314 Clayton St · Rochester, IN 46975

$145,000

3 bd · 1.0 ba · 1,292 sqft · SingleFamily public records · 60 Days on market

Built 1940 9,583 sqft lot $112/sqft · at area comps Est $148k · at est.

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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).

• Cash flow +15.5/30.0
• ARV discount +8.5/15.0
• DSCR +4.8/10.0
• Livability +3.5/5.0
• 1% rule +3.4/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

314 Clayton Street, Rochester 46975-Move in ready home with three bedrooms, one bathroom, large living room, convenient location.

Key facts

• New metal roof
• Large eat-in kitchen
• Newer wood flooring

Tags

• LARGE EAT-IN KITCHEN
• NEW METAL ROOF
• UPDATED PLUMBING
• NEWER WOOD FLOORING

Property features AI

Finance

• Other: Property is listed by Morris Real Estate and Consulting, LLC

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single-family residence (site-built); One-story
• Construction: Vinyl siding; Metal roof; Block foundation; Built as site-built home
• Exterior features: Level lot; Shed on property

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: 5 total rooms (bedroom count not specified)
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced-air heating; Ceiling fan cooling (no central AC)
• Interior features: Ceiling fans; Laminate countertops
• Laundry & utility: Washer and dryer on main level; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $58 ($691/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 $121k (16.3% below list).
• Recommended offer: $121k (16.3% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 2.4% in Rochester — 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 69/100 on livability (#206 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: employment D, amenities F, commute F.
• Rochester Community School Corporation (town): math 31% / reading 41% proficiency, ranked #188 of 301 in IN (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: George M Riddle Elementary School (math 37% / reading 34%, grade F, #584 of 994 statewide, top 59%, 364 students, 58% FRL); Rochester Community Middle School (math 28% / reading 42%, grade F, #164 of 330 statewide, top 50%, 317 students, 58% FRL); Rochester Community High School (math 27% / reading 62%, grade F, #169 of 369 statewide, top 51%, 610 students, 57% FRL) — zoned schools average 58% FRL vs 41% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 99 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 23 units permitted in Fulton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Fulton County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y 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 $52k; list at $145k implies a 179% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $121,314 (16.3% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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 F-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. 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?
6. 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.
7. 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.
8. 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: 0.84% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.70%
• DSCR: 1.08
• GRM: 10.0

CMA / ARV

• ARV (median comp): $148,279
• List price: $145,000
• Delta: -2.21%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
129 Clayton St	0.09mi	2/1.0 (-1)	1,196 (-7%)	4mo	$110,000	$92	75
527 Man-chester Dr	0.37mi	3/2.0	1,274 (-1%)	8mo	$185,000	$145	70
323 Fulton Ave	0.69mi	3/1.5	1,319 (+2%)	3mo	$150,000	$114	60
938 Jackson Blvd	0.61mi	2/1.0 (-1)	1,386 (+7%)	2mo	$155,000	$112	53
1027 Elm St	0.62mi	3/1.0	1,344 (+4%)	16mo	$85,000	$63	51
608 Madison St	0.46mi	3/1.0	1,214 (-6%)	24mo	$134,000	$110	49
1002 Elm St	0.58mi	3/2.0	1,402 (+8%)	9mo	$160,000	$114	47
219 Fulton Ave	0.69mi	2/1.0 (-1)	1,384 (+7%)	10mo	$136,000	$98	42
202 Fulton Ave	0.72mi	2/2.0 (-1)	1,260 (-2%)	19mo	$157,000	$125	37
515 Jefferson St	0.56mi	3/1.5	1,478 (+14%)	21mo	$51,000	$35	31
1200 College Ave	0.71mi	2/1.0 (-1)	1,128 (-13%)	16mo	$135,000	$120	28

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.6%
• Equity multiple: 0.51×
• Total profit: $-19,874
• Equity at exit: $21,620

10-year hold

• IRR: -4.8%
• Equity multiple: 0.69×
• Total profit: $-12,763
• Equity at exit: $12,537

Cash invested: $40,600 (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 46975

• Home prices YoY: -28.7%
• Active inventory: 99
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,213 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$80 /mo · $960/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $58

Break-even live

Break-even rent $1,140

Max offer price $145,000

Occupancy floor 90%

Sensitivity live

Price	-10% $140	-5% $99	+0% $58	+5% $17	+10% $-25
Rent	-10% $-38	-5% $10	+0% $58	+5% $105	+10% $153
Rate	-1.0pp $131	-0.5pp $94	base $58	+0.5pp $20	+1.0pp $-18

