317 N High St · Union City, IN 47390

$69,900

3 bd · 2.0 ba · 1,464 sqft · SingleFamily public records · 57 Days on market

Built 1893 5,040 sqft lot $48/sqft · 22% below area Est $89k · 22% under

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Why this score? — see what drove the A 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Why pay rent when you can own this home for less. Home offers spacious living room with built-ins dividing the dining area. Floor plan has a good flow as you can access the kitchen from living room and dining area. Three bedrooms and a full bath are located in the second level. Utility and second full bath are located on the main level. Windows have been updated from the original. Take your pick for enjoying the outdoors; front covered porch, rear covered porch or patio off of the dining area. Detached garage located off the alley. This home truly has much to offer you, call today for a private tour.

Key facts

• Covered front porch
• Unfinished basement
• Corner lot

Tags

• COVERED FRONT PORCH
• COVERED REAR PORCH
• PRIVATE FENCED BACKYARD
• UNFINISHED BASEMENT
• DETACHED GARAGE
• CORNER LOT

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Site-built home; Two-story
• Construction: Aluminum siding; Block foundation
• Exterior features: Corner lot; Lot dimensions approximately 42 x 120

Interior

• Bathrooms: Two full bathrooms; One bathroom on the main level
• Heating & cooling: Natural gas forced-air heating; No cooling
• Interior features: Partial, unfinished basement; Total of 8 rooms
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $505 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#432 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, amenities F, commute F.
• Randolph Eastern School Corporation (town): math 29% / reading 31% proficiency, ranked #246 of 301 in IN (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Union City Community Jr/Sr High (math 9% / reading 36%, grade F, #337 of 369 statewide, top 92%, 367 students, 67% FRL).
• Market conditions: 36 active listings in the ZIP; 19 units permitted in Randolph County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($483 loan paydown + $7k appreciation (10.0% local appreciation)).
• Randolph County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y ago; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; list at $70k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1893 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $67,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1893 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.72% ✓
• Cap rate: 14.97%
• Cash-on-cash: 30.98%
• DSCR: 2.38
• GRM: 4.9

CMA / ARV

• ARV (median comp): $89,100
• List price: $69,900
• Delta: -21.55%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
744 N Howard St	0.50mi	3/2.0	1,461 (-0%)	2mo	$189,900	$130	75
1210 W Hickory St	0.38mi	4/1.0 (+1)	1,536 (+5%)	0mo	$135,000	$88	65
508 N High St	0.14mi	4/1.5 (+1)	1,612 (+10%)	8mo	$105,000	$65	63
628 N Columbia St	0.49mi	3/2.5	1,532 (+5%)	7mo	$33,750	$22	62
635 W Pearl St	0.15mi	2/1.0 (-1)	1,280 (-13%)	6mo	$48,720	$38	58
623 N Union	0.52mi	3/1.5	1,597 (+9%)	2mo	$148,000	$93	57
224 S 1st St	0.69mi	3/1.5	1,476 (+1%)	9mo	$159,900	$108	57
305 E North St	0.67mi	3/1.5	1,385 (-5%)	3mo	$45,000	$32	55
198 N SR 227	0.55mi	3/1.0	1,593 (+9%)	1mo	$220,000	$138	55
226 E Main St	0.66mi	3/1.0	1,396 (-5%)	5mo	$149,700	$107	54
710 N Union St	0.57mi	4/1.0 (+1)	1,569 (+7%)	11mo	$140,000	$89	43
309 S Market St	0.64mi	3/1.0	1,295 (-12%)	8mo	$31,150	$24	41

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 47.9%
• Equity multiple: 4.59×
• Total profit: $70,242
• Equity at exit: $62,971

10-year hold

• IRR: 41.7%
• Equity multiple: 10.28×
• Total profit: $181,534
• Equity at exit: $135,800

Cash invested: $19,572 (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 47390

• Home prices YoY: 9.1%
• Active inventory: 36
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,201 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$48 /mo · $570/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $505

