1509 N Buckeye Rd · Yorktown, IN 47304

$220,000

4 bd · 2.5 ba · 2,412 sqft · SingleFamily public records · 140 Days on market

Built 1975 0.46 ac lot Est $352k · 38% under ↓ 12% since listing

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Why this score? — see what drove the D+ 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 +15.0/15.0
• Cash flow +13.3/30.0
• Rent growth +4.5/5.0
• Schools +4.3/10.0
• DSCR +4.0/10.0
• Livability +3.7/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Price improved to sell. Is this your opportunity to purchase the 4-bedroom, 3-bath home you want at a great price. This price comes in exchange for some work and TLC to update this home. Discover the potential. This property includes a generous lot in the Yorktown school district! The property features a comfortable family room with a fireplace, semi-private guest or in-law quarters, and plenty of space for entertaining. It also includes an attached garage. Located in a mature neighborhood, conveniently located to recreation, retail, and major roads. This home is ready for your personal touch and updates to make it your own.

Key facts

• Guest quarters
• In-law quarters
• Fireplace

Tags

• FIREPLACE
• GUEST QUARTERS
• IN-LAW QUARTERS

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-1 ($-8/yr) — negative.
• To cash-flow at today's rent, offer at most $220k (0.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (23.8% below list).
• Recommended offer: $168k (23.8% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.5% in Yorktown — 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 73/100 on livability (#99 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D, amenities F, commute F.
• Yorktown Community Schools (suburban): math 49% / reading 51% proficiency, ranked #48 of 301 in IN (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Yorktown Elementary School (math 62% / reading 49%, grade C, #188 of 994 statewide, top 19%, 672 students, 36% FRL); Yorktown Middle School (math 38% / reading 44%, grade F, #113 of 330 statewide, top 35%, 656 students, 37% FRL); Yorktown High School (math 42% / reading 77%, grade C+, #49 of 369 statewide, top 16%, 793 students, 33% FRL).
• Market conditions: Rents rising fast (+8.1%/yr); 203 active listings in the ZIP; 171 units permitted in Delaware County in 2024 (57 in 5+ unit buildings).
• This rent runs 32% of the median local income ($63k/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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $30k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $167,705 (23.8% below list)

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 140 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
8. 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.
9. 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.
10. 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: 0.76% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.01%
• DSCR: 1.00
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $352,152
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1509 N Buckeye Rd	0.00mi	4/2.5	2,412 (0%)	1mo	$155,000	$64	99
1605 N Magnolia Ln	0.10mi	5/2.5 (+1)	2,116 (-12%)	8mo	$172,000	$81	64
1821 N Lake Forest Dr	0.71mi	4/2.5	2,452 (+2%)	6mo	$356,775	$146	60
1300 N TK Way Way	0.41mi	3/2.5 (-1)	2,195 (-9%)	5mo	$385,000	$175	57
1001 N TK Way	0.52mi	4/2.0	2,664 (+10%)	1mo	$415,000	$156	56
8701 W Tulip Tree Dr	0.49mi	4/2.5	2,160 (-10%)	7mo	$311,450	$144	54
9405 W Blacksmith Dr	0.38mi	3/2.0 (-1)	2,115 (-12%)	1mo	$376,500	$178	54
600 N Fir Tree Dr	0.60mi	4/2.0	2,242 (-7%)	7mo	$263,000	$117	52
8504 W Malloy Ct	0.57mi	3/2.0 (-1)	2,656 (+10%)	3mo	$323,000	$122	47
805 N Wild Pine Dr	0.68mi	3/2.5 (-1)	2,646 (+10%)	0mo	$440,000	$166	47
2105 N 500 Rd W	0.56mi	4/3.0	2,732 (+13%)	7mo	$470,000	$172	44
908 N Wild Pine Dr	0.61mi	4/3.5	2,752 (+14%)	4mo	$380,000	$138	41

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -11.6%
• Equity multiple: 0.56×
• Total profit: $-26,922
• Equity at exit: $32,803

10-year hold

• IRR: 3.1%
• Equity multiple: 1.27×
• Total profit: $16,460
• Equity at exit: $19,022

Cash invested: $61,600 (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 47304

• Home prices YoY: -28.4%
• Rents YoY: 8.1%
• Active inventory: 203
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,677 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$80 /mo · $962/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $-1

Break-even live

Break-even rent $1,678

Max offer price $219,888

Occupancy floor 95%

Sensitivity live

Price	-10% $124	-5% $62	+0% $-1	+5% $-63	+10% $-125
Rent	-10% $-133	-5% $-67	+0% $-1	+5% $66	+10% $132
Rate	-1.0pp $110	-0.5pp $55	base $-1	+0.5pp $-58	+1.0pp $-116

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-04-22
   status Pending 632-char remark

   Show marketing remark (632 chars)

   Price improved to sell. Is this your opportunity to purchase the 4-bedroom, 3-bath home you want at a great price. This price comes in exchange for some work and TLC to update this home. Discover the potential. This property includes a generous lot in the Yorktown school district! The property features a comfortable family room with a fireplace, semi-private guest or in-law quarters, and plenty of space for entertaining. It also includes an attached garage. Located in a mature neighborhood, conveniently located to recreation, retail, and major roads. This home is ready for your personal touch and updates to make it your own.

