320 N Sycamore St · Osgood, IN 47037

$115,000

4 bd · 1.0 ba · 2,072 sqft · SingleFamily public records · 28 Days on market

Built 1865 6,098 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 +26.0/30.0
• Appreciation +10.0/10.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This home offers large family room, bonus room and unfinished attic, lots of storage, vinyl siding and windows, oversized 2 car detached garage.Property is sold "AS-IS" including any existing appliances, plumbing, heating and air conditioning and electrical systems.

Key facts

• Metal roof
• 6,098 sq ft lot
• Built 1865

Tags

• METAL ROOF

Property features AI

Exterior

• Parking: Gravel off-street parking
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; Two-story
• Construction: Vinyl siding
• Exterior features: Metal roof; Lot dimensions 50 x 125

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: No heating system
• Interior features: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $285 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#134 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Jac-Cen-Del Community School Corporation (rural): math 32% / reading 40% proficiency, ranked #185 of 301 in IN (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Jac-Cen-Del Elementary School (math 36% / reading 36%, grade F, #577 of 994 statewide, top 59%, 390 students, 55% FRL); Jac-Cen-Del Ms/Hs (math 27% / reading 42%, grade F, #270 of 369 statewide, top 77%, 383 students, 49% FRL) — zoned schools average 52% FRL vs 33% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 19 active listings in the ZIP; 110 units permitted in Ripley County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($795 loan paydown + $12k appreciation (10.0% local appreciation)).
• Ripley County population projected at -10% 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 ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y 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 $25k; list at $115k implies a 360% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1865 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,275 (1.5% below list)

Questions for the listing agent

1. Built in 1865 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.13% ✓
• Cap rate: 9.27%
• Cash-on-cash: 10.63%
• DSCR: 1.47
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $271,432
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
246 N Sycamore St	0.04mi	3/2.0 (-1)	2,230 (+8%)	6mo	$292,500	$131	71
405 N Walnut St	0.11mi	3/1.5 (-1)	2,136 (+3%)	14mo	$215,000	$101	71
227 S Walnut St	0.29mi	3/2.0 (-1)	1,936 (-7%)	9mo	$200,000	$103	59
1010 N Buckeye St	0.52mi	3/2.0 (-1)	1,885 (-9%)	14mo	$329,900	$175	40

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: 32.1%
• Equity multiple: 3.51×
• Total profit: $80,781
• Equity at exit: $103,601

10-year hold

• IRR: 27.7%
• Equity multiple: 7.94×
• Total profit: $223,578
• Equity at exit: $223,420

Cash invested: $32,200 (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 47037

• Home prices YoY: 5.4%
• Active inventory: 19
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,299 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$90 /mo · $1,084/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $285

Break-even live

Break-even rent $938

Max offer price $115,000

Occupancy floor 73%

Sensitivity live

Price	-10% $350	-5% $318	+0% $285	+5% $253	+10% $220
Rent	-10% $183	-5% $234	+0% $285	+5% $336	+10% $388
Rate	-1.0pp $343	-0.5pp $314	base $285	+0.5pp $255	+1.0pp $225

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $115,000 Active 28 DOM
2. 2026-06-18
   days on market $115,000 Active 26 DOM
3. 2026-06-17
   days on market $115,000 Active 25 DOM
4. 2026-06-16
   days on market $115,000 Active 24 DOM
5. 2026-06-15
   days on market $115,000 Active 23 DOM
6. 2026-06-13
   days on market $115,000 Active 21 DOM
7. 2026-06-12
   days on market $115,000 Active 20 DOM
8. 2026-06-09
   days on market $115,000 Active 17 DOM
9. 2026-06-08
   days on market $115,000 Active 16 DOM
10. 2026-06-07
    days on market $115,000 Active 15 DOM
11. 2026-06-05
    days on market $115,000 Active 13 DOM
12. 2026-06-04
    days on market $115,000 Active 11 DOM
13. 2026-06-02
    days on market $115,000 Active 10 DOM
14. 2026-06-01
    days on market $115,000 Active 9 DOM
15. 2026-05-31
    days on market $115,000 Active 8 DOM
16. 2026-05-31
    days on market $115,000 Active 7 DOM
17. 2026-05-22
    listed $115,000 Active
18. 2013-04-12
    historical 277-char remark

    Show marketing remark (277 chars)

    This home offers large family room, bonus room and unfinished attic, lots of storage, vinyl siding and windows, oversized 2 car detached garage.Property is sold "AS-IS" including any existing appliances, plumbing, heating and air conditioning and electrical systems.

19. 2013-04-12
    soldstatus $25,000 277-char remark

    Show marketing remark (277 chars)

    This home offers large family room, bonus room and unfinished attic, lots of storage, vinyl siding and windows, oversized 2 car detached garage.Property is sold "AS-IS" including any existing appliances, plumbing, heating and air conditioning and electrical systems.

20. 2012-09-14
    listed $30,000 277-char remark

    Show marketing remark (277 chars)

    This home offers large family room, bonus room and unfinished attic, lots of storage, vinyl siding and windows, oversized 2 car detached garage.Property is sold "AS-IS" including any existing appliances, plumbing, heating and air conditioning and electrical systems.

ⓘ 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: $1,084 · $90/mo
• Projected year-2 tax: $1,084 · $90/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 4/10 Moderate 7 d/yr ≥102°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,592
• − Mortgage interest: −$6,442
• − Property taxes: −$1,084
• − Insurance: −$575
• − Repairs & maintenance: −$1,247
• − Management: −$1,247
• − Depreciation: −$3,345
• Taxable income: $1,651
• Est. tax owed @ 24.0%: −$396
• After-tax cash flow: $3,026/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: Jac-Cen-Del Community School Corporation
• NCES district ID: 1804800
• Math proficiency: 32% ▼ -14.00%
• Reading proficiency: 40% ▼ -8.00%
• Median HH income: $46,674
• Composite: 30.83/100
• National rank: #6133
• State rank: #185 of 301 in IN

Livability — Osgood

• Score: 71/100
• State rank: #134
• US rank: #6966

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Osgood, IN
• Population (ZIP): 4,289

Population outlook (Ripley County) Hauer SSP2

• Today (2025): 28,713 people
• By 2030: 28,400 · -1.1%
• By 2040: 27,288 · -5.0%
• By 2050: 25,691 · -10.5%
• By 2075: 22,222 · -22.6%
• By 2100: 17,965 · -37.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 2% Asian 2% Two or more races 1%
• Common ancestry: Slovak 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Other Indo-European 2%

Political lean MEDSL · Ripley

• 2024 margin: Solid R (+61.5) · D 18.6% · R 80.1% · Other 1.2%
• 2008→2024 swing: -31.9pp toward R · 2008: -29.6pp · 2024: -61.5pp
• All cycles: 2024: R+61.5 2020: R+59.5 2016: R+57.4 2012: R+38.6 2008: R+29.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.68%
• Current HPI: 267.94
• 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

+283.3% since first listed

4 events — show timeline

• 2026-05-22 Listed $115,000 SEIBR
• 2013-04-12 Listing Removed — MIBOR as Distributed by MLS Grid
• 2013-04-12 Sold (MLS) $25,000 MIBOR as Distributed by MLS Grid
• 2012-09-14 Listed $30,000 MIBOR as Distributed by MLS Grid

Property tax history

+0.4%/yr

Latest (2024): $1,084 · +4.4% YoY. Source: county tax records.