500 E 14th St · Seymour, IN 47274

$109,000

2 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 81 Days on market

Built 1950 7,100 sqft lot Est $186k · 41% 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 +24.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +5.8/10.0
• Livability +3.4/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute brick ranch. 3 beds, 1 bath, 2 car detached garage. Partial privacy fenced backyard, matching fencing to complete the yard is stored in the garage and will stay with the home. Beautiful hardwood floors! Possible 100% financing available for qualified buyers! Home warranty included with acceptable offer! Low utility bills! NO need to rent any longer!

Key facts

• Fenced yard
• Quiet street corner
• 7,100 sq ft lot

Tags

• FENCED YARD
• QUIET STREET CORNER

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $235 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $102k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 3.5% in Seymour — 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 68/100 on livability (#211 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, health & safety D, amenities F.
• Seymour Community Schools (town): math 27% / reading 33% proficiency, ranked #239 of 301 in IN (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Seymour Senior High School (math 29% / reading 55%, grade F, #197 of 369 statewide, top 57%, 1,690 students, 57% FRL).
• Zoned-school proficiency averages 42% at this address vs 30% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Seymour Community Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 245 active listings in the ZIP; 101 units permitted in Jackson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $754 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Jackson County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $102,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.08% ✓
• Cap rate: 8.87%
• Cash-on-cash: 9.22%
• DSCR: 1.41
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $186,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
422 Skaggs Ct	0.10mi	3/1.0 (+1)	1,038 (-2%)	2mo	$194,900	$188	84
425 Skaggs Ct	0.13mi	3/1.0 (+1)	1,010 (-5%)	1mo	$198,000	$196	79
1417 Martin Ct	0.09mi	3/2.0 (+1)	1,162 (+9%)	4mo	$175,000	$151	68
1815 1/2 N Ewing St	0.67mi	3/1.0 (+1)	1,056 (-1%)	0mo	$74,804	$71	62
338 Redwood Dr	0.16mi	3/1.0 (+1)	1,222 (+15%)	7mo	$184,900	$151	58
656 Berkshire Dr	0.59mi	3/1.0 (+1)	1,008 (-5%)	3mo	$193,800	$192	56
611 Blish St	0.55mi	2/1.0	1,169 (+10%)	6mo	$167,000	$143	53
652 Berkshire Ct	0.59mi	3/1.0 (+1)	1,008 (-5%)	7mo	$98,000	$97	53
650 Berkshire Ct	0.59mi	3/1.0 (+1)	1,008 (-5%)	9mo	$195,000	$193	51
620 N Jackson Park Dr	0.72mi	3/1.5 (+1)	1,118 (+5%)	1mo	$196,000	$175	50
737 Brookhaven Dr	0.64mi	3/1.0 (+1)	925 (-13%)	2mo	$174,900	$189	42
724 Brookhaven Dr	0.63mi	3/1.0 (+1)	925 (-13%)	3mo	$152,000	$164	41

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: -2.4%
• Equity multiple: 0.91×
• Total profit: $-2,746
• Equity at exit: $16,252

10-year hold

• IRR: 7.3%
• Equity multiple: 1.55×
• Total profit: $16,761
• Equity at exit: $9,424

Cash invested: $30,520 (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 47274

• Active inventory: 245
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,173 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$75 /mo · $904/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $235

Break-even live

Break-even rent $876

Max offer price $109,000

Occupancy floor 75%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2025-06-06
   status Pending
2. 2025-03-17
   listed $109,000 Active
3. 2018-06-29
   soldstatus $95,000 360-char remark

   Show marketing remark (360 chars)

   Cute brick ranch. 3 beds, 1 bath, 2 car detached garage. Partial privacy fenced backyard, matching fencing to complete the yard is stored in the garage and will stay with the home. Beautiful hardwood floors! Possible 100% financing available for qualified buyers! Home warranty included with acceptable offer! Low utility bills! NO need to rent any longer!

