12628 W 150 St N · Linton, IN 47441

$99,900

2 bd · 1.0 ba · 1,536 sqft · SingleFamily · 45 Days on market

Built 1982 1.25 ac lot $65/sqft · 31% below area Est $144k · 31% 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 +27.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +7.1/10.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits on this 1.2-acre property in Linton! Featuring a barn structure with interior space already sectioned into bedroom areas, this property is primed for transformation. With the groundwork started, buyers can step in and create a custom barndominium tailored to their vision. The interior will require renovation, making this an excellent project for investors or those looking to build sweat equity. Property is being sold as-is.

Key facts

• 1.25 acre lot
• Built 1982
• Listed 45 days

Property features AI

Finance

• Other: Listing courtesy of Carpenter, REALTORS-Bloomington
• Financial info: Information not provided
• HOA & community: Information not provided

Exterior

• Parking: Information not provided
• Security: Information not provided
• Utilities: Public water; Septic tank sewer
• Home design: Single-family site-built home; Residential property
• Construction: Aluminum siding; Slab foundation; Concrete perimeter foundation; 1,536 above-grade finished area
• Exterior features: Irregular-shaped lot; 1.25 acre lot

Interior

• Kitchen: Information not provided
• Bedrooms: Information not provided
• Flooring: Information not provided
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: No heating; No cooling
• Interior features: Exterior-entry basement; Total of 2 rooms
• Laundry & utility: Information not provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $301 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 5.2% in Linton — 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 71/100 on livability (#129 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Linton-Stockton School Corporation (town): math 39% / reading 45% proficiency, ranked #128 of 301 in IN (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Linton-Stockton Elementary (math 55% / reading 47%, grade C-, #262 of 994 statewide, top 27%, 702 students, 53% FRL); Linton-Stockton Middle School (math 29% / reading 42%, grade F, #162 of 330 statewide, top 49%, 312 students, 52% FRL); Linton-Stockton High School (math 17% / reading 47%, grade F, #295 of 369 statewide, top 82%, 386 students, 48% FRL).
• Market conditions: 66 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Greene County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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: 1.21% ✓
• Cap rate: 9.91%
• Cash-on-cash: 12.91%
• DSCR: 1.57
• GRM: 6.9

CMA / ARV

• ARV (median comp): $144,183
• List price: $99,900
• Delta: -30.71%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
00 W Echles Ave	0.52mi	3/2.0 (+1)	1,500 (-2%)	5mo	$250,000	$167	59
489 NW K St	0.42mi	3/2.0 (+1)	1,512 (-2%)	19mo	$265,000	$175	53
460 NW j St	0.43mi	3/2.0 (+1)	1,508 (-2%)	21mo	$240,000	$159	50
1122 NW C St	0.61mi	3/2.0 (+1)	1,448 (-6%)	14mo	$151,700	$105	42
729 NW 2nd St	0.65mi	3/2.0 (+1)	1,376 (-10%)	11mo	$160,825	$117	34

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: 2.8%
• Equity multiple: 1.11×
• Total profit: $2,974
• Equity at exit: $14,895

10-year hold

• IRR: 12.3%
• Equity multiple: 1.97×
• Total profit: $27,254
• Equity at exit: $8,638

Cash invested: $27,972 (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 47441

• Home prices YoY: -31.3%
• Active inventory: 66
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,209 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$89 /mo · $1,066/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $301

Break-even live

Break-even rent $828

Max offer price $99,900

Occupancy floor 70%

Sensitivity live

Price	-10% $357	-5% $329	+0% $301	+5% $273	+10% $244
Rent	-10% $205	-5% $253	+0% $301	+5% $349	+10% $396
Rate	-1.0pp $351	-0.5pp $326	base $301	+0.5pp $275	+1.0pp $249

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $99,900 Active 45 DOM
2. 2026-06-18
   days on market $99,900 Active 43 DOM
3. 2026-06-17
   days on market $99,900 Active 42 DOM
4. 2026-06-16
   days on market $99,900 Active 41 DOM
5. 2026-06-15
   days on market $99,900 Active 40 DOM
6. 2026-06-13
   days on market $99,900 Active 38 DOM
7. 2026-06-12
   days on market $99,900 Active 37 DOM
8. 2026-06-09
   days on market $99,900 Active 34 DOM
9. 2026-06-08
   days on market $99,900 Active 33 DOM
10. 2026-06-07
    days on market $99,900 Active 32 DOM
11. 2026-06-07
    days on market $99,900 Active 31 DOM
12. 2026-06-04
    days on market $99,900 Active 28 DOM
13. 2026-06-02
    days on market $99,900 Active 27 DOM
14. 2026-06-01
    days on market $99,900 Active 26 DOM
15. 2026-05-31
    days on market $99,900 Active 25 DOM
16. 2026-05-31
    days on market $99,900 Active 24 DOM
17. 2026-05-06
    listed $99,900 Active 446-char remark

ⓘ 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: $1,066 · $89/mo
• Projected year-2 tax: $1,066 · $89/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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°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: $14,511
• − Mortgage interest: −$5,596
• − Property taxes: −$1,066
• − Insurance: −$500
• − Repairs & maintenance: −$1,161
• − Management: −$1,161
• − Depreciation: −$2,906
• Taxable income: $2,121
• Est. tax owed @ 24.0%: −$509
• After-tax cash flow: $3,102/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: Linton-Stockton School Corporation
• NCES district ID: 1805910
• Math proficiency: 39% ▼ -6.00%
• Reading proficiency: 45% ▼ -5.00%
• Median HH income: $40,257
• Composite: 35.2/100
• National rank: #4990
• State rank: #128 of 301 in IN

Livability — Linton

• Score: 71/100
• State rank: #129
• US rank: #6717

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 8,755
• Population (ZIP): 8,755

Population outlook (Greene County) Hauer SSP2

• Today (2025): 30,724 people
• By 2030: 29,506 · -4.0%
• By 2040: 26,744 · -13.0%
• By 2050: 23,879 · -22.3%
• By 2075: 18,341 · -40.3%
• By 2100: 13,976 · -54.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Lithuanian 7% Slovak 2% Iranian 1%
• Foreign-born: 1% · Canada

Political lean MEDSL · Greene

• 2024 margin: Solid R (+53.7) · D 22.4% · R 76.1% · Other 1.6%
• 2008→2024 swing: -39.2pp toward R · 2008: -14.5pp · 2024: -53.7pp
• All cycles: 2024: R+53.7 2020: R+52.2 2016: R+53.4 2012: R+31.4 2008: R+14.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -87.46%
• Current HPI: 191.9718
• 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

• 2026-05-06 Listed $99,900 IRMLS

Property tax history

+14.2%/yr

Latest (2025): $1,066 · -8.1% YoY. Source: county tax records.