514 E Front St · Cambridge City, IN 47327

$94,900

2 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 67 Days on market

Built 1888 5,227 sqft lot Est $149k · 36% under

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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 +24.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +5.4/10.0
• Appreciation +4.5/10.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This cozy two story home is sure to please! It is move in ready, just undergoing a complete kitchen remodel, moving of laundry from basement to rear porch, new carpeting, lots of added insolation, and fresh paint and updated flooring throughout! It’s located on a very quiet street, with a nice sized backyard. The detached 1.5 car garage is accessible from a very clean and tidy alley. Walking distance to parks and downtown Cambridge City. Will have no problems passing USDA financing. The dining room could be easily used as a main level bedroom. For more information or your private showing, call or text Rhonda Duning at 765-967-7466 or rhonda. [email protected]

Key facts

• Close to schools
• Fresh paint
• New carpet

Tags

• NEW CARPET
• FRESH PAINT
• NICE GARAGE
• CLOSE TO SCHOOLS
• QUIET NEIGHBORHOOD

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding
• Exterior features: Asphalt roof

Interior

• Kitchen: No specific kitchen appliance details provided
• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Electric water heater; Unfinished basement
• Laundry & utility: No laundry appliance details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $198 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($986 rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#387 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.
• Western Wayne Schools (town): math 25% / reading 41% proficiency, ranked #215 of 301 in IN (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Western Wayne Elementary School (math 27% / reading 42%, grade F, #597 of 994 statewide, top 63%, 347 students, 57% FRL).
• Market conditions: 24 active listings in the ZIP; 38 units permitted in Wayne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-0.9%/yr); year-one equity from $656 of loan paydown is wiped out by about $873 of value loss. Plan a longer hold.
• Wayne County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.9% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago; this cycle's ask is 19% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $64k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1888 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,206 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 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 1888 — 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 F-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: 1.04% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.95%
• DSCR: 1.40
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $148,608
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 Orchard St	0.36mi	2/1.0	1,200 (+4%)	10mo	$130,000	$108	68
505 N Lincoln Dr	0.33mi	2/1.0	1,266 (+10%)	2mo	$160,000	$126	66
13 S 4th St	0.54mi	3/2.0 (+1)	1,142 (-1%)	10mo	$140,000	$123	56
108 Orchard St	0.39mi	3/1.0 (+1)	1,040 (-10%)	7mo	$152,900	$147	55
310 N Lincoln Dr	0.20mi	2/1.0	984 (-15%)	15mo	$135,000	$137	54
4 N Graham St	0.22mi	3/1.0 (+1)	984 (-15%)	9mo	$131,500	$134	53
309 W Church St	0.73mi	2/2.5	1,084 (-6%)	14mo	$140,000	$129	39
308 W Parkway Dr	0.70mi	3/2.0 (+1)	1,232 (+7%)	24mo	$20,000	$16	27

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

Projected returns pro-forma

-0.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.9%
• Equity multiple: 1.22×
• Total profit: $5,781
• Equity at exit: $23,270

10-year hold

• IRR: 11.2%
• Equity multiple: 2.10×
• Total profit: $29,237
• Equity at exit: $24,746

Cash invested: $26,572 (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 47327

• Home prices YoY: -0.4%
• Active inventory: 24
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $986 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$44 /mo · $525/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $198

Break-even live

Break-even rent $735

Max offer price $94,900

Occupancy floor 75%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $94,900 Active 67 DOM
2. 2026-06-18
   days on market $94,900 Active 66 DOM
3. 2026-06-17
   days on market $94,900 Active 65 DOM
4. 2026-06-16
   days on market $94,900 Active 64 DOM
5. 2026-06-15
   days on market $94,900 Active 63 DOM
6. 2026-06-14
   days on market $94,900 Active 61 DOM
7. 2026-06-12
   days on market $94,900 Active 60 DOM
8. 2026-06-09
   days on market $94,900 Active 57 DOM
9. 2026-06-08
   days on market $94,900 Active 56 DOM
10. 2026-06-07
    days on market $94,900 Active 55 DOM
11. 2026-06-05
    days on market $94,900 Active 52 DOM
12. 2026-06-03
    days on market $94,900 Active 51 DOM
13. 2026-06-02
    days on market $94,900 Active 50 DOM
14. 2026-06-01
    days on market $94,900 Active 49 DOM
15. 2026-05-31
    days on market $94,900 Active 48 DOM
16. 2026-05-30
    days on market $94,900 Active 47 DOM
17. 2026-05-20
    status Active
18. 2026-05-20
    price $94,900
19. 2026-02-20
    status Pending
20. 2026-01-14
    listed $79,900 Active
21. 2018-03-23
    soldstatus $64,000 683-char remark

    Show marketing remark (683 chars)

