10520 W SR 32 · Yorktown, IN 47396

$225,000

3 bd · 2.0 ba · 1,356 sqft · SingleFamily public records · 7 Days on market

Built 1966 0.33 ac lot $166/sqft · 78% above area Est $215k · at est.

---

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 +17.1/30.0
• ARV discount +5.4/15.0
• DSCR +5.3/10.0
• Schools +4.3/10.0
• Livability +3.7/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Recently updated ranch with walkout basement. Home has two bedrooms one bath on the main level and one bedroom a full bath in the basement. Home has a very private backyard with no neighbors. There is new flooring throughout the main level and paint. Some new interior doors. All these please in Yorktown schools.

Key facts

• Walkout basement
• Gas log fireplace
• Built-in wall oven

Tags

• WALKOUT BASEMENT
• GAS LOG FIREPLACE
• BUILT-IN WALL OVEN
• WOOD-BURNING FIREPLACE
• MULTIPLE CLOSETS
• UTILITY SINK

Property features AI

Finance

• Other: Zoned F (Farming Zone)

Exterior

• Parking: Off-street parking
• Utilities: Private well water; Septic tank sewer
• Home design: Single-family site-built home; One story
• Construction: Brick and vinyl siding construction
• Exterior features: Shingle roof; No fencing; Shed on the property; Sloped, wooded lot

Interior

• Kitchen: Dishwasher; Gas cooktop; Oven; Exhaust fan
• Bedrooms: Total of 10 rooms (bedrooms included) — main-level bedroom count not specified
• Flooring: Hardwood flooring; Carpet
• Bathrooms: Two full bathrooms; One bathroom on the main level
• Heating & cooling: Hot water heating; Central air conditioning
• Interior features: Two fireplaces located in the family room and living room; Finished full walk-out basement
• Laundry & utility: Laundry in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $158 ($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 $188k (16.6% below list).
• Recommended offer: $188k (16.6% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 3.4% 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 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: 46 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 171 units permitted in Delaware County in 2024 (57 in 5+ unit buildings).

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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 18y 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 $166k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $187,571 (16.6% below list)

Questions for the listing agent

1. Built in 1966 — 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 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?
4. 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?
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: 0.83% ✗
• Cap rate: 7.14%
• Cash-on-cash: 3.01%
• DSCR: 1.13
• GRM: 10.0

CMA / ARV

• ARV (median comp): $214,835
• List price: $225,000
• Delta: 4.73%
• Verdict: FAIR
• Comps: 18 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9508 W Arch St	0.64mi	3/1.0	1,280 (-6%)	22mo	$65,000	$51	38

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: -11.6%
• Equity multiple: 0.58×
• Total profit: $-26,498
• Equity at exit: $33,548

10-year hold

• IRR: -2.5%
• Equity multiple: 0.83×
• Total profit: $-10,563
• Equity at exit: $19,454

Cash invested: $63,000 (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 47396

• Home prices YoY: -14.6%
• Active inventory: 46
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,876 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$50 /mo · $599/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $158

Break-even live

Break-even rent $1,675

Max offer price $225,000

Occupancy floor 87%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9860 W Smith St Yorktown, IN	2.0–3.0	1.0–2.0	1526	$2,715	$1.78	44d	2	0.49mi
2317 S Marsh Ave Unit 2 Bedroom Yorktown, IN	2.0	1.0	1000	$835	$0.83	44d	1	0.55mi
3001 S Broadway St Yorktown, IN	3.0	1.5	1678	$1,725	$1.03	44d	1	1.04mi

Listing history 7 events

1. 2026-05-15
   listed $225,000 Active 628-char remark
2. 2021-11-03
   soldstatus $165,900 317-char remark

   Show marketing remark (317 chars)

   Recently updated ranch with walkout basement. Home has two bedrooms one bath on the main level and one bedroom a full bath in the basement. Home has a very private backyard with no neighbors. There is new flooring throughout the main level and paint. Some new interior doors. All these please in Yorktown schools.

