310 E Lincoln St · Kentland, IN 47951

$175,000

3 bd · 1.5 ba · 3,129 sqft · SingleFamily public records · 68 Days on market

Built 1970 8,400 sqft lot $56/sqft · 18% below area Est $213k · 18% under

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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
• Appreciation +10.0/10.0
• Cash flow +5.1/30.0
• Livability +3.4/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.2/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Opportunity is knocking at 310 E. Lincoln St. , Kentland! Packed with character, space, and endless potential, this one-of-a-kind 3,129 sq. ft. property offers a rare chance to bring your vision to life. Formerly operated as a dentist office, this versatile property is now ready for its next chapter--whether that means creating a spacious single-family home, converting into an income-producing multi-unit investment, or launching the business venture you've been dreaming about. The residential portion offers 1,766 sq. ft. of living space featuring 3 bedrooms, 1 full bath, 1.5 half baths, a cozy fireplace, and a sprawling deck perfect for relaxing or entertaining. Attached to the home is an additional 1,363 sq. ft. office space, opening the door to a wide range of residential, rental, or commercial possibilities. Outside, the value continues with a 2-car detached garage, front parking, and an additional paved parking lot accessible from the rear of the property--a major bonus for business use, tenants, or guests. Whether you're an entrepreneur, investor, or buyer with a creative eye, this property is full of potential, flexibility, and opportunity in a prime Kentland location. Live in it. Rent it. Work from it. Reimagine it. 310 E. Lincoln St. is the blank canvas you've been waiting for.

Key facts

• Office space
• Paved parking lot
• Sprawling deck

Tags

• COZY FIREPLACE
• SPRAWLING DECK
• DETACHED GARAGE
• PAVED PARKING LOT
• OFFICE SPACE
• PRIME LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-470 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $92k (47.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $108k (38.2% below list).
• Recommended offer: $92k (47.5% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 67/100 on livability (#265 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: schools D, amenities F, commute F.
• South Newton School Corporation (rural): math 29% / reading 35% proficiency, ranked #219 of 301 in IN (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 24 active listings in the ZIP; 24 units permitted in Newton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Newton County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $91,939 (47.5% 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 68 days. Have you received any prior offers? Is the seller open to a 47% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 0.62% ✗
• Cap rate: 3.52%
• Cash-on-cash: -9.89%
• DSCR: 0.56
• GRM: 13.5

CMA / ARV

• ARV (median comp): $213,497
• List price: $175,000
• Delta: -18.03%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
313 E Graham St	0.32mi	3/1.5	3,040 (-3%)	4mo	$206,000	$68	78
111 E Graham St	0.37mi	4/2.0 (+1)	3,060 (-2%)	7mo	$148,500	$49	66
307 E Carroll St	0.17mi	4/1.0 (+1)	2,820 (-10%)	22mo	$199,500	$71	50

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: 16.2%
• Equity multiple: 2.34×
• Total profit: $65,450
• Equity at exit: $157,654

10-year hold

• IRR: 15.6%
• Equity multiple: 5.42×
• Total profit: $216,462
• Equity at exit: $339,987

Cash invested: $49,000 (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 47951

• Home prices YoY: 11.4%
• Active inventory: 24
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $1,081 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$267 /mo · $3,207/yr
• Insurance: −$73
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $-470

Break-even live

Break-even rent $1,676

Max offer price $91,939

Occupancy floor —

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $175,000 Active 68 DOM
2. 2026-06-17
   days on market $175,000 Active 67 DOM
3. 2026-06-16
   days on market $175,000 Active 66 DOM
4. 2026-06-15
   days on market $175,000 Active 65 DOM
5. 2026-06-13
   days on market $175,000 Active 63 DOM
6. 2026-06-12
   days on market $175,000 Active 62 DOM
7. 2026-06-09
   days on market $175,000 Active 59 DOM
8. 2026-06-08
   days on market $175,000 Active 58 DOM
9. 2026-06-07
   days on market $175,000 Active 57 DOM
10. 2026-06-04
    days on market $175,000 Active 53 DOM
11. 2026-06-02
    days on market $175,000 Active 52 DOM
12. 2026-06-01
    days on market $175,000 Active 51 DOM
13. 2026-05-31
    days on market $175,000 Active 50 DOM
14. 2026-05-31
    days on market $175,000 Active 49 DOM
15. 2026-04-11
    listed $175,000 Active 1307-char remark

    Show marketing remark (1307 chars)

    Opportunity is knocking at 310 E. Lincoln St. , Kentland! Packed with character, space, and endless potential, this one-of-a-kind 3,129 sq. ft. property offers a rare chance to bring your vision to life. Formerly operated as a dentist office, this versatile property is now ready for its next chapter--whether that means creating a spacious single-family home, converting into an income-producing multi-unit investment, or launching the business venture you've been dreaming about. The residential portion offers 1,766 sq. ft. of living space featuring 3 bedrooms, 1 full bath, 1.5 half baths, a cozy fireplace, and a sprawling deck perfect for relaxing or entertaining. Attached to the home is an additional 1,363 sq. ft. office space, opening the door to a wide range of residential, rental, or commercial possibilities. Outside, the value continues with a 2-car detached garage, front parking, and an additional paved parking lot accessible from the rear of the property--a major bonus for business use, tenants, or guests. Whether you're an entrepreneur, investor, or buyer with a creative eye, this property is full of potential, flexibility, and opportunity in a prime Kentland location. Live in it. Rent it. Work from it. Reimagine it. 310 E. Lincoln St. is the blank canvas you've been waiting for.

ⓘ 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: $3,207 · $267/mo
• Projected year-2 tax: $3,207 · $267/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 7/10 Severe FEMA zone X (unshaded) · 96% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,975
• − Mortgage interest: −$9,803
• − Property taxes: −$3,207
• − Insurance: −$1,672
• − Repairs & maintenance: −$1,038
• − Management: −$1,038
• − Depreciation: −$5,091
• Taxable loss: −$8,875
• Est. tax savings @ 24.0%: +$2,130
• After-tax cash flow: $-3,512/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: South Newton School Corporation
• NCES district ID: 1810470
• Math proficiency: 29% ▼ -18.00%
• Reading proficiency: 35% ▼ -14.00%
• Median HH income: $46,624
• Composite: 27.52/100
• National rank: #6952
• State rank: #219 of 301 in IN

Livability — Kentland

• Score: 67/100
• State rank: #265
• US rank: #11108

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kentland, IN
• City population: 2,246
• Population (ZIP): 2,246

Population outlook (Newton County) Hauer SSP2

• Today (2025): 13,726 people
• By 2030: 13,448 · -2.0%
• By 2040: 12,771 · -7.0%
• By 2050: 12,104 · -11.8%
• By 2075: 11,059 · -19.4%
• By 2100: 9,813 · -28.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 8% Black 6% Two or more races 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 3% Iranian 2% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Newton

• 2024 margin: Solid R (+57.0) · D 20.8% · R 77.7% · Other 1.5%
• 2008→2024 swing: -45.8pp toward R · 2008: -11.2pp · 2024: -57.0pp
• All cycles: 2024: R+57.0 2020: R+52.1 2016: R+46.1 2012: R+19.1 2008: R+11.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 26.78%
• Current HPI: 262.4146
• 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

• 2026-04-11 Listed $175,000 NIRA MLS as Distributed by MLS Grid

Property tax history

+1.8%/yr

Latest (2024): $3,207 · -8.1% YoY. Source: county tax records.