active 149 DOM
8. 2026-06-09
   days on market $90,000 Active 146 DOM
9. 2026-06-08
   days on market $90,000 Active 145 DOM
10. 2026-06-07
    days on market $90,000 Active 144 DOM
11. 2026-06-05
    days on market $90,000 Active 141 DOM
12. 2026-06-03
    days on market $90,000 Active 140 DOM
13. 2026-06-02
    days on market $90,000 Active 139 DOM
14. 2026-06-01
    days on market $90,000 Active 138 DOM
15. 2026-05-31
    days on market $90,000 Active 137 DOM
16. 2026-05-30
    days on market $90,000 Active 136 DOM
17. 2026-04-09
    price $90,000
18. 2026-02-16
    price $105,000
19. 2026-01-14
    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: $1,141 · $95/mo
• Projected year-2 tax: $1,141 · $95/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 ≥102°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,680
• − Mortgage interest: −$5,041
• − Property taxes: −$1,141
• − Insurance: −$450
• − Repairs & maintenance: −$1,014
• − Management: −$1,014
• − Depreciation: −$2,618
• Taxable income: $1,401
• Est. tax owed @ 24.0%: −$336
• After-tax cash flow: $2,427/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 — Andrews

• Score: 66/100
• State rank: #274
• US rank: #11452

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Andrews, IN
• Population (ZIP): 1,955

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 (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 4% Native American 1%
• Common ancestry: Lithuanian 3% Portuguese 1% Slovak 1%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 99% English-only · Korean 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: ▲ 5.41%
• Current HPI: 229.3828
• 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

-28.0% since first listed

3 events — show timeline

• 2026-04-09 Price Changed $90,000 IRMLS
• 2026-02-16 Price Changed $105,000 IRMLS
• 2026-01-14 Listed $125,000 IRMLS

Property tax history

+11.4%/yr

Latest (2024): $1,141 · +0.0% YoY. Source: county tax records.