Break-even live

Break-even rent $561

Max offer price $69,900

Occupancy floor 53%

Sensitivity live

Price	-10% $545	-5% $525	+0% $505	+5% $485	+10% $466
Rent	-10% $410	-5% $458	+0% $505	+5% $553	+10% $600
Rate	-1.0pp $540	-0.5pp $523	base $505	+0.5pp $487	+1.0pp $469

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $69,900 Active 57 DOM
2. 2026-06-18
   days on market $69,900 Active 55 DOM
3. 2026-06-17
   days on market $69,900 Active 54 DOM
4. 2026-06-16
   days on market $69,900 Active 53 DOM
5. 2026-06-15
   days on market $69,900 Active 52 DOM
6. 2026-06-13
   days on market $69,900 Active 50 DOM
7. 2026-06-12
   pricedays on market $69,900 Active 49 DOM
8. 2026-06-09
   days on market $74,900 Active 46 DOM
9. 2026-06-08
   days on market $74,900 Active 45 DOM
10. 2026-06-07
    days on market $74,900 Active 44 DOM
11. 2026-06-05
    days on market $74,900 Active 42 DOM
12. 2026-06-04
    days on market $74,900 Active 40 DOM
13. 2026-06-02
    days on market $74,900 Active 39 DOM
14. 2026-06-01
    days on market $74,900 Active 38 DOM
15. 2026-05-31
    days on market $74,900 Active 37 DOM
16. 2026-05-31
    days on market $74,900 Active 36 DOM
17. 2026-04-23
    listed $74,900 Active 910-char remark
18. 2017-10-06
    soldstatus $38,000 607-char remark

    Show marketing remark (607 chars)

    Why pay rent when you can own this home for less. Home offers spacious living room with built-ins dividing the dining area. Floor plan has a good flow as you can access the kitchen from living room and dining area. Three bedrooms and a full bath are located in the second level. Utility and second full bath are located on the main level. Windows have been updated from the original. Take your pick for enjoying the outdoors; front covered porch, rear covered porch or patio off of the dining area. Detached garage located off the alley. This home truly has much to offer you, call today for a private tour.

19. 2017-10-06
    soldstatus $38,000

    Show marketing remark (607 chars)

    Why pay rent when you can own this home for less. Home offers spacious living room with built-ins dividing the dining area. Floor plan has a good flow as you can access the kitchen from living room and dining area. Three bedrooms and a full bath are located in the second level. Utility and second full bath are located on the main level. Windows have been updated from the original. Take your pick for enjoying the outdoors; front covered porch, rear covered porch or patio off of the dining area. Detached garage located off the alley. This home truly has much to offer you, call today for a private tour.

20. 2017-10-06
    soldstatus $38,000 Closed

    Show marketing remark (607 chars)

    Why pay rent when you can own this home for less. Home offers spacious living room with built-ins dividing the dining area. Floor plan has a good flow as you can access the kitchen from living room and dining area. Three bedrooms and a full bath are located in the second level. Utility and second full bath are located on the main level. Windows have been updated from the original. Take your pick for enjoying the outdoors; front covered porch, rear covered porch or patio off of the dining area. Detached garage located off the alley. This home truly has much to offer you, call today for a private tour.

21. 2017-10-06
    soldstatus $38,000

    Show marketing remark (607 chars)

    Why pay rent when you can own this home for less. Home offers spacious living room with built-ins dividing the dining area. Floor plan has a good flow as you can access the kitchen from living room and dining area. Three bedrooms and a full bath are located in the second level. Utility and second full bath are located on the main level. Windows have been updated from the original. Take your pick for enjoying the outdoors; front covered porch, rear covered porch or patio off of the dining area. Detached garage located off the alley. This home truly has much to offer you, call today for a private tour.

22. 2017-03-29
    listed $39,900 607-char remark

    Show marketing remark (607 chars)

    Why pay rent when you can own this home for less. Home offers spacious living room with built-ins dividing the dining area. Floor plan has a good flow as you can access the kitchen from living room and dining area. Three bedrooms and a full bath are located in the second level. Utility and second full bath are located on the main level. Windows have been updated from the original. Take your pick for enjoying the outdoors; front covered porch, rear covered porch or patio off of the dining area. Detached garage located off the alley. This home truly has much to offer you, call today for a private tour.

