101 E Beech St · Ambia, IN 47917

$95,000

5 bd · 2.5 ba · 2,207 sqft · SingleFamily public records · 12 Days on market

Built 1978 8,712 sqft lot

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Why this score? — see what drove the B+ 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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Spacious two-story home in Ambia offering over 2,200 finished square feet and plenty of potential! This property features 5 bedrooms and 2.5 baths, providing ample space for a variety of living needs. With its generous layout and opportunity to make it your own, this home is ready for your personal touch. Schedule your showing with your favorite Realtor today!

Key facts

• 8,712 sq ft lot
• Built 1978
• Listed 12 days

Property features AI

Exterior

• Utilities: Public water; Municipal sewer connected
• Home design: Single-family residence; Two levels
• Construction: Aluminum siding; Block and stone foundation
• Exterior features: Lot approximately 0.2 acres

Interior

• Kitchen: No appliances included
• Bedrooms: Five total bedrooms (one on the main level, four on the upper level)
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Natural gas heating with forced air; Central air conditioning
• Interior features: High ceilings; Finished basement
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $509 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).

Location & tenants

• Location reads 55/100 on livability (#625 in IN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: employment D, crime F, amenities F.
• Benton Community School Corporation (rural): math 38% / reading 43% proficiency, ranked #134 of 301 in IN (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Benton Central Jr-Sr High School (math 31% / reading 53%, grade F, #197 of 369 statewide, top 57%, 790 students, 48% FRL).
• Market conditions: 2 active listings in the ZIP.

Forward outlook

• In year one you build about $10k of equity ($657 loan paydown + $10k appreciation (10.0% local appreciation)).
• Benton County population projected at -13% 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 $27k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 12y 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.

Recommended offer $95,000

Questions for the listing agent

1. Built in 1978 — 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 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?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.47% ✓
• Cap rate: 12.73%
• Cash-on-cash: 22.97%
• DSCR: 2.02
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 41.5%
• Equity multiple: 4.16×
• Total profit: $84,159
• Equity at exit: $85,584

10-year hold

• IRR: 35.8%
• Equity multiple: 9.36×
• Total profit: $222,296
• Equity at exit: $184,564

Cash invested: $26,600 (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 47917

• Home prices YoY: 8.5%
• Active inventory: 2
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,399 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$58 /mo · $701/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $509

Break-even live

Break-even rent $755

Max offer price $95,000

Occupancy floor 59%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-05-08
   status Pending 362-char remark

   Show marketing remark (362 chars)

   Spacious two-story home in Ambia offering over 2,200 finished square feet and plenty of potential! This property features 5 bedrooms and 2.5 baths, providing ample space for a variety of living needs. With its generous layout and opportunity to make it your own, this home is ready for your personal touch. Schedule your showing with your favorite Realtor today!

2. 2026-05-08
   status Pending 362-char remark

   Show marketing remark (362 chars)

   Spacious two-story home in Ambia offering over 2,200 finished square feet and plenty of potential! This property features 5 bedrooms and 2.5 baths, providing ample space for a variety of living needs. With its generous layout and opportunity to make it your own, this home is ready for your personal touch. Schedule your showing with your favorite Realtor today!

3. 2026-04-24
   listed $95,000 Active 362-char remark

   Show marketing remark (362 chars)

   Spacious two-story home in Ambia offering over 2,200 finished square feet and plenty of potential! This property features 5 bedrooms and 2.5 baths, providing ample space for a variety of living needs. With its generous layout and opportunity to make it your own, this home is ready for your personal touch. Schedule your showing with your favorite Realtor today!

4. 2026-04-24
   listed $95,000 Active 362-char remark

   Show marketing remark (362 chars)

   Spacious two-story home in Ambia offering over 2,200 finished square feet and plenty of potential! This property features 5 bedrooms and 2.5 baths, providing ample space for a variety of living needs. With its generous layout and opportunity to make it your own, this home is ready for your personal touch. Schedule your showing with your favorite Realtor today!

5. 2024-11-01
   soldstatus $85,000 Closed

   Show marketing remark (478 chars)

   Dreamed of owning a large home? This is your chance! Two story, 5 Bedrooms, 2 full and 1 half bath. Updated kitchen, appliances included. One bedroom on main level. Separate entrance, extra area with half bath for an office, den, or craft room. Balcony upstairs to enjoy the beautiful small town USA life. Lots of flowers and mature trees on this corner lot. Fiber optic internet available for working remote. Seller welcomes inspections but property selling in As Is condition.

