616 N Edgewood Dr · Muncie, IN 47303

$92,900

4 bd · 1.5 ba · 1,800 sqft · SingleFamily public records · 308 Days on market

Built 1950 0.89 ac lot $52/sqft · 29% below area Est $92k · at est. ↓ 40% 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 +9.6/10.0
• ARV discount +7.1/15.0
• Rent growth +4.5/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large 4 bedroom home with 1.5 baths. A little work needed. Two bedrooms upstairs, large Living room and a Dining room. The original kitchen needs a little updating. Detached garage. Three lots, one fenced.

Key facts

• 0.89 acre lot
• Garage
• Built 1950

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $93k.

Deal economics

• At list price, monthly cash flow is $414 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $93k).
• Recommended offer: $82k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 6.0% in Muncie — 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 80/100 on livability (#18 in IN, #1,654 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools D+, crime F, employment F.
• Muncie Community Schools (urban): math 18% / reading 25% proficiency, ranked #275 of 301 in IN (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+7.8%/yr); 112 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 171 units permitted in Delaware County in 2024 (57 in 5+ unit buildings).
• This rent runs 34% of the median local income ($48k/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 $642 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Delaware County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 7.8% rent growth), your $26k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 308 days — a 12% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $62k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $81,752 (12.0% below list)

Questions for the listing agent

1. It's been on market 308 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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 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?
6. Crime grade is F 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?
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: 1.46% ✓
• Cap rate: 11.64%
• Cash-on-cash: 19.11%
• DSCR: 1.85
• GRM: 5.7

CMA / ARV

• ARV (median comp): $92,179
• List price: $92,900
• Delta: 0.78%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
609 N Waldemere Ave	0.14mi	4/1.0	1,664 (-8%)	10mo	$51,000	$31	70
300 N Biltmore Ave	0.34mi	3/1.0 (-1)	1,563 (-13%)	2mo	$63,900	$41	54
325 N Davis Ave	0.42mi	5/1.0 (+1)	1,540 (-14%)	9mo	$118,000	$77	42

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 · 7.8% rent growth · sell at horizon

5-year hold

• IRR: 16.4%
• Equity multiple: 1.70×
• Total profit: $18,241
• Equity at exit: $13,852

10-year hold

• IRR: 28.3%
• Equity multiple: 4.12×
• Total profit: $81,151
• Equity at exit: $8,032

Cash invested: $26,012 (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 47303

• Home prices YoY: -18.0%
• Rents YoY: 7.8%
• Active inventory: 112
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,358 medium
• Mortgage (P&I): −$487
• Tax from tax record: −$133 /mo · $1,592/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $414

Break-even live

Break-even rent $834

Max offer price $92,900

Occupancy floor 64%

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: $23,225
• Closing costs: $2,787
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
609 N Waldemere Ave Muncie, IN	4.0	1.0	1664	$1,300	$0.78	44d	1	0.12mi
1521 E Kirby Ave Muncie, IN	2.0–4.0	1.0–2.0	972	$1,500	$1.54	44d	2	1.37mi

Listing history 25 events

1. 2026-06-19
   days on market $92,900 Active 308 DOM
2. 2026-06-18
   days on market $92,900 Active 307 DOM
3. 2026-06-17
   days on market $92,900 Active 306 DOM
4. 2026-06-16
   days on market $92,900 Active 305 DOM
5. 2026-06-15
   days on market $92,900 Active 304 DOM
6. 2026-06-14
   days on market $92,900 Active 302 DOM
7. 2026-06-13
   days on market $92,900 Active 301 DOM
8. 2026-06-10
   days on market $92,900 Active 299 DOM
9. 2026-06-09
   days on market $92,900 Active 298 DOM
10. 2026-06-08
    days on market $92,900 Active 297 DOM
11. 2026-06-07
    days on market $92,900 Active 296 DOM
12. 2026-06-05
    days on market $92,900 Active 293 DOM
13. 2026-06-03
    days on market $92,900 Active 292 DOM
14. 2026-06-02
    days on market $92,900 Active 291 DOM
15. 2026-05-31
    days on market $92,900 Active 289 DOM
16. 2026-05-30
    days on market $92,900 Active 288 DOM
17. 2026-05-15
    price $92,900 205-char remark

    Show marketing remark (205 chars)

    Large 4 bedroom home with 1.5 baths. A little work needed. Two bedrooms upstairs, large Living room and a Dining room. The original kitchen needs a little updating. Detached garage. Three lots, one fenced.

18. 2026-05-07
    status Active 205-char remark

    Show marketing remark (205 chars)

    Large 4 bedroom home with 1.5 baths. A little work needed. Two bedrooms upstairs, large Living room and a Dining room. The original kitchen needs a little updating. Detached garage. Three lots, one fenced.

