12750 Hwy 54 W · Linton, IN 47441

$90,000

3 bd · 1.0 ba · 1,302 sqft · SingleFamily · 148 Days on market

Built 1918 Fair condition 2.54 ac lot $69/sqft · 59% below area ↓ 5% 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
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable country living just outside of Linton. This home sits on a spacious 2.54 acre lot, offering room to spread out, enjoy the outdoors, and still stay close to everything you need. Conveniently located just minutes from Linton schools, shopping, dining, and everyday amenities. At this price point, it’s hard to beat the amount of land and location. Schedule your showing today and come see the potential for yourself!

Key facts

• Spacious lot
• Close to amenities
• 2.54 acre lot

Tags

• SPACIOUS LOT
• CLOSE TO AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $425 ($5k/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.
• Cap rate 12.0% vs local median 5.2% in Linton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 71/100 on livability (#129 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, amenities F, commute F.
• Linton-Stockton School Corporation (town): math 39% / reading 45% proficiency, ranked #128 of 301 in IN (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 66 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Greene County population projected at -22% 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 $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 148 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1918 — 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 148 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1918 — 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. 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?
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: 1.47% ✓
• Cap rate: 11.96%
• Cash-on-cash: 20.23%
• DSCR: 1.90
• GRM: 5.7

CMA / ARV

• ARV (median comp): $219,785
• List price: $90,000
• Delta: -59.05%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12215 W St. Rd. 54 St	0.62mi	2/1.0 (-1)	1,258 (-3%)	5mo	$135,000	$107	56
12806 W 300 N	0.61mi	4/2.0 (+1)	1,344 (+3%)	8mo	$246,000	$183	50
13216 W 300 N	0.74mi	4/2.0 (+1)	1,416 (+9%)	11mo	$215,000	$152	32

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: 12.5%
• Equity multiple: 1.50×
• Total profit: $12,500
• Equity at exit: $13,419

10-year hold

• IRR: 21.4%
• Equity multiple: 2.82×
• Total profit: $45,815
• Equity at exit: $7,782

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 47441

• Home prices YoY: -31.3%
• Active inventory: 66
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,325 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $425

Break-even live

Break-even rent $787

Max offer price $90,000

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

Listing history 23 events

1. 2026-06-18
   days on market $90,000 Active 148 DOM
2. 2026-06-17
   days on market $90,000 Active 147 DOM
3. 2026-06-16
   days on market $90,000 Active 146 DOM
4. 2026-06-15
   days on market $90,000 Active 145 DOM
5. 2026-06-13
   days on market $90,000 Active 143 DOM
6. 2026-06-12
   days on market $90,000 Active 142 DOM
7. 2026-06-09
   days on market $90,000 Active 139 DOM
8. 2026-06-08
   days on market $90,000 Active 138 DOM
9. 2026-06-07
   days on market $90,000 Active 137 DOM
10. 2026-06-07
    days on market $90,000 Active 136 DOM
11. 2026-06-04
    days on market $90,000 Active 133 DOM
12. 2026-06-02
    days on market $90,000 Active 132 DOM
13. 2026-06-01
    days on market $90,000 Active 131 DOM
14. 2026-05-31
    days on market $90,000 Active 130 DOM
15. 2026-05-31
    days on market $90,000 Active 129 DOM
16. 2026-03-05
    status Active 431-char remark

    Show marketing remark (431 chars)

    Affordable country living just outside of Linton. This home sits on a spacious 2.54 acre lot, offering room to spread out, enjoy the outdoors, and still stay close to everything you need. Conveniently located just minutes from Linton schools, shopping, dining, and everyday amenities. At this price point, it’s hard to beat the amount of land and location. Schedule your showing today and come see the potential for yourself!

17. 2026-03-05
    status Active 431-char remark

    Show marketing remark (431 chars)

    Affordable country living just outside of Linton. This home sits on a spacious 2.54 acre lot, offering room to spread out, enjoy the outdoors, and still stay close to everything you need. Conveniently located just minutes from Linton schools, shopping, dining, and everyday amenities. At this price point, it’s hard to beat the amount of land and location. Schedule your showing today and come see the potential for yourself!

18. 2026-02-19
    status Pending 431-char remark

    Show marketing remark (431 chars)

    Affordable country living just outside of Linton. This home sits on a spacious 2.54 acre lot, offering room to spread out, enjoy the outdoors, and still stay close to everything you need. Conveniently located just minutes from Linton schools, shopping, dining, and everyday amenities. At this price point, it’s hard to beat the amount of land and location. Schedule your showing today and come see the potential for yourself!

