51 E Vine St · Rosedale, IN 47874

$145,500

2 bd · 1.0 ba · 1,128 sqft · SingleFamily public records · 45 Days on market

Built 1840 8,712 sqft lot Est $152k · 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).

• Appreciation +10.0/10.0
• ARV discount +9.5/15.0
• Cash flow +6.8/30.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.0/10.0

Listing remarks MLS

Take advantage of this opportunity! This move-in ready 4-bedroom 2 bath home. with large bedrooms and a fenced yard. Private entrance to a large master bedroom. Detached garage accommodates two cars or a great woodshop.

Key facts

• 8,712 sq ft lot
• 2 garage spots
• Built 1840

Property features AI

Exterior

• Parking: Detached paved garage with 2 spaces
• Utilities: Public sewer
• Home design: Single-family residence; One-story
• Construction: Frame construction with vinyl and wood siding; Shingle roof
• Exterior features: Covered porch; Patio

Interior

• Kitchen: Dishwasher; Electric range; Electric oven; Refrigerator
• Bedrooms: Total rooms: 8
• Flooring: Ceramic tile; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air; Ceiling fans
• Interior features: Gas-log fireplace (1); Crawl space basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $146k.

Deal economics

• At list price, monthly cash flow is $-228 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $113k (22.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $98k (32.4% below list).
• Recommended offer: $98k (32.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#509 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment D, amenities F.
• Southwest Parke Community School Corporation (rural): math 34% / reading 36% proficiency, ranked #195 of 301 in IN (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Rosedale Elementary School (math 42% / reading 32%, grade F, #550 of 994 statewide, top 57%, 312 students, 53% FRL); Riverton Parke Jr-Sr High School (math 23% / reading 39%, grade F, #303 of 369 statewide, top 82%, 472 students, 53% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: 17 active listings in the ZIP; 61 units permitted in Parke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Parke County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $14k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; list at $146k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1840 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,430 (32.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Built in 1840 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.68% ✗
• Cap rate: 4.41%
• Cash-on-cash: -6.71%
• DSCR: 0.70
• GRM: 12.3

CMA / ARV

• ARV (on-the-fly): $152,280
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
364 S Main St	0.16mi	2/1.0	1,224 (+8%)	1mo	$135,000	$110	78
68 S Maple St	0.20mi	2/1.0	1,200 (+6%)	7mo	$161,400	$135	74

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 19.5%
• Equity multiple: 2.59×
• Total profit: $64,742
• Equity at exit: $131,078

10-year hold

• IRR: 18.0%
• Equity multiple: 5.96×
• Total profit: $202,098
• Equity at exit: $282,674

Cash invested: $40,740 (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 47874

• Home prices YoY: 9.2%
• Active inventory: 17
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $984 medium
• Mortgage (P&I): −$763
• Tax est. 1.5%: −$182 /mo · $2,182/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $-228

Break-even live

Break-even rent $1,273

Max offer price $112,519

Occupancy floor —

Sensitivity live

Price	-10% $-127	-5% $-178	+0% $-228	+5% $-278	+10% $-328
Rent	-10% $-306	-5% $-267	+0% $-228	+5% $-189	+10% $-150
Rate	-1.0pp $-155	-0.5pp $-191	base $-228	+0.5pp $-266	+1.0pp $-304

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: $36,375
• Closing costs: $4,365
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $145,500 Active 45 DOM
2. 2026-06-19
   days on market $145,500 Active 43 DOM
3. 2026-06-18
   days on market $145,500 Active 42 DOM
4. 2026-06-17
   days on market $145,500 Active 41 DOM
5. 2026-06-16
   days on market $145,500 Active 40 DOM
6. 2026-06-15
   days on market $145,500 Active 39 DOM
7. 2026-06-14
   days on market $145,500 Active 37 DOM
8. 2026-06-13
   days on market $145,500 Active 36 DOM
9. 2026-06-10
   days on market $145,500 Active 34 DOM
10. 2026-06-09
    days on market $145,500 Active 33 DOM
11. 2026-06-08
    days on market $145,500 Active 32 DOM
12. 2026-06-07
    days on market $145,500 Active 31 DOM
13. 2026-06-03
    days on market $145,500 Active 27 DOM
14. 2026-06-02
    days on market $145,500 Active 26 DOM
15. 2026-06-01
    days on market $145,500 Active 25 DOM
16. 2026-05-31
    days on market $145,500 Active 24 DOM
17. 2026-05-30
    days on market $145,500 Active 23 DOM
18. 2026-05-19
    price $145,500
19. 2026-05-06
    listed $159,900 Active
20. 2022-09-05
    soldstatus $89,900 Closed 219-char remark

