100 N College St · Colfax, IN 46035

$112,500

4 bd · 2.0 ba · 2,563 sqft · SingleFamily public records · 32 Days on market

Built 1950 7,200 sqft lot

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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 +27.2/30.0
• Appreciation +10.0/10.0
• DSCR +9.5/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

PRICED TO SELL QUICKLY IN URBAN COLFAX COMMUNITY!!!...Covered wood porch, 2 car block garage and bonus room which could be 4th bedroom...Newer Propane fired furnace with CA...GREAT BUY!!!...........SPECIAL DETAILS...........

Key facts

• 7,200 sq ft lot
• 2 garage spots
• Built 1950

Property features AI

Exterior

• Parking: Detached 2-car garage (approximately 624 sq ft)
• Utilities: Public water; Municipal sewer connection; Solid waste service available
• Home design: Single-family residence; Two levels
• Construction: Wood siding; Brick/mortar foundation
• Exterior features: Property on approximately 0.17 acre

Interior

• Kitchen: Dishwasher; Electric oven
• Bedrooms: Three bedrooms on the upper level
• Bathrooms: Two full bathrooms (one on main level, one on upper level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Attic access; Finished basement
• Laundry & utility: Main level laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $112k.

Deal economics

• At list price, monthly cash flow is $323 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $112k).
• Recommended offer: $109k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#128 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, amenities F, commute F.
• Clinton Prairie School Corporation (rural): math 35% / reading 41% proficiency, ranked #149 of 301 in IN (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Clinton Prairie Elementary School (math 47% / reading 39%, grade F, #417 of 994 statewide, top 43%, 663 students, 50% FRL); Clinton Prairie Jr-Sr High School (math 19% / reading 42%, grade F, #305 of 369 statewide, top 83%, 530 students, 42% FRL) — zoned schools average 46% FRL vs 31% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 7 active listings in the ZIP; 59 units permitted in Clinton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($778 loan paydown + $11k appreciation (10.0% local appreciation)).
• Clinton County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 18y ago; this cycle's ask has dropped $12k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $26k; list at $112k implies a 337% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $109,125 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.29% ✓
• Cap rate: 9.74%
• Cash-on-cash: 12.31%
• DSCR: 1.55
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $310,123
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
604 W Franklin St	0.15mi	4/3.0	2,428 (-5%)	9mo	$295,000	$121	73
209 N Oakland St	0.19mi	3/1.5 (-1)	2,778 (+8%)	13mo	$220,000	$79	60

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: 33.3%
• Equity multiple: 3.60×
• Total profit: $81,899
• Equity at exit: $101,349

10-year hold

• IRR: 28.8%
• Equity multiple: 8.15×
• Total profit: $225,096
• Equity at exit: $218,563

Cash invested: $31,500 (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 46035

• Home prices YoY: 7.1%
• Active inventory: 7
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,451 medium
• Mortgage (P&I): −$590
• Tax from tax record: −$186 /mo · $2,237/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $323

Break-even live

Break-even rent $1,042

Max offer price $112,500

Occupancy floor 73%

Sensitivity live

Price	-10% $387	-5% $355	+0% $323	+5% $291	+10% $259
Rent	-10% $208	-5% $266	+0% $323	+5% $380	+10% $438
Rate	-1.0pp $380	-0.5pp $352	base $323	+0.5pp $294	+1.0pp $264