    This cozy two story home is sure to please! It is move in ready, just undergoing a complete kitchen remodel, moving of laundry from basement to rear porch, new carpeting, lots of added insolation, and fresh paint and updated flooring throughout! It’s located on a very quiet street, with a nice sized backyard. The detached 1.5 car garage is accessible from a very clean and tidy alley. Walking distance to parks and downtown Cambridge City. Will have no problems passing USDA financing. The dining room could be easily used as a main level bedroom. For more information or your private showing, call or text Rhonda Duning at 765-967-7466 or rhonda. [email protected]

22. 2018-01-08
    listed $64,900 683-char remark

    Show marketing remark (683 chars)

    This cozy two story home is sure to please! It is move in ready, just undergoing a complete kitchen remodel, moving of laundry from basement to rear porch, new carpeting, lots of added insolation, and fresh paint and updated flooring throughout! It’s located on a very quiet street, with a nice sized backyard. The detached 1.5 car garage is accessible from a very clean and tidy alley. Walking distance to parks and downtown Cambridge City. Will have no problems passing USDA financing. The dining room could be easily used as a main level bedroom. For more information or your private showing, call or text Rhonda Duning at 765-967-7466 or rhonda. [email protected]

23. 2017-08-18
    soldstatus $38,500 510-char remark

    Show marketing remark (510 chars)

    Tidy and clean 3 bed/1 bath home located in the heart of Cambridge City. This home has new carpet, new paint, double ovens in the kitchen, detached garage. The rooms are spacious. The bath is large and updated, and the lot has a nice back yard with a detached garage. This home would qualify for a USDA home loan. Great starter home or consider purchasing to rent!! The seller will pay the new owner $2,000 at closing to help with updates on the home. Call or text Cathy today for your showing. [phone].

24. 2017-06-28
    listed $38,500 510-char remark

    Show marketing remark (510 chars)

    Tidy and clean 3 bed/1 bath home located in the heart of Cambridge City. This home has new carpet, new paint, double ovens in the kitchen, detached garage. The rooms are spacious. The bath is large and updated, and the lot has a nice back yard with a detached garage. This home would qualify for a USDA home loan. Great starter home or consider purchasing to rent!! The seller will pay the new owner $2,000 at closing to help with updates on the home. Call or text Cathy today for your showing. [phone].

ⓘ 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: $525 · $44/mo
• Projected year-2 tax: $666 · $55/mo
• Expected delta: +$141/yr (+$12/mo · 26.8%)

ⓘ 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 · 18 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: $11,834
• − Mortgage interest: −$5,316
• − Property taxes: −$525
• − Insurance: −$474
• − Repairs & maintenance: −$947
• − Management: −$947
• − Depreciation: −$2,761
• Taxable income: $864
• Est. tax owed @ 24.0%: −$207
• After-tax cash flow: $2,170/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: Western Wayne Schools
• NCES district ID: 1813050
• Math proficiency: 25% ▼ -1.00%
• Reading proficiency: 41% ▼ -2.00%
• Median HH income: $40,067
• Composite: 27.68/100
• National rank: #6913
• State rank: #215 of 301 in IN

Livability — Cambridge City

• Score: 64/100
• State rank: #387
• US rank: #14324

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cambridge City, IN
• Population (ZIP): 4,384

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 63,316 people
• By 2030: 60,893 · -3.8%
• By 2040: 55,386 · -12.5%
• By 2050: 49,946 · -21.1%
• By 2075: 37,900 · -40.1%
• By 2100: 26,562 · -58.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Italian 2% Polish 2% Slovak 2%
• Foreign-born: 0%
• Languages at home: 96% English-only · German/W. Germanic 2% Spanish 2%

Political lean MEDSL · Wayne

• 2024 margin: Solid R (+32.5) · D 32.9% · R 65.4% · Other 1.6%
• 2008→2024 swing: -28.6pp toward R · 2008: -3.9pp · 2024: -32.5pp
• All cycles: 2024: R+32.5 2020: R+29.1 2016: R+30.1 2012: R+14.7 2008: R+3.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.92%
• Current HPI: 243.63
• 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

+146.5% since first listed

8 events — show timeline

• 2026-05-20 Relisted — RRELMS
• 2026-05-20 Price Changed $94,900 RRELMS
• 2026-02-20 Pending — RRELMS
• 2026-01-14 Listed $79,900 RRELMS
• 2018-03-23 Sold (MLS) $64,000 RRELMS
• 2018-01-08 Listed $64,900 RRELMS
• 2017-08-18 Sold (MLS) $38,500 RRELMS
• 2017-06-28 Listed $38,500 RRELMS

Property tax history

+2.8%/yr

Latest (2024): $525 · +4.1% YoY. Source: county tax records.