2. 2026-04-22
   status Pending

   Show marketing remark (632 chars)

   Price improved to sell. Is this your opportunity to purchase the 4-bedroom, 3-bath home you want at a great price. This price comes in exchange for some work and TLC to update this home. Discover the potential. This property includes a generous lot in the Yorktown school district! The property features a comfortable family room with a fireplace, semi-private guest or in-law quarters, and plenty of space for entertaining. It also includes an attached garage. Located in a mature neighborhood, conveniently located to recreation, retail, and major roads. This home is ready for your personal touch and updates to make it your own.

3. 2026-04-20
   price $220,000

   Show marketing remark (632 chars)

   Price improved to sell. Is this your opportunity to purchase the 4-bedroom, 3-bath home you want at a great price. This price comes in exchange for some work and TLC to update this home. Discover the potential. This property includes a generous lot in the Yorktown school district! The property features a comfortable family room with a fireplace, semi-private guest or in-law quarters, and plenty of space for entertaining. It also includes an attached garage. Located in a mature neighborhood, conveniently located to recreation, retail, and major roads. This home is ready for your personal touch and updates to make it your own.

4. 2026-04-20
   price $220,000 632-char remark

   Show marketing remark (632 chars)

   Price improved to sell. Is this your opportunity to purchase the 4-bedroom, 3-bath home you want at a great price. This price comes in exchange for some work and TLC to update this home. Discover the potential. This property includes a generous lot in the Yorktown school district! The property features a comfortable family room with a fireplace, semi-private guest or in-law quarters, and plenty of space for entertaining. It also includes an attached garage. Located in a mature neighborhood, conveniently located to recreation, retail, and major roads. This home is ready for your personal touch and updates to make it your own.

5. 2026-03-31
   price $240,000

   Show marketing remark (632 chars)

   Price improved to sell. Is this your opportunity to purchase the 4-bedroom, 3-bath home you want at a great price. This price comes in exchange for some work and TLC to update this home. Discover the potential. This property includes a generous lot in the Yorktown school district! The property features a comfortable family room with a fireplace, semi-private guest or in-law quarters, and plenty of space for entertaining. It also includes an attached garage. Located in a mature neighborhood, conveniently located to recreation, retail, and major roads. This home is ready for your personal touch and updates to make it your own.

6. 2026-03-31
   price $240,000 632-char remark

   Show marketing remark (632 chars)

   Price improved to sell. Is this your opportunity to purchase the 4-bedroom, 3-bath home you want at a great price. This price comes in exchange for some work and TLC to update this home. Discover the potential. This property includes a generous lot in the Yorktown school district! The property features a comfortable family room with a fireplace, semi-private guest or in-law quarters, and plenty of space for entertaining. It also includes an attached garage. Located in a mature neighborhood, conveniently located to recreation, retail, and major roads. This home is ready for your personal touch and updates to make it your own.

7. 2026-01-19
   status Active

   Show marketing remark (632 chars)

   Price improved to sell. Is this your opportunity to purchase the 4-bedroom, 3-bath home you want at a great price. This price comes in exchange for some work and TLC to update this home. Discover the potential. This property includes a generous lot in the Yorktown school district! The property features a comfortable family room with a fireplace, semi-private guest or in-law quarters, and plenty of space for entertaining. It also includes an attached garage. Located in a mature neighborhood, conveniently located to recreation, retail, and major roads. This home is ready for your personal touch and updates to make it your own.

8. 2026-01-19
   status Active 632-char remark

   Show marketing remark (632 chars)

   Price improved to sell. Is this your opportunity to purchase the 4-bedroom, 3-bath home you want at a great price. This price comes in exchange for some work and TLC to update this home. Discover the potential. This property includes a generous lot in the Yorktown school district! The property features a comfortable family room with a fireplace, semi-private guest or in-law quarters, and plenty of space for entertaining. It also includes an attached garage. Located in a mature neighborhood, conveniently located to recreation, retail, and major roads. This home is ready for your personal touch and updates to make it your own.

