2552 N 325 Rd E · Warsaw, IN 46582

$1

4 bd · 3.0 ba · 4,538 sqft · SingleFamily · 31 Days on market

Built 1971 Good condition 19 ac lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

PROPERTY FOR AUCTION. ONLINE BIDDING NOW OPEN! Here is a unique opportunity to purchase a truly special home situated on a 19.19-acre lot in Warsaw. Built in 1971 this home has over 4500+ square feet of finished living space including 4 bedrooms and 2.75 baths. The primary bedroom on the main floor features a large ensuite bathroom, walk-in closet and attached laundry room. In the great room are beautiful hardwood floors and stone fireplace. The large kitchen features granite countertops and modern style cabinets. Off the kitchen is a breakfast nook and a full dining room area. Also on the main floor is a second bedroom with a 3/4 ensuite bath. In the lower level of the home, it features 2 bedrooms, 1 full bath, a second kitchen, a large rec room, and a room for storage. From the great room you can walk outdoors to your large deck, where you will be able to enjoy the beautiful outdoor views, this property offers. This home also features a whole home backup generator. This property has multiple buildings for all of your needs. The largest being built in 2012 is a 36' x 48' x 10' pole barn with 3 overhead doors and concrete floor. Next is a detached garage that was built in 1994 that is 26' x 32' with a concrete floor and a lean-to. A large 368 square foot storage barn with an overhead door is perfect for any additional storage needs you have. Then by the field is an older livestock shed that has been finished for additional storage space. The home and barns set on a 19.19-acre lot, which consists of 8+ tillable acres which is currently used for farm ground and 10+ acres of woods where the home and barns are situated. This property is a very unique property, and something like this does not come up for sale often. So, take the opportunity to bid your price at auction!

Key facts

• Large deck
• 19.19 acre lot
• 36 x 48 pole barn

Tags

• 19.19 ACRE LOT
• LARGE DECK
• WHOLE HOME BACKUP GENERATOR
• MULTIPLE BUILDINGS
• 36 X 48 POLE BARN
• DETACHED GARAGE

Property features AI

Exterior

• Parking: Detached garage; Two garage spaces; Heated garage; Garage door opener; Driveway
• Utilities: Private well water; Septic tank sewer; Electric service with generator
• Home design: Single-family residence; Site-built home; One-story design; Main entry at main level
• Construction: Brick and vinyl siding exterior
• Exterior features: Deck; Patio; Landscaped grounds; Wooded setting; Shed(s) on the property

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Breakfast bar
• Bedrooms: Primary suite located on the main level
• Flooring: Hardwood floors
• Bathrooms: Three full bathrooms; Two bathrooms on the main level
• Fireplace: One fireplace in the living room with wood-burning hearth and gas starter
• Heating & cooling: Central air conditioning; Ceiling fans for additional cooling; Natural gas heating; Forced air heating
• Interior features: Cathedral ceilings; Walk-in closets; Breakfast bar; Ceiling fans; Built-in features; Primary suite on main level; Finished basement with walk-out/walk-up and exterior entry; Crawl space
• Laundry & utility: Washer and dryer included; Main-level laundry; Water softener (owned); Humidifier; Tankless water heater; Water heater

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $748,833 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $1. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-4k ($-45k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $1).
• Cap rate 0.3% vs local median 3.2% in Warsaw — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 77/100 on livability (#42 in IN, #3,114 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: employment C-, schools D+, crime D+.
• Warsaw Community Schools (town): math 45% / reading 49% proficiency, ranked #78 of 301 in IN (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 64 active listings in the ZIP; 261 units permitted in Kosciusko County in 2024 (10 in 5+ unit buildings).
• This rent runs 33% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $22k of value loss. Plan a longer hold.
• Kosciusko County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($0) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: property tax is 1123249.5% of price.

