811 W Laurel St · Seymour, IN 47274

$127,500

2 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 58 Days on market

Built 1900 3,600 sqft lot $118/sqft · 24% below area Est $167k · 24% under ↓ 7% since listing

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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 +19.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +4.2/10.0
• 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

Welcome home to a 2-bedroom, 2 full bath property that blends comfort, functionality, and a place to call your very own! Step inside to discover a flexible layout featuring two separate living rooms, perfect for entertaining, relaxing, or creating a dedicated office or hobby space. Enjoy outdoor living with a spacious open patio at the rear of the home, ideal for gatherings, grilling, or simply unwinding. A covered front porch adds a cozy spot to start your mornings. Convenience is key with parking available both in the front and in the back via alley access. Recent updates include a brand-new roof and select plumbing improvements, offering added peace of mind. The large crawl space provides ample storage possibilities. Immediate possession available at closing, this home is ready for its next owner to make it their own and unlock its full potential!

Key facts

• Covered front porch
• Spacious open patio
• Large crawl space

Tags

• TWO SEPARATE LIVING ROOMS
• SPACIOUS OPEN PATIO
• COVERED FRONT PORCH
• BRAND-NEW ROOF
• SELECT PLUMBING IMPROVEMENTS
• LARGE CRAWL SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $141 ($2k/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 $117k (7.9% below list).
• Recommended offer: $117k (7.9% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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: schools C-, employment D+, health & safety D.
• 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.
• 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 $882 of loan paydown is wiped out by about $4k 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 58 days — a 3% lower offer ($124k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,403 (7.9% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.92% ✗
• Cap rate: 7.62%
• Cash-on-cash: 4.73%
• DSCR: 1.21
• GRM: 9.1

CMA / ARV

• ARV (median comp): $166,941
• List price: $127,500
• Delta: -23.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
519 S Beech St	0.12mi	2/1.0	1,113 (+3%)	3mo	$179,900	$162	87
313 Jackson St	0.41mi	2/1.0	1,104 (+2%)	2mo	$172,000	$156	76
201 Lee Blvd	0.32mi	2/1.0	1,032 (-4%)	3mo	$160,000	$155	75
314 N Elm St	0.39mi	2/1.0	980 (-9%)	2mo	$133,000	$136	65
705 S Pine St	0.24mi	3/1.0 (+1)	1,223 (+13%)	3mo	$75,000	$61	59
1000 Gaiser Dr	0.64mi	3/1.0 (+1)	1,124 (+4%)	2mo	$209,000	$186	57
807 S Poplar St	0.35mi	3/2.0 (+1)	1,220 (+13%)	2mo	$209,900	$172	51
110 Windhorst Ct	0.60mi	3/1.5 (+1)	1,152 (+7%)	4mo	$65,000	$56	51
140 W Harrison Dr	0.73mi	3/1.0 (+1)	1,120 (+4%)	7mo	$119,000	$106	49
306 E Brown St	0.75mi	3/1.0 (+1)	1,025 (-5%)	21mo	$144,000	$140	34
652 S Vine St	0.74mi	2/1.0	960 (-11%)	20mo	$129,900	$135	31
302 E Brown St	0.74mi	3/1.0 (+1)	1,232 (+14%)	19mo	$179,500	$146	22

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: -9.0%
• Equity multiple: 0.67×
• Total profit: $-11,737
• Equity at exit: $19,011

10-year hold

• IRR: 0.5%
• Equity multiple: 1.03×
• Total profit: $1,158
• Equity at exit: $11,024

Cash invested: $35,700 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,174 medium
• Mortgage (P&I): −$669
• Tax from tax record: −$65 /mo · $780/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $141

Break-even live

Break-even rent $996

Max offer price $127,500

Occupancy floor 83%

Sensitivity live

Price	-10% $213	-5% $177	+0% $141	+5% $105	+10% $69
Rent	-10% $48	-5% $94	+0% $141	+5% $187	+10% $233
Rate	-1.0pp $205	-0.5pp $173	base $141	+0.5pp $108	+1.0pp $74