9. 2026-01-07
   status Pending

   Show marketing remark (632 chars)

   Price improved to sell. Is this your opportunity to purchase the 4-bedroom, 3-bath home you want at a great price. This price comes in exchange for some work and TLC to update this home. Discover the potential. This property includes a generous lot in the Yorktown school district! The property features a comfortable family room with a fireplace, semi-private guest or in-law quarters, and plenty of space for entertaining. It also includes an attached garage. Located in a mature neighborhood, conveniently located to recreation, retail, and major roads. This home is ready for your personal touch and updates to make it your own.

10. 2026-01-07
    status Pending 632-char remark

    Show marketing remark (632 chars)

    Price improved to sell. Is this your opportunity to purchase the 4-bedroom, 3-bath home you want at a great price. This price comes in exchange for some work and TLC to update this home. Discover the potential. This property includes a generous lot in the Yorktown school district! The property features a comfortable family room with a fireplace, semi-private guest or in-law quarters, and plenty of space for entertaining. It also includes an attached garage. Located in a mature neighborhood, conveniently located to recreation, retail, and major roads. This home is ready for your personal touch and updates to make it your own.

11. 2025-11-21
    listed $250,000 Active 632-char remark

    Show marketing remark (632 chars)

    Price improved to sell. Is this your opportunity to purchase the 4-bedroom, 3-bath home you want at a great price. This price comes in exchange for some work and TLC to update this home. Discover the potential. This property includes a generous lot in the Yorktown school district! The property features a comfortable family room with a fireplace, semi-private guest or in-law quarters, and plenty of space for entertaining. It also includes an attached garage. Located in a mature neighborhood, conveniently located to recreation, retail, and major roads. This home is ready for your personal touch and updates to make it your own.

12. 2025-11-21
    listed $250,000 Active

    Show marketing remark (632 chars)

    Price improved to sell. Is this your opportunity to purchase the 4-bedroom, 3-bath home you want at a great price. This price comes in exchange for some work and TLC to update this home. Discover the potential. This property includes a generous lot in the Yorktown school district! The property features a comfortable family room with a fireplace, semi-private guest or in-law quarters, and plenty of space for entertaining. It also includes an attached garage. Located in a mature neighborhood, conveniently located to recreation, retail, and major roads. This home is ready for your personal touch and updates to make it your own.

ⓘ 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: $962 · $80/mo
• Projected year-2 tax: $1,416 · $118/mo
• Expected delta: +$454/yr (+$38/mo · 47.2%)

ⓘ 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: $20,125
• − Mortgage interest: −$12,323
• − Property taxes: −$962
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,610
• − Management: −$1,610
• − Depreciation: −$6,400
• Taxable loss: −$3,880
• Est. tax savings @ 24.0%: +$931
• After-tax cash flow: $924/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: Yorktown Community Schools
• NCES district ID: 1807230
• Math proficiency: 49% ▼ -8.00%
• Reading proficiency: 51% ▼ -2.00%
• Median HH income: $55,611
• Composite: 43.32/100
• National rank: #3036
• State rank: #48 of 301 in IN

Livability — Yorktown

• Score: 73/100
• State rank: #99
• US rank: #5439

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Yorktown, IN
• County: Delaware County · 84,658 people
• City population: 7,808
• Metro: Muncie, IN
• Population (ZIP): 31,237
• Household income: $63,215
• Rent vs Own: 34.6% rent · 65.4% own
• Severe rent burden: 1141.0

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 (85%)
• Race & ethnicity: White 85% Two or more races 5% Black 4% Asian 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 1%
• Foreign-born: 5% · Canada, Vietnam, China
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% Vietnamese 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: ▼ -78.53%
• Current HPI: 197.5213
• Rent YoY: ▲ 8.08%
• 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

-12.0% since first listed

12 events — show timeline

• 2026-04-22 Pending — IRMLS
• 2026-04-22 Pending — MIBOR as Distributed by MLS Grid
• 2026-04-20 Price Changed $220,000 MIBOR as Distributed by MLS Grid
• 2026-04-20 Price Changed $220,000 IRMLS
• 2026-03-31 Price Changed $240,000 MIBOR as Distributed by MLS Grid
• 2026-03-31 Price Changed $240,000 IRMLS
• 2026-01-19 Relisted — MIBOR as Distributed by MLS Grid
• 2026-01-19 Relisted — IRMLS
• 2026-01-07 Pending — MIBOR as Distributed by MLS Grid
• 2026-01-07 Pending — IRMLS
• 2025-11-21 Listed $250,000 IRMLS
• 2025-11-21 Listed $250,000 MIBOR as Distributed by MLS Grid

Property tax history

+0.5%/yr

Latest (2024): $962 · +0.1% YoY. Source: county tax records.