218 S 10th St · Goshen, IN 46528

$99,900

2 bd · 1.0 ba · 1,209 sqft · SingleFamily public records · 16 Days on market

Built 1927 7,841 sqft lot Est $152k · 34% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Livability +4.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Calling all investors, flippers and DIY-ers, this 2 bed, 1 bath home is ready for your personal touch! Offering high main-level ceilings, a large kitchen with ample storage, main level laundry, newer vinyl windows, a deep city lot and just 1 block from Goshen High School, you can move in and make it your own. Home is part of an estate and is being sold "as-is. "

Key facts

• Newer vinyl windows
• Large kitchen
• Main level laundry

Tags

• MAIN LEVEL LAUNDRY
• LARGE KITCHEN
• DEEP CITY LOT
• NEWER VINYL WINDOWS

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family site-built home; One story
• Construction: Asphalt construction materials
• Exterior features: Level lot

Interior

• Kitchen: Refrigerator; Gas oven
• Bedrooms: Total rooms: 6
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Natural gas heating; Window air conditioning unit(s)
• Interior features: Refrigerator; Gas oven; Gas water heater; Water heater; Partial basement
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $409 ($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: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 3.2% in Goshen — 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 85/100 on livability (#4 in IN, #622 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: employment D+.
• Goshen Community Schools (urban): math 31% / reading 40% proficiency, ranked #190 of 301 in IN (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Parkside Elementary School (math 57% / reading 42%, grade D, #279 of 994 statewide, top 30%, 252 students, 62% FRL); Goshen Junior High School (math 25% / reading 38%, grade F, #197 of 330 statewide, top 60%, 1,001 students, 70% FRL); Goshen High School (math 32% / reading 65%, grade D, #139 of 369 statewide, top 38%, 2,004 students, 64% FRL).
• Market conditions: 74 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 484 units permitted in Elkhart County in 2024 (136 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.
• Elkhart County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• 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 16 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1927 — 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. 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?
4. 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.
5. 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.
6. 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: 1.28% ✓
• Cap rate: 11.20%
• Cash-on-cash: 17.53%
• DSCR: 1.78
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $152,334
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
902 S 8th St	0.62mi	2/1.0	1,219 (+1%)	1mo	$200,000	$164	69
721 S 9th St	0.48mi	2/1.5	1,192 (-1%)	6mo	$185,000	$155	68
809 S 6th St	0.66mi	2/1.0	1,226 (+1%)	1mo	$250,000	$204	66
617 S Main St	0.59mi	2/1.0	1,220 (+1%)	10mo	$150,000	$123	62
913 S 10th St	0.64mi	2/1.0	1,160 (-4%)	2mo	$134,536	$116	61
317 S 8th St	0.21mi	3/1.0 (+1)	1,320 (+9%)	10mo	$150,000	$114	61
619 S 8th St	0.42mi	3/1.0 (+1)	1,128 (-7%)	6mo	$142,000	$126	59
613 S 9th St	0.38mi	3/1.0 (+1)	1,323 (+9%)	6mo	$100,000	$76	57
309 S 6th St	0.36mi	2/1.5	1,338 (+11%)	8mo	$135,000	$101	57
702 Lincolnway East	0.59mi	2/1.0	1,104 (-9%)	10mo	$180,000	$163	50
208 Crescent St	0.51mi	2/1.0	1,388 (+15%)	4mo	$110,000	$79	48
318 E Monroe St	0.35mi	3/1.5 (+1)	1,358 (+12%)	10mo	$178,000	$131	48

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: 8.9%
• Equity multiple: 1.35×
• Total profit: $9,804
• Equity at exit: $14,895

10-year hold

• IRR: 18.1%
• Equity multiple: 2.50×
• Total profit: $41,914
• Equity at exit: $8,638

Cash invested: $27,972 (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 46528

• Home prices YoY: -26.9%
• Active inventory: 74
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,284 high
• Mortgage (P&I): −$524
• Tax from tax record: −$40 /mo · $478/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $409