Recommended offer $1

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.24% ✗
• Cap rate: 0.31%
• Cash-on-cash: -21.37%
• DSCR: 0.05
• GRM: 34.2

CMA / ARV

• ARV (median comp): $748,833
• List price: $1
• Delta: -100.00%
• Verdict: UNDERPRICED
• Comps: 15 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2495 N 400 E	0.49mi	4/3.5	4,967 (+10%)	9mo	$883,000	$178	52

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: -61.6%
• Equity multiple: -0.71×
• Total profit: $-359,123
• Equity at exit: $111,653

10-year hold

• IRR: —
• Equity multiple: -1.95×
• Total profit: $-618,821
• Equity at exit: $64,745

Cash invested: $209,673 (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 46582

• Home prices YoY: -22.2%
• Active inventory: 64

Monthly cashflow live

• Estimated rent: $1,824 medium
• Mortgage (P&I): −$3,927
• Tax est. 1.5%: −$936 /mo · $11,232/yr
• Insurance: −$312
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $-3,734

Break-even live

Break-even rent $6,551

Max offer price $208,547

Occupancy floor —

Sensitivity live

Price	-10% $-3,216	-5% $-3,475	+0% $-3,734	+5% $-3,993	+10% $-4,251
Rent	-10% $-3,878	-5% $-3,806	+0% $-3,734	+5% $-3,662	+10% $-3,590
Rate	-1.0pp $-3,357	-0.5pp $-3,543	base $-3,734	+0.5pp $-3,928	+1.0pp $-4,125

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: $187,208
• Closing costs: $22,465
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-31
   statusdays on marketlisting id $1 Pending 31 DOM

   Show marketing remark (1797 chars)

   PROPERTY FOR AUCTION. ONLINE BIDDING NOW OPEN! Here is a unique opportunity to purchase a truly special home situated on a 19.19-acre lot in Warsaw. Built in 1971 this home has over 4500+ square feet of finished living space including 4 bedrooms and 2.75 baths. The primary bedroom on the main floor features a large ensuite bathroom, walk-in closet and attached laundry room. In the great room are beautiful hardwood floors and stone fireplace. The large kitchen features granite countertops and modern style cabinets. Off the kitchen is a breakfast nook and a full dining room area. Also on the main floor is a second bedroom with a 3/4 ensuite bath. In the lower level of the home, it features 2 bedrooms, 1 full bath, a second kitchen, a large rec room, and a room for storage. From the great room you can walk outdoors to your large deck, where you will be able to enjoy the beautiful outdoor views, this property offers. This home also features a whole home backup generator. This property has multiple buildings for all of your needs. The largest being built in 2012 is a 36' x 48' x 10' pole barn with 3 overhead doors and concrete floor. Next is a detached garage that was built in 1994 that is 26' x 32' with a concrete floor and a lean-to. A large 368 square foot storage barn with an overhead door is perfect for any additional storage needs you have. Then by the field is an older livestock shed that has been finished for additional storage space. The home and barns set on a 19.19-acre lot, which consists of 8+ tillable acres which is currently used for farm ground and 10+ acres of woods where the home and barns are situated. This property is a very unique property, and something like this does not come up for sale often. So, take the opportunity to bid your price at auction!

2. 2026-05-31
   days on market $1 Active 14 DOM

   Show marketing remark (1797 chars)

   PROPERTY FOR AUCTION. ONLINE BIDDING NOW OPEN! Here is a unique opportunity to purchase a truly special home situated on a 19.19-acre lot in Warsaw. Built in 1971 this home has over 4500+ square feet of finished living space including 4 bedrooms and 2.75 baths. The primary bedroom on the main floor features a large ensuite bathroom, walk-in closet and attached laundry room. In the great room are beautiful hardwood floors and stone fireplace. The large kitchen features granite countertops and modern style cabinets. Off the kitchen is a breakfast nook and a full dining room area. Also on the main floor is a second bedroom with a 3/4 ensuite bath. In the lower level of the home, it features 2 bedrooms, 1 full bath, a second kitchen, a large rec room, and a room for storage. From the great room you can walk outdoors to your large deck, where you will be able to enjoy the beautiful outdoor views, this property offers. This home also features a whole home backup generator. This property has multiple buildings for all of your needs. The largest being built in 2012 is a 36' x 48' x 10' pole barn with 3 overhead doors and concrete floor. Next is a detached garage that was built in 1994 that is 26' x 32' with a concrete floor and a lean-to. A large 368 square foot storage barn with an overhead door is perfect for any additional storage needs you have. Then by the field is an older livestock shed that has been finished for additional storage space. The home and barns set on a 19.19-acre lot, which consists of 8+ tillable acres which is currently used for farm ground and 10+ acres of woods where the home and barns are situated. This property is a very unique property, and something like this does not come up for sale often. So, take the opportunity to bid your price at auction!

