5096 S Monroe School Rd · Monroe City, IN 47557

$125,000

3 bd · 1.5 ba · 1,144 sqft · SingleFamily public records · 7 Days on market

Built 1913 1.43 ac lot $109/sqft · 18% above area Est $106k · 18% over

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Why this score? — see what drove the C- 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 +19.9/30.0
• Appreciation +8.1/10.0
• DSCR +6.3/10.0
• Schools +4.2/10.0
• 1% rule +4.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Located on approximately 1.43 acres, this 3-bedroom, 2-bathroom home offers a rural setting with space for outdoor use and flexibility. The home features a kitchen with ample cabinetry and vinyl flooring through the main living areas, along with ceiling fans for added comfort. The primary bathroom includes a jetted tub and updated vanity. A combined bathroom and laundry space adds convenience to the layout. Outside, the property includes a detached 2-car garage with a concrete floor and built-in shelving, providing space for parking, storage, or workshop use. A covered front porch and side deck offer additional areas to sit and enjoy the surrounding property. The acreage allows for a variet

Key facts

• Vinyl flooring
• Ample cabinetry
• Jetted tub

Tags

• AMPLE CABINETRY
• VINYL FLOORING
• JETTED TUB
• UPDATED VANITY
• COMBINED BATHROOM AND LAUNDRY
• DETACHED GARAGE

Property features AI

Finance

• Other: Zoned A2 Non-Exclusive Agriculture; Lot size about 1.43 acres

Exterior

• Parking: Detached garage; 2 garage spaces; Off-street parking with gravel surfaces
• Utilities: Private well water; Septic tank sewer
• Home design: Single-family site-built home; One story
• Construction: Vinyl siding; Block foundation; Built as site-built construction
• Exterior features: Shingle roof; Lot is sloped and level; Triangle-shaped lot

Interior

• Kitchen: Electric range; Refrigerator
• Basement: Partial crawl space basement
• Bedrooms: Total of 5 rooms (bedrooms included)
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms, both on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Refrigerator; Electric range
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $151 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (9.6% below list).
• Recommended offer: $113k (9.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#212 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety D-.
• South Knox School Corporation (rural): math 46% / reading 51% proficiency, ranked #66 of 301 in IN (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: South Knox Elementary School (math 48% / reading 48%, grade D, #314 of 994 statewide, top 32%, 662 students, 41% FRL); South Knox Middle-High School (math 43% / reading 54%, grade D, #139 of 369 statewide, top 38%, 585 students, 36% FRL) — zoned schools average 39% FRL vs 22% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 6 active listings in the ZIP; 36 units permitted in Knox County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($864 loan paydown + $8k appreciation (6.1% local appreciation)).
• Knox County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.1% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y ago 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.
• Current owner paid $60k; list at $125k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,058 (9.6% below list)

Questions for the listing agent

1. Built in 1913 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.90% ✗
• Cap rate: 7.74%
• Cash-on-cash: 5.16%
• DSCR: 1.23
• GRM: 9.2

CMA / ARV

• ARV (median comp): $106,153
• List price: $125,000
• Delta: 17.75%
• Verdict: OVERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5096 S Monroe School Rd	0.00mi	3/2.0	1,144 (0%)	0mo	$125,000	$109	98
1002 S Breckinridge St	0.66mi	3/1.0	1,216 (+6%)	14mo	$50,000	$41	45

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

Projected returns pro-forma

6.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.9%
• Equity multiple: 2.33×
• Total profit: $46,645
• Equity at exit: $79,666

10-year hold

• IRR: 19.1%
• Equity multiple: 4.69×
• Total profit: $129,313
• Equity at exit: $145,417

Cash invested: $35,000 (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 47557

• Home prices YoY: 2.7%
• Active inventory: 6
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,131 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$35 /mo · $420/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $151

Break-even live

Break-even rent $940

Max offer price $125,000

Occupancy floor 82%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-11
   status Pending 761-char remark
2. 2026-05-04
   listed $125,000 Active 761-char remark
3. 2019-03-13
   listed $99,900
4. 2010-06-30
   soldstatus $60,000

ⓘ 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: $420 · $35/mo
• Projected year-2 tax: $741 · $62/mo
• Expected delta: +$321/yr (+$27/mo · 76.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,567
• − Mortgage interest: −$7,002
• − Property taxes: −$420
• − Insurance: −$625
• − Repairs & maintenance: −$1,085
• − Management: −$1,085
• − Depreciation: −$3,636
• Taxable loss: −$287
• Est. tax savings @ 24.0%: +$69
• After-tax cash flow: $1,876/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 Knox School Corporation
• NCES district ID: 1810410
• Math proficiency: 46% ▼ -5.00%
• Reading proficiency: 51% ▼ -4.00%
• Median HH income: $55,585
• Composite: 42.06/100
• National rank: #3325
• State rank: #66 of 301 in IN

Livability — Monroe City

• Score: 68/100
• State rank: #212
• US rank: #9347

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

• Population (ZIP): 1,360

Population outlook (Knox County) Hauer SSP2

• Today (2025): 37,092 people
• By 2030: 36,271 · -2.2%
• By 2040: 34,196 · -7.8%
• By 2050: 32,405 · -12.6%
• By 2075: 28,754 · -22.5%
• By 2100: 24,110 · -35.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Lithuanian 8% Romanian 1% Slovak 1%

Political lean MEDSL · Knox

• 2024 margin: Solid R (+50.4) · D 24.0% · R 74.4% · Other 1.6%
• 2008→2024 swing: -43.9pp toward R · 2008: -6.5pp · 2024: -50.4pp
• All cycles: 2024: R+50.4 2020: R+47.4 2016: R+47.2 2012: R+28.9 2008: R+6.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.14%
• Current HPI: 230.7513
• 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

+108.3% since first listed

4 events — show timeline

• 2026-05-11 Pending — IRMLS
• 2026-05-04 Listed $125,000 IRMLS
• 2019-03-13 Listed $99,900 IRMLS
• 2010-06-30 Sold (Public Records) $60,000 Public Records

Property tax history

+40.5%/yr

Latest (2024): $420 · +28.2% YoY. Source: county tax records.