6. 2024-10-12
   status Pending

   Show marketing remark (478 chars)

   Dreamed of owning a large home? This is your chance! Two story, 5 Bedrooms, 2 full and 1 half bath. Updated kitchen, appliances included. One bedroom on main level. Separate entrance, extra area with half bath for an office, den, or craft room. Balcony upstairs to enjoy the beautiful small town USA life. Lots of flowers and mature trees on this corner lot. Fiber optic internet available for working remote. Seller welcomes inspections but property selling in As Is condition.

7. 2024-09-07
   listed $87,500 Active

   Show marketing remark (478 chars)

   Dreamed of owning a large home? This is your chance! Two story, 5 Bedrooms, 2 full and 1 half bath. Updated kitchen, appliances included. One bedroom on main level. Separate entrance, extra area with half bath for an office, den, or craft room. Balcony upstairs to enjoy the beautiful small town USA life. Lots of flowers and mature trees on this corner lot. Fiber optic internet available for working remote. Seller welcomes inspections but property selling in As Is condition.

8. 2023-08-28
   status Active
9. 2023-08-28
   price $87,500
10. 2023-08-04
    historical
11. 2023-08-01
    price $99,900
12. 2023-06-28
    status Active
13. 2023-06-23
    historical Active Under Contract
14. 2023-06-23
    status Active
15. 2023-06-02
    historical Active Under Contract
16. 2023-04-28
    listed $109,900 Active
17. 2014-12-18
    soldstatus $17,000
18. 2014-12-18
    soldstatus $17,000
19. 2014-07-07
    listed $20,000
20. 2012-11-15
    soldstatus $15,000

ⓘ 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: $701 · $58/mo
• Projected year-2 tax: $754 · $63/mo
• Expected delta: +$53/yr (+$4/mo · 7.6%)

ⓘ 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 ≥102°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,792
• − Mortgage interest: −$5,321
• − Property taxes: −$701
• − Insurance: −$475
• − Repairs & maintenance: −$1,343
• − Management: −$1,343
• − Depreciation: −$2,764
• Taxable income: $4,844
• Est. tax owed @ 24.0%: −$1,163
• After-tax cash flow: $4,949/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: Benton Community School Corporation
• NCES district ID: 1800480
• Math proficiency: 38% ▼ -7.00%
• Reading proficiency: 43% ▼ -7.00%
• Median HH income: $50,073
• Composite: 34.9/100
• National rank: #5076
• State rank: #134 of 301 in IN

Livability — Ambia

• Score: 55/100
• State rank: #625
• US rank: #23107

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ambia, IN
• Population (ZIP): 306

Population outlook (Benton County) Hauer SSP2

• Today (2025): 8,404 people
• By 2030: 8,234 · -2.0%
• By 2040: 7,832 · -6.8%
• By 2050: 7,337 · -12.7%
• By 2075: 6,436 · -23.4%
• By 2100: 5,139 · -38.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Hispanic / Latino 40% Two or more races 29%
• Hispanic origin (detail): Mexican 39%
• Common ancestry: Lithuanian 1% Italian 1% Slovak 1%
• Foreign-born: 9% · Canada
• Languages at home: 63% English-only · Spanish 37%

Political lean MEDSL · Benton

• 2024 margin: Solid R (+47.1) · D 25.5% · R 72.7% · Other 1.8%
• 2008→2024 swing: -30.9pp toward R · 2008: -16.3pp · 2024: -47.1pp
• All cycles: 2024: R+47.1 2020: R+48.6 2016: R+47.0 2012: R+32.7 2008: R+16.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 28.64%
• Current HPI: 364.4775
• 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

+533.3% since first listed

20 events — show timeline

• 2026-05-08 Pending — IRMLS
• 2026-05-08 Pending — MIBOR as Distributed by MLS Grid
• 2026-04-24 Listed $95,000 MIBOR as Distributed by MLS Grid
• 2026-04-24 Listed $95,000 IRMLS
• 2024-11-01 Sold (MLS) $85,000 IRMLS
• 2024-10-12 Pending — IRMLS
• 2024-09-07 Listed $87,500 IRMLS
• 2023-08-28 Relisted — IRMLS
• 2023-08-28 Price Changed $87,500 IRMLS
• 2023-08-04 Delisted — IRMLS
• 2023-08-01 Price Changed $99,900 IRMLS
• 2023-06-28 Relisted — IRMLS
• 2023-06-23 Contingent — IRMLS
• 2023-06-23 Relisted — IRMLS
• 2023-06-02 Contingent — IRMLS
• 2023-04-28 Listed $109,900 IRMLS
• 2014-12-18 Sold (Public Records) $17,000 Public Records
• 2014-12-18 Sold (MLS) $17,000 IRMLS
• 2014-07-07 Listed $20,000 IRMLS
• 2012-11-15 Sold (Public Records) $15,000 Public Records

Property tax history

+8.4%/yr

Latest (2024): $701 · +20.7% YoY. Source: county tax records.