416 S Poplar Street St · Lagrange, IN 46761

$145,000

3 bd · 1.0 ba · 1,436 sqft · SingleFamily public records · 13 Days on market

Built 1864 0.38 ac lot Est $192k · 25% under

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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 +15.6/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• Livability +3.7/5.0
• 1% rule +3.5/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investors, Handy Man, Home Owners!! Ready for some new updates and a new family to make this house a home. 3 bedroom 1 bath home on . 38 of an acre with two sheds and a oversized 2 car garage. Many possibilities close to town walking distance to shopping, dinning and all other amenities. Selling - AS-IS

Key facts

• 0.38 acre lot
• 2 garage spots
• Built 1864

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence (site-built); 2 stories
• Construction: Aluminum siding; Shingle roof; Built as a site-built home
• Exterior features: Porch; Shed(s); Level lot

Interior

• Kitchen: Electric cooktop; Oven; Dishwasher; Refrigerator
• Bedrooms: 7 total rooms (includes bedrooms and other living spaces)
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Dishwasher; Refrigerator; Electric cooktop; Oven; Gas water heater; Dryer; Water heater; Full basement
• Laundry & utility: Main level laundry; Dryer; 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 $61 ($737/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 $124k (14.6% below list).
• Recommended offer: $124k (14.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#72 in IN, #4,583 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Lakeland School Corporation (rural): math 25% / reading 34% proficiency, ranked #243 of 301 in IN (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Lakeland Primary School (318 students, 67% FRL); Lakeland Jr/Sr High School (math 21% / reading 41%, grade F, #303 of 369 statewide, top 82%, 793 students, 48% FRL).
• Market conditions: 28 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 134 units permitted in LaGrange 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.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1864 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,802 (14.6% below list)

Questions for the listing agent

1. Built in 1864 — 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: 0.85% ✗
• Cap rate: 6.80%
• Cash-on-cash: 1.82%
• DSCR: 1.08
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $192,424
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
314 E Michigan St	0.33mi	3/1.0	1,384 (-4%)	2mo	$185,000	$134	77
503 E Michigan St	0.40mi	3/1.5	1,408 (-2%)	1mo	$170,000	$121	75
207 S Poplar St	0.16mi	3/1.0	1,592 (+11%)	2mo	$185,000	$116	73
203 Fenn St St	0.21mi	2/1.5 (-1)	1,394 (-3%)	14mo	$145,000	$104	66
405 N Canal St	0.51mi	3/2.0	1,464 (+2%)	3mo	$219,000	$150	66
602 N Maple St	0.64mi	3/1.0	1,477 (+3%)	2mo	$189,000	$128	63
405 S Sherman St	0.35mi	3/1.5	1,568 (+9%)	10mo	$220,000	$140	58
508 E Michigan St	0.38mi	2/1.5 (-1)	1,514 (+5%)	12mo	$180,000	$119	56
221 N Maple St	0.50mi	3/1.0	1,248 (-13%)	9mo	$160,000	$128	48
402 N Maple St	0.54mi	3/1.5	1,260 (-12%)	7mo	$215,000	$171	46
0175 N 010 W	0.59mi	3/1.0	1,640 (+14%)	4mo	$245,000	$149	46
0225 N 020 W	0.67mi	2/2.0 (-1)	1,481 (+3%)	12mo	$330,000	$223	45

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: -13.4%
• Equity multiple: 0.52×
• Total profit: $-19,619
• Equity at exit: $21,620

10-year hold

• IRR: -4.6%
• Equity multiple: 0.70×
• Total profit: $-12,184
• 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 46761

• Home prices YoY: -20.3%
• Active inventory: 28
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,238 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$96 /mo · $1,150/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $61

Break-even live

Break-even rent $1,160

Max offer price $145,000

Occupancy floor 90%

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
104 W Michigan St Unit 1 LaGrange, IN	3.0	2.0	954	$1,250	$1.31	43d	1	0.35mi
407 N High St Lagrange, IN	3.0	1.0	1632	$1,225	$0.75	43d	1	0.51mi

Listing history 5 events

1. 2026-06-01
   status $145,000 Pending 13 DOM
2. 2026-06-01
   days on market $145,000 Active 13 DOM
3. 2026-05-31
   days on market $145,000 Active 12 DOM
4. 2026-05-31
   days on market $145,000 Active 11 DOM
5. 2026-05-19
   listed $145,000 Active

ⓘ 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: $1,150 · $96/mo
• Projected year-2 tax: $1,191 · $99/mo
• Expected delta: +$41/yr (+$3/mo · 3.6%)

ⓘ 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 2/10 Low 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,856
• − Mortgage interest: −$8,122
• − Property taxes: −$1,150
• − Insurance: −$725
• − Repairs & maintenance: −$1,188
• − Management: −$1,188
• − Depreciation: −$4,218
• Taxable loss: −$1,736
• Est. tax savings @ 24.0%: +$417
• After-tax cash flow: $1,154/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: Lakeland School Corporation
• NCES district ID: 1805520
• Math proficiency: 25% ▼ -16.00%
• Reading proficiency: 34% ▼ -6.00%
• Median HH income: $48,394
• Composite: 25.6/100
• National rank: #7417
• State rank: #243 of 301 in IN

Livability — Lagrange

• Score: 74/100
• State rank: #72
• US rank: #4583

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lagrange, IN
• County: LaGrange · 11,985 people
• Population (ZIP): 11,985
• Household income: $72,088
• Rent vs Own: 20.4% rent · 79.6% own
• Severe rent burden: 6.1

Population outlook (LaGrange County) Hauer SSP2

• Today (2025): 39,718 people
• By 2030: 40,060 · +0.9%
• By 2040: 40,333 · +1.5%
• By 2050: 39,284 · -1.1%
• By 2075: 32,100 · -19.2%
• By 2100: 21,407 · -46.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 8% Two or more races 6%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 7% Polish 6% Iranian 2%
• Foreign-born: 4% · Canada
• Languages at home: 56% English-only · German/W. Germanic 37% Spanish 7%

Political lean MEDSL · LaGrange

• 2024 margin: Solid R (+56.8) · D 20.8% · R 77.6% · Other 1.7%
• 2008→2024 swing: -35.3pp toward R · 2008: -21.5pp · 2024: -56.8pp
• All cycles: 2024: R+56.8 2020: R+54.1 2016: R+51.8 2012: R+35.8 2008: R+21.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -58.86%
• Current HPI: 231.4785
• 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

• 2026-05-19 Listed $145,000 IRMLS

Property tax history

+2.3%/yr

Latest (2024): $1,150 · +5.5% YoY. Source: county tax records.