4. 2018-05-16
   listed $103,000 360-char remark

   Show marketing remark (360 chars)

   Cute brick ranch. 3 beds, 1 bath, 2 car detached garage. Partial privacy fenced backyard, matching fencing to complete the yard is stored in the garage and will stay with the home. Beautiful hardwood floors! Possible 100% financing available for qualified buyers! Home warranty included with acceptable offer! Low utility bills! NO need to rent any longer!

5. 2009-09-22
   soldstatus $70,000 144-char remark

   Show marketing remark (144 chars)

   Cozy three bedroom, one bath home near the golf course. Located on a quiet street on corner lot. Two car detached garage for your many projects.

6. 2009-09-22
   soldstatus $70,000

   Show marketing remark (144 chars)

   Cozy three bedroom, one bath home near the golf course. Located on a quiet street on corner lot. Two car detached garage for your many projects.

7. 2009-06-21
   listed $78,900 144-char remark

   Show marketing remark (144 chars)

   Cozy three bedroom, one bath home near the golf course. Located on a quiet street on corner lot. Two car detached garage for your many projects.

ⓘ 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: $904 · $75/mo
• Projected year-2 tax: $915 · $76/mo
• Expected delta: +$11/yr (+$1/mo · 1.3%)

ⓘ 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 4/10 Moderate 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,079
• − Mortgage interest: −$6,106
• − Property taxes: −$904
• − Insurance: −$545
• − Repairs & maintenance: −$1,126
• − Management: −$1,126
• − Depreciation: −$3,171
• Taxable income: $1,101
• Est. tax owed @ 24.0%: −$264
• After-tax cash flow: $2,550/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: Seymour Community Schools
• NCES district ID: 1810080
• Math proficiency: 27% ▼ -10.00%
• Reading proficiency: 33% ▼ -9.00%
• Median HH income: $46,122
• Composite: 25.81/100
• National rank: #7362
• State rank: #239 of 301 in IN

Livability — Seymour

• Score: 68/100
• State rank: #211
• US rank: #9328

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Seymour, IN
• County: Jackson County · 33,068 people
• City population: 33,068
• Metro: Seymour, IN
• Population (ZIP): 33,068
• Household income: $71,457
• Rent vs Own: 33.1% rent · 66.9% own
• Severe rent burden: 453.0

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 46,376 people
• By 2030: 47,344 · +2.1%
• By 2040: 48,936 · +5.5%
• By 2050: 49,738 · +7.2%
• By 2075: 50,435 · +8.8%
• By 2100: 46,321 · -0.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 18% Two or more races 12% Asian 3% Black 1% Native American 1%
• Hispanic origin (detail): Mexican 10% Puerto Rican 2%
• Common ancestry: Slovak 2% Romanian 2% Iranian 1%
• Foreign-born: 11% · Canada
• Languages at home: 85% English-only · Spanish 12% Other Asian/Pacific 2% Other Indo-European 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+55.3) · D 21.5% · R 76.8% · Other 1.7%
• 2008→2024 swing: -41.6pp toward R · 2008: -13.7pp · 2024: -55.3pp
• All cycles: 2024: R+55.3 2020: R+53.3 2016: R+51.4 2012: R+27.4 2008: R+13.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -146.47%
• Current HPI: 211.9507
• Rent YoY: —
• Metro: Seymour, IN
• 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

+38.1% since first listed

7 events — show timeline

• 2025-06-06 Pending — MIBOR as Distributed by MLS Grid
• 2025-03-17 Listed $109,000 MIBOR as Distributed by MLS Grid
• 2018-06-29 Sold (MLS) $95,000 MIBOR as Distributed by MLS Grid
• 2018-05-16 Listed $103,000 MIBOR as Distributed by MLS Grid
• 2009-09-22 Sold (Public Records) $70,000 Public Records
• 2009-09-22 Sold (MLS) $70,000 MIBOR as Distributed by MLS Grid
• 2009-06-21 Listed $78,900 MIBOR as Distributed by MLS Grid

Property tax history

+8.2%/yr

Latest (2024): $904 · -19.8% YoY. Source: county tax records.