3. 2021-08-15
   listed $174,000 317-char remark

   Show marketing remark (317 chars)

   Recently updated ranch with walkout basement. Home has two bedrooms one bath on the main level and one bedroom a full bath in the basement. Home has a very private backyard with no neighbors. There is new flooring throughout the main level and paint. Some new interior doors. All these please in Yorktown schools.

4. 2016-04-26
   soldstatus $89,900

   Show marketing remark (981 chars)

   Country setting for this single story with a walkout basement brick and vinyl home! Upstairs includes large living room with gas log fireplace, kitchen with eat-in area and built-in wall oven, dining room, two bedrooms and hall 4-piece bath. Walk out basement includes large family room with wood burning fireplace, large bedroom with lots of closets, mechanical/laundry room, laundry sink area, storage room and 3-piece bath. All appliances INCLUDED BUT NOT WARRANTIES! Natural gas hot water heat with central air. Lots of storage in this home that includes a 12' x 16' storage barn with loft at end of driveway. Vinyl replacement windows throughout. Sellers report well located on west side of home with septic system located in rear of home. Covered patio & porch off of the dining room area. Sellers report average utility costs for gas & electric are $150/mo. NOTE: Sellers have not used either fireplaces and suggest both be inspected for integrity and operation.

5. 2016-03-11
   listed $89,900

   Show marketing remark (981 chars)

   Country setting for this single story with a walkout basement brick and vinyl home! Upstairs includes large living room with gas log fireplace, kitchen with eat-in area and built-in wall oven, dining room, two bedrooms and hall 4-piece bath. Walk out basement includes large family room with wood burning fireplace, large bedroom with lots of closets, mechanical/laundry room, laundry sink area, storage room and 3-piece bath. All appliances INCLUDED BUT NOT WARRANTIES! Natural gas hot water heat with central air. Lots of storage in this home that includes a 12' x 16' storage barn with loft at end of driveway. Vinyl replacement windows throughout. Sellers report well located on west side of home with septic system located in rear of home. Covered patio & porch off of the dining room area. Sellers report average utility costs for gas & electric are $150/mo. NOTE: Sellers have not used either fireplaces and suggest both be inspected for integrity and operation.

6. 2008-12-04
   soldstatus $75,000
7. 2008-10-14
   listed $89,900

ⓘ 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: $599 · $50/mo
• Projected year-2 tax: $1,256 · $105/mo
• Expected delta: +$657/yr (+$55/mo · 109.6%)

ⓘ 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: $22,509
• − Mortgage interest: −$12,603
• − Property taxes: −$599
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,801
• − Management: −$1,801
• − Depreciation: −$6,545
• Taxable loss: −$1,966
• Est. tax savings @ 24.0%: +$472
• After-tax cash flow: $2,370/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
• City population: 7,808
• Population (ZIP): 7,808

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 (95%)
• Race & ethnicity: White 95% Two or more races 3% Asian 2%
• Common ancestry: Italian 4% Slovak 3% Romanian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Other Indo-European 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: ▼ -35.12%
• Current HPI: 205.7559
• 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

+150.3% since first listed

8 events — show timeline

• 2026-05-22 Pending — IRMLS
• 2026-05-15 Listed $225,000 IRMLS
• 2021-11-03 Sold (MLS) $165,900 MIBOR as Distributed by MLS Grid
• 2021-08-15 Listed $174,000 MIBOR as Distributed by MLS Grid
• 2016-04-26 Sold (MLS) $89,900 IRMLS
• 2016-03-11 Listed $89,900 IRMLS
• 2008-12-04 Sold (MLS) $75,000 MIBOR as Distributed by MLS Grid
• 2008-10-14 Listed $89,900 MIBOR as Distributed by MLS Grid

Property tax history

+1.6%/yr

Latest (2024): $599 · +4.7% YoY. Source: county tax records.