19. 2026-05-07
    historical 205-char remark

    Show marketing remark (205 chars)

    Large 4 bedroom home with 1.5 baths. A little work needed. Two bedrooms upstairs, large Living room and a Dining room. The original kitchen needs a little updating. Detached garage. Three lots, one fenced.

20. 2026-02-26
    status Active 205-char remark

    Show marketing remark (205 chars)

    Large 4 bedroom home with 1.5 baths. A little work needed. Two bedrooms upstairs, large Living room and a Dining room. The original kitchen needs a little updating. Detached garage. Three lots, one fenced.

21. 2026-01-28
    price $99,900 205-char remark

    Show marketing remark (205 chars)

    Large 4 bedroom home with 1.5 baths. A little work needed. Two bedrooms upstairs, large Living room and a Dining room. The original kitchen needs a little updating. Detached garage. Three lots, one fenced.

22. 2026-01-02
    price $109,900 205-char remark

    Show marketing remark (205 chars)

    Large 4 bedroom home with 1.5 baths. A little work needed. Two bedrooms upstairs, large Living room and a Dining room. The original kitchen needs a little updating. Detached garage. Three lots, one fenced.

23. 2025-11-07
    price $139,900 205-char remark

    Show marketing remark (205 chars)

    Large 4 bedroom home with 1.5 baths. A little work needed. Two bedrooms upstairs, large Living room and a Dining room. The original kitchen needs a little updating. Detached garage. Three lots, one fenced.

24. 2025-08-28
    price $150,900 205-char remark

    Show marketing remark (205 chars)

    Large 4 bedroom home with 1.5 baths. A little work needed. Two bedrooms upstairs, large Living room and a Dining room. The original kitchen needs a little updating. Detached garage. Three lots, one fenced.

25. 2025-08-12
    listed $154,900 Active 205-char remark

    Show marketing remark (205 chars)

    Large 4 bedroom home with 1.5 baths. A little work needed. Two bedrooms upstairs, large Living room and a Dining room. The original kitchen needs a little updating. Detached garage. Three lots, one fenced.

ⓘ 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: $1,592 · $133/mo
• Projected year-2 tax: $1,592 · $133/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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°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: $16,297
• − Mortgage interest: −$5,204
• − Property taxes: −$1,592
• − Insurance: −$464
• − Repairs & maintenance: −$1,304
• − Management: −$1,304
• − Depreciation: −$2,703
• Taxable income: $3,726
• Est. tax owed @ 24.0%: −$894
• After-tax cash flow: $4,077/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: Muncie Community Schools
• NCES district ID: 1807320
• Math proficiency: 18% ▼ -9.00%
• Reading proficiency: 25% ▼ -4.00%
• Median HH income: $30,052
• Composite: 17.22/100
• National rank: #9099
• State rank: #275 of 301 in IN

Livability — Muncie

• Score: 80/100
• State rank: #18
• US rank: #1654

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Muncie, IN
• County: Delaware County · 84,658 people
• City population: 84,658
• Metro: Muncie, IN
• Population (ZIP): 24,392
• Household income: $47,674
• Rent vs Own: 43.5% rent · 56.5% own
• Severe rent burden: 1434.0

Population outlook (Delaware County) Hauer SSP2

• Today (2025): 113,036 people
• By 2030: 111,313 · -1.5%
• By 2040: 106,432 · -5.8%
• By 2050: 100,747 · -10.9%
• By 2075: 91,000 · -19.5%
• By 2100: 80,687 · -28.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 9% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Italian 4% Slovak 3% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Delaware

• 2024 margin: R (+15.8) · D 41.2% · R 57.0% · Other 1.8%
• 2008→2024 swing: -30.8pp toward R · 2008: 15.0pp · 2024: -15.8pp
• All cycles: 2024: R+15.8 2020: R+13.2 2016: R+13.7 2012: D+3.1 2008: D+15.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -50.45%
• Current HPI: 229.8654
• Rent YoY: ▲ 7.80%
• Metro: Muncie, 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

Price history

-40.0% since first listed

9 events — show timeline

• 2026-05-15 Price Changed $92,900 IRMLS
• 2026-05-07 Relisted — IRMLS
• 2026-05-07 Delisted — IRMLS
• 2026-02-26 Relisted — IRMLS
• 2026-01-28 Price Changed $99,900 IRMLS
• 2026-01-02 Price Changed $109,900 IRMLS
• 2025-11-07 Price Changed $139,900 IRMLS
• 2025-08-28 Price Changed $150,900 IRMLS
• 2025-08-12 Listed $154,900 IRMLS

Property tax history

+6.7%/yr

Latest (2024): $1,592 · +0.0% YoY. Source: county tax records.