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: $28,125
• Closing costs: $3,375
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $112,500 Active 32 DOM
2. 2026-06-19
   days on market $112,500 Active 30 DOM
3. 2026-06-18
   price $112,500 Active 29 DOM
4. 2026-06-18
   days on market $118,900 Active 29 DOM
5. 2026-06-17
   days on market $118,900 Active 28 DOM
6. 2026-06-16
   days on market $118,900 Active 27 DOM
7. 2026-06-15
   days on market $118,900 Active 26 DOM
8. 2026-06-14
   days on market $118,900 Active 24 DOM
9. 2026-06-13
   days on market $118,900 Active 23 DOM
10. 2026-06-10
    days on market $118,900 Active 21 DOM
11. 2026-06-09
    days on market $118,900 Active 20 DOM
12. 2026-06-08
    days on market $118,900 Active 19 DOM
13. 2026-06-07
    pricedays on market $118,900 Active 18 DOM
14. 2026-06-03
    days on market $124,900 Active 14 DOM
15. 2026-06-02
    days on market $124,900 Active 13 DOM
16. 2026-06-01
    days on market $124,900 Active 12 DOM
17. 2026-05-31
    days on market $124,900 Active 11 DOM
18. 2026-05-30
    days on market $124,900 Active 10 DOM
19. 2026-05-20
    listed $124,900 Active
20. 2008-05-16
    soldstatus $25,750 224-char remark

    Show marketing remark (224 chars)

    PRICED TO SELL QUICKLY IN URBAN COLFAX COMMUNITY!!!...Covered wood porch, 2 car block garage and bonus room which could be 4th bedroom...Newer Propane fired furnace with CA...GREAT BUY!!!...........SPECIAL DETAILS...........

21. 2008-02-14
    listed $29,900 224-char remark

    Show marketing remark (224 chars)

    PRICED TO SELL QUICKLY IN URBAN COLFAX COMMUNITY!!!...Covered wood porch, 2 car block garage and bonus room which could be 4th bedroom...Newer Propane fired furnace with CA...GREAT BUY!!!...........SPECIAL DETAILS...........

ⓘ 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: $2,237 · $186/mo
• Projected year-2 tax: $2,237 · $186/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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,413
• − Mortgage interest: −$6,302
• − Property taxes: −$2,237
• − Insurance: −$562
• − Repairs & maintenance: −$1,393
• − Management: −$1,393
• − Depreciation: −$3,273
• Taxable income: $2,253
• Est. tax owed @ 24.0%: −$541
• After-tax cash flow: $3,336/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: Clinton Prairie School Corporation
• NCES district ID: 1802160
• Math proficiency: 35% ▼ -5.00%
• Reading proficiency: 41% ▬ 0.00%
• Median HH income: $58,334
• Composite: 33.61/100
• National rank: #5408
• State rank: #149 of 301 in IN

Livability — Colfax

• Score: 71/100
• State rank: #128
• US rank: #6701

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Colfax, IN
• Population (ZIP): 1,317

Population outlook (Clinton County) Hauer SSP2

• Today (2025): 31,197 people
• By 2030: 30,257 · -3.0%
• By 2040: 28,383 · -9.0%
• By 2050: 26,644 · -14.6%
• By 2075: 23,858 · -23.5%
• By 2100: 22,236 · -28.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Romanian 8% Slovak 3% Iranian 1%

Political lean MEDSL · Clinton

• 2024 margin: Solid R (+48.0) · D 25.2% · R 73.2% · Other 1.6%
• 2008→2024 swing: -35.0pp toward R · 2008: -13.0pp · 2024: -48.0pp
• All cycles: 2024: R+48.0 2020: R+46.1 2016: R+48.0 2012: R+30.7 2008: R+13.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 19.26%
• Current HPI: 292.0896
• 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

+276.3% since first listed

5 events — show timeline

• 2026-06-18 Price Changed $112,500 MIBOR as Distributed by MLS Grid
• 2026-06-04 Price Changed $118,900 MIBOR as Distributed by MLS Grid
• 2026-05-20 Listed $124,900 MIBOR as Distributed by MLS Grid
• 2008-05-16 Sold (MLS) $25,750 MIBOR as Distributed by MLS Grid
• 2008-02-14 Listed $29,900 MIBOR as Distributed by MLS Grid

Property tax history

+50.8%/yr

Latest (2024): $2,237 · +0.0% YoY. Source: county tax records.