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: $31,875
• Closing costs: $3,825
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $127,500 Active 58 DOM
2. 2026-06-18
   days on market $127,500 Active 57 DOM
3. 2026-06-17
   days on market $127,500 Active 56 DOM
4. 2026-06-16
   days on market $127,500 Active 55 DOM
5. 2026-06-15
   days on market $127,500 Active 54 DOM
6. 2026-06-14
   days on market $127,500 Active 52 DOM
7. 2026-06-13
   pricedays on market $127,500 Active 51 DOM
8. 2026-06-10
   days on market $134,900 Active 49 DOM
9. 2026-06-09
   days on market $134,900 Active 48 DOM
10. 2026-06-08
    days on market $134,900 Active 47 DOM
11. 2026-06-07
    days on market $134,900 Active 46 DOM
12. 2026-06-05
    days on market $134,900 Active 43 DOM
13. 2026-06-03
    days on market $134,900 Active 42 DOM
14. 2026-06-02
    days on market $134,900 Active 41 DOM
15. 2026-06-01
    days on market $134,900 Active 40 DOM
16. 2026-05-31
    days on market $134,900 Active 39 DOM
17. 2026-05-30
    days on market $134,900 Active 38 DOM
18. 2026-05-08
    price $134,900 865-char remark

    Show marketing remark (865 chars)

    Welcome home to a 2-bedroom, 2 full bath property that blends comfort, functionality, and a place to call your very own! Step inside to discover a flexible layout featuring two separate living rooms, perfect for entertaining, relaxing, or creating a dedicated office or hobby space. Enjoy outdoor living with a spacious open patio at the rear of the home, ideal for gatherings, grilling, or simply unwinding. A covered front porch adds a cozy spot to start your mornings. Convenience is key with parking available both in the front and in the back via alley access. Recent updates include a brand-new roof and select plumbing improvements, offering added peace of mind. The large crawl space provides ample storage possibilities. Immediate possession available at closing, this home is ready for its next owner to make it their own and unlock its full potential!

19. 2026-05-01
    price $139,900 865-char remark

    Show marketing remark (865 chars)

    Welcome home to a 2-bedroom, 2 full bath property that blends comfort, functionality, and a place to call your very own! Step inside to discover a flexible layout featuring two separate living rooms, perfect for entertaining, relaxing, or creating a dedicated office or hobby space. Enjoy outdoor living with a spacious open patio at the rear of the home, ideal for gatherings, grilling, or simply unwinding. A covered front porch adds a cozy spot to start your mornings. Convenience is key with parking available both in the front and in the back via alley access. Recent updates include a brand-new roof and select plumbing improvements, offering added peace of mind. The large crawl space provides ample storage possibilities. Immediate possession available at closing, this home is ready for its next owner to make it their own and unlock its full potential!

20. 2026-04-20
    listed $145,000 Active 865-char remark

    Show marketing remark (865 chars)

    Welcome home to a 2-bedroom, 2 full bath property that blends comfort, functionality, and a place to call your very own! Step inside to discover a flexible layout featuring two separate living rooms, perfect for entertaining, relaxing, or creating a dedicated office or hobby space. Enjoy outdoor living with a spacious open patio at the rear of the home, ideal for gatherings, grilling, or simply unwinding. A covered front porch adds a cozy spot to start your mornings. Convenience is key with parking available both in the front and in the back via alley access. Recent updates include a brand-new roof and select plumbing improvements, offering added peace of mind. The large crawl space provides ample storage possibilities. Immediate possession available at closing, this home is ready for its next owner to make it their own and unlock its full potential!

ⓘ 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: $780 · $65/mo
• Projected year-2 tax: $932 · $78/mo
• Expected delta: +$152/yr (+$13/mo · 19.5%)

ⓘ 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 5/10 Major 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $14,088
• − Mortgage interest: −$7,142
• − Property taxes: −$780
• − Insurance: −$638
• − Repairs & maintenance: −$1,127
• − Management: −$1,127
• − Depreciation: −$3,709
• Taxable loss: −$434
• Est. tax savings @ 24.0%: +$104
• After-tax cash flow: $1,793/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

-7.0% since first listed

3 events — show timeline

• 2026-05-08 Price Changed $134,900 MIBOR as Distributed by MLS Grid
• 2026-05-01 Price Changed $139,900 MIBOR as Distributed by MLS Grid
• 2026-04-20 Listed $145,000 MIBOR as Distributed by MLS Grid

Property tax history

+2.2%/yr

Latest (2024): $780 · -13.9% YoY. Source: county tax records.