23. 2017-03-29
    listed $39,900

    Show marketing remark (607 chars)

    Why pay rent when you can own this home for less. Home offers spacious living room with built-ins dividing the dining area. Floor plan has a good flow as you can access the kitchen from living room and dining area. Three bedrooms and a full bath are located in the second level. Utility and second full bath are located on the main level. Windows have been updated from the original. Take your pick for enjoying the outdoors; front covered porch, rear covered porch or patio off of the dining area. Detached garage located off the alley. This home truly has much to offer you, call today for a private tour.

24. 2017-03-29
    listed $39,900

    Show marketing remark (607 chars)

    Why pay rent when you can own this home for less. Home offers spacious living room with built-ins dividing the dining area. Floor plan has a good flow as you can access the kitchen from living room and dining area. Three bedrooms and a full bath are located in the second level. Utility and second full bath are located on the main level. Windows have been updated from the original. Take your pick for enjoying the outdoors; front covered porch, rear covered porch or patio off of the dining area. Detached garage located off the alley. This home truly has much to offer you, call today for a private tour.

25. 2016-12-23
    historical
26. 2016-12-23
    historical
27. 2016-08-10
    listed $47,500
28. 2016-06-23
    listed $47,500

ⓘ 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: $570 · $48/mo
• Projected year-2 tax: $582 · $49/mo
• Expected delta: +$12/yr (+$1/mo · 2.1%)

ⓘ 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
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,407
• − Mortgage interest: −$3,915
• − Property taxes: −$570
• − Insurance: −$350
• − Repairs & maintenance: −$1,153
• − Management: −$1,153
• − Depreciation: −$2,033
• Taxable income: $5,233
• Est. tax owed @ 24.0%: −$1,256
• After-tax cash flow: $4,807/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: Randolph Eastern School Corporation
• NCES district ID: 1803180
• Math proficiency: 29% ▼ -15.00%
• Reading proficiency: 31% ▼ -15.00%
• Median HH income: $36,652
• Composite: 24.92/100
• National rank: #7570
• State rank: #246 of 301 in IN

Livability — Union City

• Score: 63/100
• State rank: #432
• US rank: #15530

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: Union City, IN
• Population (ZIP): 5,084

Population outlook (Randolph County) Hauer SSP2

• Today (2025): 22,998 people
• By 2030: 21,815 · -5.1%
• By 2040: 19,360 · -15.8%
• By 2050: 17,010 · -26.0%
• By 2075: 12,491 · -45.7%
• By 2100: 8,986 · -60.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 15% Two or more races 9% Black 3%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Romanian 3% Portuguese 2% Italian 1%
• Foreign-born: 6% · Canada, South Korea, Guatemala
• Languages at home: 88% English-only · Spanish 10% Korean 1% Other Indo-European 1%

Political lean MEDSL · Randolph

• 2024 margin: Solid R (+53.7) · D 22.3% · R 75.9% · Other 1.8%
• 2008→2024 swing: -44.9pp toward R · 2008: -8.8pp · 2024: -53.7pp
• All cycles: 2024: R+53.7 2020: R+52.4 2016: R+48.5 2012: R+24.1 2008: R+8.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 22.82%
• Current HPI: 273.6736
• 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

+47.2% since first listed

13 events — show timeline

• 2026-06-10 Price Changed $69,900 IRMLS
• 2026-04-23 Listed $74,900 IRMLS
• 2017-10-06 Sold (MLS) $38,000 WRIST
• 2017-10-06 Sold (MLS) $38,000 RRELMS
• 2017-10-06 Sold (MLS) $38,000 Dayton MLS
• 2017-10-06 Sold (MLS) $38,000 Dayton MLS
• 2017-03-29 Listed $39,900 WRIST
• 2017-03-29 Listed $39,900 RRELMS
• 2017-03-29 Listed $39,900 Dayton MLS
• 2016-12-23 Listing Removed — WRIST
• 2016-12-23 Listing Removed — Dayton MLS
• 2016-08-10 Listed $47,500 WRIST
• 2016-06-23 Listed $47,500 Dayton MLS

Property tax history

-4.5%/yr

Latest (2024): $570 · +0.0% YoY. Source: county tax records.