19. 2026-02-19
    status Pending 431-char remark

    Show marketing remark (431 chars)

    Affordable country living just outside of Linton. This home sits on a spacious 2.54 acre lot, offering room to spread out, enjoy the outdoors, and still stay close to everything you need. Conveniently located just minutes from Linton schools, shopping, dining, and everyday amenities. At this price point, it’s hard to beat the amount of land and location. Schedule your showing today and come see the potential for yourself!

20. 2026-02-16
    price $90,000 431-char remark

    Show marketing remark (431 chars)

    Affordable country living just outside of Linton. This home sits on a spacious 2.54 acre lot, offering room to spread out, enjoy the outdoors, and still stay close to everything you need. Conveniently located just minutes from Linton schools, shopping, dining, and everyday amenities. At this price point, it’s hard to beat the amount of land and location. Schedule your showing today and come see the potential for yourself!

21. 2026-02-16
    price $90,000 431-char remark

    Show marketing remark (431 chars)

    Affordable country living just outside of Linton. This home sits on a spacious 2.54 acre lot, offering room to spread out, enjoy the outdoors, and still stay close to everything you need. Conveniently located just minutes from Linton schools, shopping, dining, and everyday amenities. At this price point, it’s hard to beat the amount of land and location. Schedule your showing today and come see the potential for yourself!

22. 2026-01-08
    listed $95,000 Active 431-char remark

    Show marketing remark (431 chars)

    Affordable country living just outside of Linton. This home sits on a spacious 2.54 acre lot, offering room to spread out, enjoy the outdoors, and still stay close to everything you need. Conveniently located just minutes from Linton schools, shopping, dining, and everyday amenities. At this price point, it’s hard to beat the amount of land and location. Schedule your showing today and come see the potential for yourself!

23. 2026-01-08
    listed $95,000 Active 431-char remark

    Show marketing remark (431 chars)

    Affordable country living just outside of Linton. This home sits on a spacious 2.54 acre lot, offering room to spread out, enjoy the outdoors, and still stay close to everything you need. Conveniently located just minutes from Linton schools, shopping, dining, and everyday amenities. At this price point, it’s hard to beat the amount of land and location. Schedule your showing today and come see the potential for yourself!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,902
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,272
• − Management: −$1,272
• − Depreciation: −$2,618
• Taxable income: $3,898
• Est. tax owed @ 24.0%: −$936
• After-tax cash flow: $4,164/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.

Condition & rehab AI · 11 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations to improve its appearance and increase its value. Key areas for improvement include the kitchen, bathroom, exterior, and landscaping.

Repairs flagged

• Moderate kitchen cabinets — dated and worn
• Moderate bathroom fixtures — basic and dated
• Moderate exterior siding — weathered and in need of repainting
• Moderate landscaping — overgrown yard, needs trimming

Value-add opportunities

• Resale paint interior walls — enhances curb appeal and interior aesthetics
• Resale replace kitchen countertops — modernizes the kitchen and adds value
• Resale repair exterior siding — improves the home's appearance and adds value
• Resale trim landscaping — enhances curb appeal and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Moderate	$3,000–15,000
bathroom fixtures · basic and dated	Moderate	$3,000–15,000
exterior siding · weathered and in need of repainting	Moderate	$3,000–15,000
landscaping · overgrown yard, needs trimming	Moderate	$3,000–15,000
Total estimated repair cost · 4 items		$12,000–60,000

Value-add ROI direction

• Resale paint interior walls — enhances curb appeal and interior aesthetics ↑
• Resale replace kitchen countertops — modernizes the kitchen and adds value ↑
• Resale repair exterior siding — improves the home's appearance and adds value ↑
• Resale trim landscaping — enhances curb appeal and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Linton-Stockton School Corporation
• NCES district ID: 1805910
• Math proficiency: 39% ▼ -6.00%
• Reading proficiency: 45% ▼ -5.00%
• Median HH income: $40,257
• Composite: 35.2/100
• National rank: #4990
• State rank: #128 of 301 in IN

Livability — Linton

• Score: 71/100
• State rank: #129
• US rank: #6717

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 8,755
• Population (ZIP): 8,755

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 (96%)
• Race & ethnicity: White 96% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Lithuanian 7% Slovak 2% Iranian 1%
• Foreign-born: 1% · Canada

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: ▼ -87.46%
• Current HPI: 191.9718
• 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

-5.3% since first listed

8 events — show timeline

• 2026-03-05 Relisted — THAAR
• 2026-03-05 Relisted — IRMLS
• 2026-02-19 Pending — IRMLS
• 2026-02-19 Pending — THAAR
• 2026-02-16 Price Changed $90,000 THAAR
• 2026-02-16 Price Changed $90,000 IRMLS
• 2026-01-08 Listed $95,000 IRMLS
• 2026-01-08 Listed $95,000 THAAR