    Show marketing remark (219 chars)

    Take advantage of this opportunity! This move-in ready 4-bedroom 2 bath home. with large bedrooms and a fenced yard. Private entrance to a large master bedroom. Detached garage accommodates two cars or a great woodshop.

21. 2022-07-17
    status Pending

    Show marketing remark (219 chars)

    Take advantage of this opportunity! This move-in ready 4-bedroom 2 bath home. with large bedrooms and a fenced yard. Private entrance to a large master bedroom. Detached garage accommodates two cars or a great woodshop.

22. 2022-07-17
    status Pending 219-char remark

    Show marketing remark (219 chars)

    Take advantage of this opportunity! This move-in ready 4-bedroom 2 bath home. with large bedrooms and a fenced yard. Private entrance to a large master bedroom. Detached garage accommodates two cars or a great woodshop.

23. 2022-07-01
    status Active
24. 2022-07-01
    price $89,900
25. 2022-05-31
    historical
26. 2022-04-17
    listed $99,900
27. 2022-02-13
    listed $89,900 Active 219-char remark

    Show marketing remark (219 chars)

    Take advantage of this opportunity! This move-in ready 4-bedroom 2 bath home. with large bedrooms and a fenced yard. Private entrance to a large master bedroom. Detached garage accommodates two cars or a great woodshop.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,812
• − Mortgage interest: −$8,150
• − Property taxes: −$2,182
• − Insurance: −$728
• − Repairs & maintenance: −$945
• − Management: −$945
• − Depreciation: −$4,233
• Taxable loss: −$5,371
• Est. tax savings @ 24.0%: +$1,289
• After-tax cash flow: $-1,446/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: Southwest Parke Community School Corporation
• NCES district ID: 1810900
• Math proficiency: 34% ▼ -4.00%
• Reading proficiency: 36% ▼ -6.00%
• Median HH income: $42,288
• Composite: 29.61/100
• National rank: #6474
• State rank: #195 of 301 in IN

Livability — Rosedale

• Score: 61/100
• State rank: #509
• US rank: #18028

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rosedale, IN
• Population (ZIP): 2,950

Population outlook (Parke County) Hauer SSP2

• Today (2025): 15,937 people
• By 2030: 15,467 · -2.9%
• By 2040: 14,793 · -7.2%
• By 2050: 14,318 · -10.2%
• By 2075: 13,484 · -15.4%
• By 2100: 12,236 · -23.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Italian 4% Romanian 2% Serbian 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Parke

• 2024 margin: Solid R (+56.9) · D 20.6% · R 77.5% · Other 1.9%
• 2008→2024 swing: -42.8pp toward R · 2008: -14.1pp · 2024: -56.9pp
• All cycles: 2024: R+56.9 2020: R+55.5 2016: R+52.0 2012: R+32.6 2008: R+14.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 18.87%
• Current HPI: 225.1441
• 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

+61.8% since first listed

10 events — show timeline

• 2026-05-19 Price Changed $145,500 THAAR
• 2026-05-06 Listed $159,900 THAAR
• 2022-09-05 Sold (MLS) $89,900 MIBOR as Distributed by MLS Grid
• 2022-07-17 Pending — THAAR
• 2022-07-17 Pending — MIBOR as Distributed by MLS Grid
• 2022-07-01 Relisted — THAAR
• 2022-07-01 Price Changed $89,900 THAAR
• 2022-05-31 Delisted — THAAR
• 2022-04-17 Listed $99,900 THAAR
• 2022-02-13 Listed $89,900 MIBOR as Distributed by MLS Grid

Property tax history

+111.0%/yr

Latest (2024): $209 · -7.1% YoY. Source: county tax records.