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
513 Main St Rochester, IN	2.0	1.0	1200	$1,200	$1.00	16d	1	0.46mi
1707 Madison St Rochester, IN	2.0	1.0	1000	$1,195	$1.20	25d	1	1.15mi

Listing history 21 events

1. 2026-06-22
   days on market $145,000 Active 60 DOM
2. 2026-06-18
   days on market $145,000 Active 57 DOM
3. 2026-06-17
   days on market $145,000 Active 56 DOM
4. 2026-06-16
   days on market $145,000 Active 55 DOM
5. 2026-06-15
   days on market $145,000 Active 54 DOM
6. 2026-06-14
   days on market $145,000 Active 52 DOM
7. 2026-06-10
   days on market $145,000 Active 49 DOM
8. 2026-06-09
   days on market $145,000 Active 48 DOM
9. 2026-06-08
   days on market $145,000 Active 47 DOM
10. 2026-06-07
    statusdays on market $145,000 Active 46 DOM
11. 2026-06-03
    days on market $145,000 Active Under Contract 42 DOM
12. 2026-06-02
    days on market $145,000 Active Under Contract 41 DOM
13. 2026-06-01
    days on market $145,000 Active Under Contract 40 DOM
14. 2026-05-31
    days on market $145,000 Active Under Contract 39 DOM
15. 2026-05-31
    days on market $145,000 Active Under Contract 38 DOM
16. 2026-04-22
    listed $145,000 Active 449-char remark
17. 2020-08-28
    soldstatus $52,000

    Show marketing remark (129 chars)

    314 Clayton Street, Rochester 46975-Move in ready home with three bedrooms, one bathroom, large living room, convenient location.

18. 2020-08-14
    listed $54,900

    Show marketing remark (129 chars)

    314 Clayton Street, Rochester 46975-Move in ready home with three bedrooms, one bathroom, large living room, convenient location.

19. 2015-04-21
    historical
20. 2015-02-09
    listed $39,900
21. 2015-02-09
    listed $39,900

ⓘ 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: $960 · $80/mo
• Projected year-2 tax: $1,096 · $91/mo
• Expected delta: +$136/yr (+$11/mo · 14.2%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,558
• − Mortgage interest: −$8,122
• − Property taxes: −$960
• − Insurance: −$725
• − Repairs & maintenance: −$1,165
• − Management: −$1,165
• − Depreciation: −$4,218
• Taxable loss: −$1,797
• Est. tax savings @ 24.0%: +$431
• After-tax cash flow: $1,122/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: Rochester Community School Corporation
• NCES district ID: 1809630
• Math proficiency: 31% ▼ -4.00%
• Reading proficiency: 41% ▲ 2.00%
• Median HH income: $42,645
• Composite: 30.44/100
• National rank: #6231
• State rank: #188 of 301 in IN

Livability — Rochester

• Score: 69/100
• State rank: #206
• US rank: #9060

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rochester, IN
• County: Fulton County · 13,824 people
• City population: 13,824
• Metro: nan
• Population (ZIP): 13,824
• Household income: $61,185
• Rent vs Own: 21.3% rent · 78.7% own
• Severe rent burden: 238.0

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 19,537 people
• By 2030: 19,013 · -2.7%
• By 2040: 17,959 · -8.1%
• By 2050: 17,038 · -12.8%
• By 2075: 15,117 · -22.6%
• By 2100: 13,179 · -32.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Iranian 2% Scottish 2% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · German/W. Germanic 2% Spanish 1%

Political lean MEDSL · Fulton

• 2024 margin: Solid R (+51.2) · D 23.7% · R 74.9% · Other 1.4%
• 2008→2024 swing: -35.2pp toward R · 2008: -16.0pp · 2024: -51.2pp
• All cycles: 2024: R+51.2 2020: R+48.2 2016: R+48.4 2012: R+33.2 2008: R+16.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -85.72%
• Current HPI: 212.9033
• Rent YoY: —
• Metro: nan
• 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

+263.4% since first listed

8 events — show timeline

• 2026-06-03 Relisted — IRMLS
• 2026-05-20 Contingent — IRMLS
• 2026-04-22 Listed $145,000 IRMLS
• 2020-08-28 Sold (MLS) $52,000 IRMLS
• 2020-08-14 Listed $54,900 IRMLS
• 2015-04-21 Listing Removed — NIRA MLS as Distributed by MLS Grid
• 2015-02-09 Listed $39,900 NIRA MLS as Distributed by MLS Grid
• 2015-02-09 Listed $39,900 IRMLS

Property tax history

+2.8%/yr

Latest (2024): $960 · -0.8% YoY. Source: county tax records.