220 S Jefferson St · Worthington, IN 47471

$84,900

4 bd · 1.0 ba · 1,904 sqft · SingleFamily public records · 14 Days on market

Built 1900 0.25 ac lot

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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 +28.6/30.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• Appreciation +5.8/10.0
• Livability +3.5/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming older home just inside Worthington. This is a 1.5 story home with 3 bedrooms with 1.5 bath. Enter the home into the living area with a family room just to the right that has a gas heater. Separate dining room contains a gas log in an exquisite fireplace. Downstairs has 1 bedroom and 1 full bath. Upstairs contains the other 2 bedrooms, half bath and office/sitting area/playroom. Hardwood floors and original woodwork throughout. Front covered porch to enjoy the day.

Key facts

• Separate dining room
• Gas log fireplace
• Original woodwork

Tags

• SEPARATE DINING ROOM
• GAS LOG FIREPLACE
• HARDWOOD FLOORS
• ORIGINAL WOODWORK

Property features AI

Finance

• HOA & community: No association amenities

Exterior

• Parking: Gravel parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence (site-built); 2 stories
• Construction: Vinyl siding; Asphalt roof; Brick/mortar and block foundation; Built as a site-built home
• Exterior features: Covered porch; Porch; Outbuilding; Level lot; Irregular lot dimensions

Interior

• Flooring: Hardwood; Carpet; Vinyl
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Natural woodwork; Dining room gas-log fireplace (one fireplace); Has basement with partial, unfinished crawl space and walk-out access; 8 total rooms
• Laundry & utility: Washer hookup on main level; Electric dryer hookup on main level

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $279 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).

Location & tenants

• Location reads 70/100 on livability (#174 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• White River Valley School District (rural): math 33% / reading 39% proficiency, ranked #187 of 301 in IN (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: White River Valley Elementary Sch (math 52% / reading 42%, grade D-, #325 of 994 statewide, top 36%, 326 students, 64% FRL); White River Valley Middle School (math 29% / reading 35%, grade F, #190 of 330 statewide, top 59%, 209 students, 60% FRL); White River Valley High School (math 22% / reading 47%, grade F, #270 of 369 statewide, top 77%, 210 students, 56% FRL) — zoned schools average 60% FRL vs 42% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 17 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($587 loan paydown + $1k appreciation (1.5% local appreciation)).
• Greene County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.5% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

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

Recommended offer $84,900

Questions for the listing agent

1. Built in 1900 — 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. 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.
4. 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.
5. 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: 1.35% ✓
• Cap rate: 10.24%
• Cash-on-cash: 14.09%
• DSCR: 1.63
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $173,264
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
119 Extension St	0.19mi	4/1.0	2,138 (+12%)	6mo	$75,000	$35	66
403 W Main St	0.34mi	3/2.0 (-1)	1,859 (-2%)	11mo	$224,900	$121	62
612 Terre Haute Rd	0.44mi	3/2.5 (-1)	1,975 (+4%)	9mo	$179,000	$91	54
316 Canal St	0.48mi	3/1.0 (-1)	2,040 (+7%)	17mo	$71,000	$35	46

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

Projected returns pro-forma

1.51% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.3%
• Equity multiple: 1.91×
• Total profit: $21,541
• Equity at exit: $31,258

10-year hold

• IRR: 20.1%
• Equity multiple: 3.54×
• Total profit: $60,449
• Equity at exit: $43,358

Cash invested: $23,772 (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 47471

• Home prices YoY: 0.8%
• Active inventory: 17
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,149 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$148 /mo · $1,772/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $279

Break-even live

Break-even rent $795

Max offer price $84,900

Occupancy floor 71%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-19
   days on market $84,900 Active 14 DOM
2. 2026-06-18
   days on market $84,900 Active 13 DOM
3. 2026-06-17
   days on market $84,900 Active 12 DOM
4. 2026-06-16
   days on market $84,900 Active 11 DOM
5. 2026-06-15
   days on market $84,900 Active 10 DOM
6. 2026-06-14
   days on market $84,900 Active 8 DOM
7. 2026-06-12
   days on market $84,900 Active 7 DOM
8. 2026-06-09
   days on market $84,900 Active 4 DOM
9. 2026-06-08
   days on market $84,900 Active 3 DOM
10. 2026-06-07
    remarks 454-char remark
11. 2026-06-07
    listed $84,900 Active 2 DOM

ⓘ 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: $1,772 · $148/mo
• Projected year-2 tax: $1,772 · $148/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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,782
• − Mortgage interest: −$4,756
• − Property taxes: −$1,772
• − Insurance: −$424
• − Repairs & maintenance: −$1,103
• − Management: −$1,103
• − Depreciation: −$2,470
• Taxable income: $2,155
• Est. tax owed @ 24.0%: −$517
• After-tax cash flow: $2,831/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: White River Valley School District
• NCES district ID: 1800008
• Math proficiency: 33% ▼ -19.00%
• Reading proficiency: 39% ▼ -15.00%
• Median HH income: $44,074
• Composite: 30.59/100
• National rank: #6199
• State rank: #187 of 301 in IN

Livability — Worthington

• Score: 70/100
• State rank: #174
• US rank: #8138

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Worthington, IN
• Population (ZIP): 3,116

Population outlook (Greene County) Hauer SSP2

• Today (2025): 30,724 people
• By 2030: 29,506 · -4.0%
• By 2040: 26,744 · -13.0%
• By 2050: 23,879 · -22.3%
• By 2075: 18,341 · -40.3%
• By 2100: 13,976 · -54.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 9% Two or more races 7%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1%
• Common ancestry: Polish 7% Lithuanian 4% Slovak 3%
• Foreign-born: 1% · Canada
• Languages at home: 82% English-only · German/W. Germanic 12% Spanish 6%

Political lean MEDSL · Greene

• 2024 margin: Solid R (+53.7) · D 22.4% · R 76.1% · Other 1.6%
• 2008→2024 swing: -39.2pp toward R · 2008: -14.5pp · 2024: -53.7pp
• All cycles: 2024: R+53.7 2020: R+52.2 2016: R+53.4 2012: R+31.4 2008: R+14.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.51%
• Current HPI: 200.6511
• 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

+51.9% since first listed

5 events — show timeline

• 2026-06-03 Listed $84,900 IRMLS
• 2020-04-21 Sold (MLS) $85,000 IRMLS
• 2019-11-29 Listed $89,900 IRMLS
• 2016-07-26 Listed $109,900 IRMLS
• 2011-04-20 Sold (Public Records) $55,900 Public Records

Property tax history

+16.6%/yr

Latest (2025): $1,772 · +25.3% YoY. Source: county tax records.