3. 2026-05-30
   days on market $1 Active 13 DOM
4. 2026-05-14
   listed $1 Active 1797-char remark

   Show marketing remark (1797 chars)

   PROPERTY FOR AUCTION. ONLINE BIDDING NOW OPEN! Here is a unique opportunity to purchase a truly special home situated on a 19.19-acre lot in Warsaw. Built in 1971 this home has over 4500+ square feet of finished living space including 4 bedrooms and 2.75 baths. The primary bedroom on the main floor features a large ensuite bathroom, walk-in closet and attached laundry room. In the great room are beautiful hardwood floors and stone fireplace. The large kitchen features granite countertops and modern style cabinets. Off the kitchen is a breakfast nook and a full dining room area. Also on the main floor is a second bedroom with a 3/4 ensuite bath. In the lower level of the home, it features 2 bedrooms, 1 full bath, a second kitchen, a large rec room, and a room for storage. From the great room you can walk outdoors to your large deck, where you will be able to enjoy the beautiful outdoor views, this property offers. This home also features a whole home backup generator. This property has multiple buildings for all of your needs. The largest being built in 2012 is a 36' x 48' x 10' pole barn with 3 overhead doors and concrete floor. Next is a detached garage that was built in 1994 that is 26' x 32' with a concrete floor and a lean-to. A large 368 square foot storage barn with an overhead door is perfect for any additional storage needs you have. Then by the field is an older livestock shed that has been finished for additional storage space. The home and barns set on a 19.19-acre lot, which consists of 8+ tillable acres which is currently used for farm ground and 10+ acres of woods where the home and barns are situated. This property is a very unique property, and something like this does not come up for sale often. So, take the opportunity to bid your price at auction!

5. 2026-04-27
   listed $1 Active 1797-char remark

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,892
• − Mortgage interest: −$41,946
• − Property taxes: −$11,232
• − Insurance: −$3,744
• − Repairs & maintenance: −$1,751
• − Management: −$1,751
• − Depreciation: −$21,784
• Taxable loss: −$60,318
• Est. tax savings @ 24.0%: +$14,476
• After-tax cash flow: $-30,329/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 · 30 photos

Good 80/100 Cosmetic rehab

This home is in good condition with a good condition score of 80. It is move-in ready with minor cosmetic updates needed to enhance its curb appeal and rental value.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint enhances curb appeal
• Rental Clean gutters — Clean gutters improve drainage and prevent water damage

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint enhances curb appeal ↑
• Rental Clean gutters — Clean gutters improve drainage and prevent water damage ↑

ⓘ 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: Warsaw Community Schools
• NCES district ID: 1812420
• Math proficiency: 45% ▼ -4.00%
• Reading proficiency: 49% ▬ 0.00%
• Median HH income: $52,461
• Composite: 40.53/100
• National rank: #3705
• State rank: #78 of 301 in IN

Livability — Warsaw

• Score: 77/100
• State rank: #42
• US rank: #3114

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Kosciusko County · 36,398 people
• City population: 36,398
• Metro: Warsaw, IN
• Population (ZIP): 14,604
• Household income: $66,738
• Rent vs Own: 38.6% rent · 61.4% own
• Severe rent burden: 668.0

Population outlook (Kosciusko County) Hauer SSP2

• Today (2025): 81,747 people
• By 2030: 82,878 · +1.4%
• By 2040: 84,270 · +3.1%
• By 2050: 84,191 · +3.0%
• By 2075: 82,918 · +1.4%
• By 2100: 74,808 · -8.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 16% Two or more races 11% Asian 6% Black 2%
• Hispanic origin (detail): Mexican 6% Puerto Rican 5%
• Common ancestry: Romanian 4% Iranian 2% Italian 2%
• Foreign-born: 11% · Canada, China
• Languages at home: 82% English-only · Spanish 11% Other Asian/Pacific 3% Other Indo-European 2%

Political lean MEDSL · Kosciusko

• 2024 margin: Solid R (+52.3) · D 22.9% · R 75.2% · Other 1.9%
• 2008→2024 swing: -14.9pp toward R · 2008: -37.3pp · 2024: -52.3pp
• All cycles: 2024: R+52.3 2020: R+50.7 2016: R+55.1 2012: R+52.2 2008: R+37.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -65.70%
• Current HPI: 229.7727
• Rent YoY: —
• Metro: Warsaw, IN
• 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