205 Roosevelt St · Paoli, IN 47454

$119,500

3 bd · 1.0 ba · 2,426 sqft · SingleFamily public records · 34 Days on market

Built 1995 Est $182k · 34% under

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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 +24.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• Appreciation +6.2/10.0
• 1% rule +5.8/10.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

3 Beds | 1 Bath | Approx. 1,200 Sqft Asking Price: $119,500 ARV: ~$210,000 Great opportunity for a homeowner looking to add their own finishing touches or an investor seeking solid upside potential. This 3-bedroom home offers a functional layout, good square footage, and major system updates already completed. Recent updates include: & acirc; & euro; & cent; New Roof (2023) & acirc; & euro; & cent; New HVAC (2023) Property needs light to moderate rehab and has plenty of potential to become a great primary residence or rental property. Located in a quiet area with strong value-add opportunity. For interested buyers or to schedule a walk-through, call/text (502) 50

Key facts

• New hvac
• New roof
• Built 1995

Tags

• NEW ROOF
• NEW HVAC

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $233 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 4.0% in Paoli — 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 62/100 on livability (#471 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety C-, amenities F, commute F.
• Paoli Community School Corporation (town): math 28% / reading 42% proficiency, ranked #200 of 301 in IN (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Throop Elementary School (math 36% / reading 36%, grade F, #577 of 994 statewide, top 59%, 712 students, 61% FRL); Paoli Jr & Sr High School (math 19% / reading 50%, grade F, #270 of 369 statewide, top 77%, 561 students, 55% FRL).
• Market conditions: 64 active listings in the ZIP; 54 units permitted in Orange County in 2024 (40 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($826 loan paydown + $3k appreciation (2.4% local appreciation)).
• Orange County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.4% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,915 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.08% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.36%
• DSCR: 1.37
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $181,950
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
363 N Bennett St	0.44mi	3/2.0	2,642 (+9%)	3mo	$198,000	$75	58

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

Projected returns pro-forma

2.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.7%
• Equity multiple: 1.75×
• Total profit: $25,230
• Equity at exit: $49,466

10-year hold

• IRR: 16.0%
• Equity multiple: 3.22×
• Total profit: $74,139
• Equity at exit: $73,068

Cash invested: $33,460 (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 47454

• Home prices YoY: 1.1%
• Active inventory: 64
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,290 medium
• Mortgage (P&I): −$627
• Tax from tax record: −$110 /mo · $1,316/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $233

Break-even live

Break-even rent $995

Max offer price $119,500

Occupancy floor 77%

Sensitivity live

Price	-10% $301	-5% $267	+0% $233	+5% $199	+10% $166
Rent	-10% $131	-5% $182	+0% $233	+5% $284	+10% $335
Rate	-1.0pp $293	-0.5pp $264	base $233	+0.5pp $202	+1.0pp $171

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: $29,875
• Closing costs: $3,585
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-22
   days on market $119,500 Active 34 DOM
2. 2026-06-21
   days on market $119,500 Active 33 DOM
3. 2026-06-21
   days on market $119,500 Active 32 DOM
4. 2026-06-18
   days on market $119,500 Active 30 DOM
5. 2026-06-17
   days on market $119,500 Active 29 DOM
6. 2026-06-16
   days on market $119,500 Active 28 DOM
7. 2026-06-15
   days on market $119,500 Active 27 DOM
8. 2026-06-13
   days on market $119,500 Active 25 DOM
9. 2026-06-12
   days on market $119,500 Active 24 DOM
10. 2026-06-09
    days on market $119,500 Active 21 DOM
11. 2026-06-08
    days on market $119,500 Active 20 DOM
12. 2026-06-07
    days on market $119,500 Active 19 DOM
13. 2026-06-07
    days on market $119,500 Active 18 DOM
14. 2026-06-04
    days on market $119,500 Active 15 DOM
15. 2026-06-02
    days on market $119,500 Active 14 DOM
16. 2026-06-01
    days on market $119,500 Active 13 DOM
17. 2026-05-31
    days on market $119,500 Active 12 DOM
18. 2026-05-31
    days on market $119,500 Active 11 DOM
19. 2026-05-19
    listed $119,500 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: $1,316 · $110/mo
• Projected year-2 tax: $1,316 · $110/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $15,482
• − Mortgage interest: −$6,694
• − Property taxes: −$1,316
• − Insurance: −$598
• − Repairs & maintenance: −$1,239
• − Management: −$1,239
• − Depreciation: −$3,476
• Taxable income: $922
• Est. tax owed @ 24.0%: −$221
• After-tax cash flow: $2,577/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: Paoli Community School Corporation
• NCES district ID: 1808640
• Math proficiency: 28% ▼ -14.00%
• Reading proficiency: 42% ▼ -5.00%
• Median HH income: $38,333
• Composite: 29.18/100
• National rank: #6571
• State rank: #200 of 301 in IN

Livability — Paoli

• Score: 62/100
• State rank: #471
• US rank: #16678

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Paoli, IN
• Population (ZIP): 7,529

Population outlook (Orange County) Hauer SSP2

• Today (2025): 18,948 people
• By 2030: 18,479 · -2.5%
• By 2040: 17,387 · -8.2%
• By 2050: 16,301 · -14.0%
• By 2075: 14,361 · -24.2%
• By 2100: 12,594 · -33.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 8% Hispanic / Latino 2%
• Common ancestry: Italian 4% Slovak 2% Iranian 1%
• Foreign-born: 0% · Canada

Political lean MEDSL · Orange

• 2024 margin: Solid R (+52.1) · D 23.1% · R 75.3% · Other 1.6%
• 2008→2024 swing: -38.0pp toward R · 2008: -14.2pp · 2024: -52.1pp
• All cycles: 2024: R+52.1 2020: R+47.6 2016: R+45.8 2012: R+21.6 2008: R+14.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.36%
• Current HPI: 207.3937
• 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 $119,500 FSBO.com

Property tax history

+7.3%/yr

Latest (2024): $1,316 · +11.6% YoY. Source: county tax records.