613 E 15th St · Seymour, IN 47274

$179,000

3 bd · 1.5 ba · 1,040 sqft · SingleFamily public records · 13 Days on market

Built 1960 10,454 sqft lot $172/sqft · 7% below area Est $193k · 7% under

---

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).

• Cash flow +13.0/30.0
• ARV discount +10.8/15.0
• DSCR +3.9/10.0
• Livability +3.4/5.0
• 1% rule +2.6/10.0
• 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

Many improvements in recent years: replacement windows, kitchen cabinets/tops, light fixtures, concrete driveway and oversized concrete patio. Large fenced back yard.

Key facts

• 0.24 acre lot
• 2 garage spots
• Built 1960

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Municipal sewer connected; No solid waste service listed
• Home design: Single family residence; One level
• Construction: Aluminum siding with stone accents; Crawl space foundation
• Exterior features: Lot under 1/4 acre (0.24 acre)

Interior

• Kitchen: Gas cooktop; Dishwasher; Refrigerator; Eat-in kitchen layout
• Bedrooms: Three bedrooms (all on the main level)
• Flooring: Hardwood floors
• Bathrooms: One full bathroom (main level); One half bathroom (main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Hardwood floors; Eat-in kitchen; Living room; Dining room
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $-8 ($-100/yr) — negative.
• To cash-flow at today's rent, offer at most $178k (0.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (23.5% below list).
• Recommended offer: $137k (23.5% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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 $1k of loan paydown is wiped out by about $5k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 20y 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.
• Current owner paid $100k; list at $179k implies a 79% gain — meaningful room to come down on a strong offer.

Recommended offer $136,878 (23.5% 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. Built in 1960 — 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. 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?
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: 0.76% ✗
• Cap rate: 6.24%
• Cash-on-cash: -0.20%
• DSCR: 0.99
• GRM: 10.9

CMA / ARV

• ARV (median comp): $192,981
• List price: $179,000
• Delta: -7.24%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
422 Skaggs Ct	0.09mi	3/1.0	1,038 (-0%)	2mo	$194,900	$188	92
425 Skaggs Ct	0.09mi	3/1.0	1,010 (-3%)	1mo	$198,000	$196	88
1417 Martin Ct	0.18mi	3/2.0	1,162 (+12%)	4mo	$175,000	$151	67
1815 1/2 N Ewing St	0.65mi	3/1.0	1,056 (+2%)	0mo	$74,804	$71	65
656 Berkshire Dr	0.56mi	3/1.0	1,008 (-3%)	3mo	$193,800	$192	64
652 Berkshire Ct	0.56mi	3/1.0	1,008 (-3%)	7mo	$98,000	$97	61
650 Berkshire Ct	0.56mi	3/1.0	1,008 (-3%)	9mo	$195,000	$193	59
620 N Jackson Park Dr	0.66mi	3/1.5	1,118 (+8%)	1mo	$196,000	$175	56
737 Brookhaven Dr	0.64mi	3/1.0	925 (-11%)	2mo	$174,900	$189	48
724 Brookhaven Dr	0.64mi	3/1.0	925 (-11%)	3mo	$152,000	$164	47
318 E 6th St	0.72mi	3/2.0	1,104 (+6%)	11mo	$185,900	$168	45
611 Blish St	0.61mi	2/1.0 (-1)	1,169 (+12%)	6mo	$167,000	$143	39

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: -16.7%
• Equity multiple: 0.41×
• Total profit: $-29,604
• Equity at exit: $26,689

10-year hold

• IRR: -8.6%
• Equity multiple: 0.47×
• Total profit: $-26,743
• Equity at exit: $15,477

Cash invested: $50,120 (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: 10.9×

Monthly cashflow live

• Estimated rent: $1,369 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$76 /mo · $916/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $-8

Break-even live

Break-even rent $1,379

Max offer price $177,534

Occupancy floor 96%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-05
   statusdays on market $179,000 Pending 13 DOM
2. 2026-06-03
   status $179,000 Active 12 DOM
3. 2026-05-18
   status Pending 952-char remark
4. 2026-05-06
   listed $179,000 Active 952-char remark
5. 2012-02-09
   soldstatus $99,900
6. 2012-01-31
   soldstatus $99,900 166-char remark

   Show marketing remark (166 chars)

   Many improvements in recent years: replacement windows, kitchen cabinets/tops, light fixtures, concrete driveway and oversized concrete patio. Large fenced back yard.

7. 2012-01-31
   listed $99,900 166-char remark

   Show marketing remark (166 chars)

   Many improvements in recent years: replacement windows, kitchen cabinets/tops, light fixtures, concrete driveway and oversized concrete patio. Large fenced back yard.

8. 2007-09-13
   soldstatus $99,500

   Show marketing remark (395 chars)

   Call office for a complete list of new and improved! New windows, new kitchen cabinets, new kitchen counter top, new light fixtures, new driveway, new garage door, etc. . .The orginal wood floors have been professionally refinished. The circular floor plan allows you to move with ease throught the house. Large fenced backyard with muture trees for shade. Garage is an oversized one car garage.

9. 2007-06-22
   listed $99,900

   Show marketing remark (395 chars)

   Call office for a complete list of new and improved! New windows, new kitchen cabinets, new kitchen counter top, new light fixtures, new driveway, new garage door, etc. . .The orginal wood floors have been professionally refinished. The circular floor plan allows you to move with ease throught the house. Large fenced backyard with muture trees for shade. Garage is an oversized one car garage.

10. 2006-12-05
    soldstatus $61,450
11. 2006-10-27
    listed $62,900

ⓘ 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: $916 · $76/mo
• Projected year-2 tax: $1,219 · $102/mo
• Expected delta: +$303/yr (+$25/mo · 33.0%)

ⓘ 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 4/10 Moderate 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: $16,425
• − Mortgage interest: −$10,027
• − Property taxes: −$916
• − Insurance: −$895
• − Repairs & maintenance: −$1,314
• − Management: −$1,314
• − Depreciation: −$5,207
• Taxable loss: −$3,248
• Est. tax savings @ 24.0%: +$780
• After-tax cash flow: $680/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

+184.6% since first listed

11 events — show timeline

• 2026-06-04 Pending — MIBOR as Distributed by MLS Grid
• 2026-06-03 Relisted — MIBOR as Distributed by MLS Grid
• 2026-05-18 Pending — MIBOR as Distributed by MLS Grid
• 2026-05-06 Listed $179,000 MIBOR as Distributed by MLS Grid
• 2012-02-09 Sold (Public Records) $99,900 Public Records
• 2012-01-31 Listed $99,900 MIBOR as Distributed by MLS Grid
• 2012-01-31 Sold (MLS) $99,900 MIBOR as Distributed by MLS Grid
• 2007-09-13 Sold (MLS) $99,500 MIBOR as Distributed by MLS Grid
• 2007-06-22 Listed $99,900 MIBOR as Distributed by MLS Grid
• 2006-12-05 Sold (MLS) $61,450 MIBOR as Distributed by MLS Grid
• 2006-10-27 Listed $62,900 MIBOR as Distributed by MLS Grid

Property tax history

+6.4%/yr

Latest (2024): $916 · +14.2% YoY. Source: county tax records.