Break-even live

Break-even rent $766

Max offer price $99,900

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
203 S 6th St Goshen, IN	1.0	1.0	815	$775	$0.95	20d	1	0.36mi
1401 Park 33 Blvd Goshen, IN	1.0–3.0	1.0–2.0	1170	$1,878	$1.60	20d	20	0.98mi
1006 S Indiana Ave Goshen, IN	1.0–3.0	1.0–2.0	1150	$1,695	$1.47	20d	1	1.34mi
251 Woodridge Ct Apt A Goshen, IN	3.0	1.0	1034	$1,195	$1.16	20d	1	1.36mi
275 Woodridge Ct Apt C Goshen, IN	3.0	1.0	1034	$1,495	$1.45	20d	1	1.39mi
265 Woodridge Ct Apt B Goshen, IN	3.0	1.0	1034	$1,295	$1.25	43d	1	1.39mi

Listing history 13 events

1. 2026-06-19
   pricedays on market $99,900 Active 16 DOM
2. 2026-06-18
   days on market $110,000 Active 15 DOM
3. 2026-06-17
   days on market $110,000 Active 14 DOM
4. 2026-06-16
   days on market $110,000 Active 13 DOM
5. 2026-06-15
   days on market $110,000 Active 12 DOM
6. 2026-06-14
   days on market $110,000 Active 10 DOM
7. 2026-06-13
   days on market $110,000 Active 9 DOM
8. 2026-06-10
   days on market $110,000 Active 7 DOM
9. 2026-06-09
   days on market $110,000 Active 6 DOM
10. 2026-06-08
    days on market $110,000 Active 5 DOM
11. 2026-06-07
    days on market $110,000 Active 4 DOM
12. 2026-06-05
    remarks 364-char remark
13. 2026-06-05
    listed $110,000 Active 1 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: $478 · $40/mo
• Projected year-2 tax: $664 · $55/mo
• Expected delta: +$185/yr (+$15/mo · 38.8%)

ⓘ 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 · 16 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: $15,402
• − Mortgage interest: −$5,596
• − Property taxes: −$478
• − Insurance: −$500
• − Repairs & maintenance: −$1,232
• − Management: −$1,232
• − Depreciation: −$2,906
• Taxable income: $3,458
• Est. tax owed @ 24.0%: −$830
• After-tax cash flow: $4,073/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: Goshen Community Schools
• NCES district ID: 1803930
• Math proficiency: 31% ▼ -11.00%
• Reading proficiency: 40% ▼ -4.00%
• Median HH income: $44,892
• Composite: 30.24/100
• National rank: #6292
• State rank: #190 of 301 in IN

Livability — Goshen

• Score: 85/100
• State rank: #4
• US rank: #622

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Goshen, IN
• City population: 33,668
• Population (ZIP): 26,356

Population outlook (Elkhart County) Hauer SSP2

• Today (2025): 213,761 people
• By 2030: 218,103 · +2.0%
• By 2040: 225,381 · +5.4%
• By 2050: 229,447 · +7.3%
• By 2075: 232,856 · +8.9%
• By 2100: 214,088 · +0.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 19% Two or more races 7% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Italian 3% Iranian 2% Polish 2%
• Foreign-born: 9% · Canada, South Korea, Jamaica
• Languages at home: 73% English-only · Spanish 14% German/W. Germanic 11% Russian/Polish/Slavic 1%

Political lean MEDSL · Elkhart

• 2024 margin: Solid R (+32.4) · D 33.1% · R 65.5% · Other 1.4%
• 2008→2024 swing: -21.2pp toward R · 2008: -11.2pp · 2024: -32.4pp
• All cycles: 2024: R+32.4 2020: R+28.1 2016: R+32.4 2012: R+26.5 2008: R+11.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -85.40%
• Current HPI: 231.4441
• 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

1 event — show timeline

• 2026-06-03 Listed $110,000 IRMLS

Property tax history

+0.9%/yr

Latest (2025): $478 · +1.9% YoY. Source: county tax records.