110 W North D St · Gas City, IN 46933

$100,000

4 bd · 1.0 ba · 1,500 sqft · SingleFamily public records · 77 Days on market

Built 1976 7,797 sqft lot $67/sqft · 37% below area Est $158k · 37% under ↓ 9% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Livability +3.5/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom, 1-bath home located in a desirable area in Gas City. This property offers tons of potential for the right buyer. With a little TLC, you can truly make this home shine. Ideal for buyers looking to build equity, this home is priced to sell and ready for your personal touch.

Key facts

• 7,797 sq ft lot
• Built 1976
• Listed 76 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $439 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#177 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D, employment D, health & safety D.
• Mississinewa Community School Corporation (town): math 29% / reading 34% proficiency, ranked #233 of 301 in IN (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 25 active listings in the ZIP; 52 units permitted in Grant County in 2024 (8 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Grant County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.

Recommended offer $94,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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: 1.36% ✓
• Cap rate: 11.56%
• Cash-on-cash: 18.80%
• DSCR: 1.84
• GRM: 6.1

CMA / ARV

• ARV (median comp): $157,856
• List price: $100,000
• Delta: -36.65%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
216 Walnut Dr	0.25mi	3/2.0 (-1)	1,504 (+0%)	0mo	$238,000	$158	79
120 W North A St	0.20mi	3/1.0 (-1)	1,575 (+5%)	2mo	$70,000	$44	76
200 Walnut Dr	0.17mi	3/2.0 (-1)	1,519 (+1%)	8mo	$222,500	$146	74
214 Locust Dr	0.27mi	3/2.0 (-1)	1,512 (+1%)	8mo	$220,000	$146	70
313 E South B St	0.50mi	4/2.0	1,400 (-7%)	5mo	$40,000	$29	58
113 E Walnut Dr	0.17mi	4/2.5	1,605 (+7%)	21mo	$107,000	$67	57
325 E South B St	0.53mi	4/2.0	1,462 (-2%)	20mo	$134,000	$92	51
102 E South B St	0.42mi	3/1.0 (-1)	1,608 (+7%)	17mo	$103,000	$64	49
401 S 5th St	0.69mi	4/1.5	1,515 (+1%)	18mo	$172,000	$114	49
411 E North A St	0.47mi	3/1.5 (-1)	1,609 (+7%)	16mo	$52,000	$32	46
325 E South D St	0.63mi	3/2.0 (-1)	1,652 (+10%)	15mo	$159,900	$97	32
703 E North D St	0.72mi	3/1.0 (-1)	1,300 (-13%)	12mo	$147,000	$113	29

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: 10.6%
• Equity multiple: 1.42×
• Total profit: $11,719
• Equity at exit: $14,910

10-year hold

• IRR: 19.6%
• Equity multiple: 2.65×
• Total profit: $46,127
• Equity at exit: $8,646

Cash invested: $28,000 (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 46933

• Home prices YoY: -27.3%
• Active inventory: 25
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,363 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$72 /mo · $862/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $439

Break-even live

Break-even rent $807

Max offer price $100,000

Occupancy floor 63%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $100,000 Active 77 DOM
2. 2026-06-18
   days on market $100,000 Active 76 DOM
3. 2026-06-17
   days on market $100,000 Active 75 DOM
4. 2026-06-16
   days on market $100,000 Active 74 DOM
5. 2026-06-15
   days on market $100,000 Active 73 DOM
6. 2026-06-14
   days on market $100,000 Active 71 DOM
7. 2026-06-13
   price $100,000 Active 70 DOM
8. 2026-06-12
   pricedays on market $85,000 Active 70 DOM
9. 2026-06-09
   days on market $100,000 Active 67 DOM
10. 2026-06-08
    days on market $100,000 Active 66 DOM
11. 2026-06-07
    days on market $100,000 Active 65 DOM
12. 2026-06-03
    days on market $100,000 Active 61 DOM
13. 2026-06-02
    days on market $100,000 Active 60 DOM
14. 2026-06-01
    days on market $100,000 Active 59 DOM
15. 2026-05-31
    days on market $100,000 Active 58 DOM
16. 2026-05-30
    days on market $100,000 Active 57 DOM
17. 2026-04-14
    price $100,000 292-char remark

    Show marketing remark (292 chars)

    Charming 3-bedroom, 1-bath home located in a desirable area in Gas City. This property offers tons of potential for the right buyer. With a little TLC, you can truly make this home shine. Ideal for buyers looking to build equity, this home is priced to sell and ready for your personal touch.

18. 2026-04-03
    listed $110,000 Active 292-char remark

    Show marketing remark (292 chars)

    Charming 3-bedroom, 1-bath home located in a desirable area in Gas City. This property offers tons of potential for the right buyer. With a little TLC, you can truly make this home shine. Ideal for buyers looking to build equity, this home is priced to sell and ready for your personal touch.

ⓘ 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: $862 · $72/mo
• Projected year-2 tax: $862 · $72/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,352
• − Mortgage interest: −$5,602
• − Property taxes: −$862
• − Insurance: −$500
• − Repairs & maintenance: −$1,308
• − Management: −$1,308
• − Depreciation: −$2,909
• Taxable income: $3,863
• Est. tax owed @ 24.0%: −$927
• After-tax cash flow: $4,336/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: Mississinewa Community School Corporation
• NCES district ID: 1806870
• Math proficiency: 29% ▼ -10.00%
• Reading proficiency: 34% ▼ -10.00%
• Median HH income: $41,555
• Composite: 26.62/100
• National rank: #7175
• State rank: #233 of 301 in IN

Livability — Gas City

• Score: 69/100
• State rank: #177
• US rank: #8286

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gas City, IN
• City population: 6,469
• Population (ZIP): 6,469

Population outlook (Grant County) Hauer SSP2

• Today (2025): 64,394 people
• By 2030: 62,145 · -3.5%
• By 2040: 57,252 · -11.1%
• By 2050: 52,968 · -17.7%
• By 2075: 45,986 · -28.6%
• By 2100: 39,400 · -38.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 11% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 2% Lithuanian 2% Scottish 1%
• Foreign-born: 1% · Vietnam

Political lean MEDSL · Grant

• 2024 margin: Solid R (+41.8) · D 28.2% · R 70.0% · Other 1.9%
• 2008→2024 swing: -28.7pp toward R · 2008: -13.1pp · 2024: -41.8pp
• All cycles: 2024: R+41.8 2020: R+38.8 2016: R+39.5 2012: R+22.0 2008: R+13.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -71.53%
• Current HPI: 190.5785
• 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

-9.1% since first listed

2 events — show timeline

• 2026-04-14 Price Changed $100,000 IRMLS
• 2026-04-03 Listed $110,000 IRMLS

Property tax history

+130.8%/yr

Latest (2025): $862 · +91.0% YoY. Source: county tax records.