304 N Hackley St · Muncie, IN 47305

$133,900

3 bd · 2.0 ba · 1,762 sqft · SingleFamily public records · 237 Days on market

Built 1896 6,250 sqft lot $76/sqft · 55% above area Est $132k · at est.

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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 +12.2/30.0
• Appreciation +7.6/10.0
• ARV discount +6.8/15.0
• Livability +4.0/5.0
• DSCR +3.6/10.0
• 1% rule +3.3/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

Welcome to this charming, recently updated home full of character and modern comfort! Featuring 3 spacious bedrooms upstairs and 2 full baths—one on each level—this home offers both convenience and style. Enjoy the brand-new flooring throughout, including luxury vinyl plank on the main level and fresh carpet upstairs. The inviting living room boasts a classic brick fireplace, while French doors open to a bright dining area perfect for gatherings. The primary bedroom includes a generous walk-in closet, and the main floor laundry adds everyday ease. Outside, you’ll find plenty of parking in the rear and a welcoming front porch to relax on. Located within walking distance to the local school, this home blends timeless character with thoughtful updates—move in ready and waiting for you!

Key facts

• Brand-new flooring
• Plenty of parking
• French doors

Tags

• BRAND-NEW FLOORING
• CLASSIC BRICK FIREPLACE
• FRENCH DOORS
• GENEROUS WALK-IN CLOSET
• MAIN FLOOR LAUNDRY
• PLENTY OF PARKING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $134k.

Deal economics

• At list price, monthly cash flow is $-28 ($-333/yr) — negative.
• To cash-flow at today's rent, offer at most $129k (3.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $111k (17.0% below list).
• Recommended offer: $111k (17.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 80/100 on livability (#18 in IN, #1,654 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime F, employment F.
• Muncie Community Schools (urban): math 18% / reading 25% proficiency, ranked #275 of 301 in IN (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: East Washington Academy (math 41% / reading 42%, grade F, #478 of 994 statewide, top 49%, 468 students, 70% FRL); Northside Middle School (math 17% / reading 36%, grade F, #236 of 330 statewide, top 72%, 583 students, 70% FRL); Muncie Central High School (math 20% / reading 39%, 1,326 students, 70% FRL) — zoned schools at 70% FRL track the district average.
• Market conditions: Rents rising (+3.3%/yr); 27 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 171 units permitted in Delaware County in 2024 (57 in 5+ unit buildings).
• This rent runs 37% of the median local income ($36k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $8k of equity ($926 loan paydown + $7k appreciation (5.3% local appreciation)).
• Delaware County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.3% appreciation + 3.3% rent growth), your $37k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 237 days — a 12% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts; this cycle's ask is 12073% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $70k; list at $134k implies a 91% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1896 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $111,193 (17.0% 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. It's been on market 237 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1896 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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?
9. 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.
10. 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.
11. 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: 0.83% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.89%
• DSCR: 0.96
• GRM: 10.0

CMA / ARV

• ARV (median comp): $131,737
• List price: $133,900
• Delta: 1.64%
• 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
1025 E Washington St	0.15mi	3/2.0	1,694 (-4%)	4mo	$147,500	$87	83
229 N Hackley St	0.04mi	3/2.5	1,822 (+3%)	20mo	$165,500	$91	74
1319 E Jackson St	0.38mi	4/1.0 (+1)	1,735 (-2%)	2mo	$16,000	$9	69
405 N Pershing Dr	0.08mi	4/1.5 (+1)	1,600 (-9%)	8mo	$104,000	$65	67
600 S Vine St	0.49mi	3/2.0	1,760 (-0%)	12mo	$140,000	$80	67
324 S Beacon St	0.36mi	4/2.0 (+1)	1,848 (+5%)	11mo	$21,150	$11	61
803 S Pershing Dr	0.59mi	3/1.0	1,800 (+2%)	10mo	$90,000	$50	57
801 E Charles St	0.37mi	3/1.5	1,541 (-12%)	8mo	$27,500	$18	53
907 E Main St	0.20mi	3/1.5	1,992 (+13%)	21mo	$40,000	$20	50
923 E Main St	0.19mi	4/1.5 (+1)	1,940 (+10%)	22mo	$108,300	$56	49
1322 E Jackson St	0.37mi	3/1.0	1,525 (-14%)	16mo	$13,200	$9	43
1405 E Washington St	0.37mi	4/2.0 (+1)	1,958 (+11%)	20mo	$87,500	$45	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.27% appreciation · 3.27% rent growth · sell at horizon

5-year hold

• IRR: 12.9%
• Equity multiple: 1.84×
• Total profit: $31,512
• Equity at exit: $78,122

10-year hold

• IRR: 13.9%
• Equity multiple: 3.57×
• Total profit: $96,467
• Equity at exit: $136,719

Cash invested: $37,492 (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 47305

• Home prices YoY: 2.0%
• Rents YoY: 3.3%
• Active inventory: 27
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,112 high
• Mortgage (P&I): −$702
• Tax from tax record: −$148 /mo · $1,778/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $-28

Break-even live

Break-even rent $1,147

Max offer price $129,003

Occupancy floor 97%

Sensitivity live

Price	-10% $48	-5% $10	+0% $-28	+5% $-66	+10% $-104
Rent	-10% $-116	-5% $-72	+0% $-28	+5% $16	+10% $60
Rate	-1.0pp $40	-0.5pp $6	base $-28	+0.5pp $-62	+1.0pp $-98

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: $33,475
• Closing costs: $4,017
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1521 E Kirby Ave Muncie, IN	2.0–4.0	1.0–2.0	972	$1,150	$1.18	45d	2	0.65mi
412 W Howard St Muncie, IN	3.0	1.0	1300	$1,000	$0.77	45d	1	0.81mi
808 W Beechwood Ave Muncie, IN	4.0	2.0	1261	$900	$0.71	45d	1	0.98mi
711 W Centennial Ave Muncie, IN	3.0	2.0	1372	$1,200	$0.87	45d	1	1.27mi
816 N New York Ave Muncie, IN	3.0–4.0	1.0	1200	$1,000	$0.83	45d	10	1.28mi
623 W 9th St Muncie, IN	3.0	1.0	1574	$1,499	$0.95	45d	1	1.34mi
605 W 10th St Muncie, IN	3.0	1.0	1688	$1,150	$0.68	45d	1	1.37mi
609 N Waldemere Ave Muncie, IN	4.0	1.0	1664	$1,300	$0.78	45d	1	1.43mi
3001 N Westwood Rd Muncie, IN	3.0	1.0	1837	$1,200	$0.65	45d	1	1.50mi

Listing history 42 events

1. 2026-06-16
   days on market $133,900 Active 237 DOM
2. 2026-06-15
   days on market $133,900 Active 236 DOM
3. 2026-06-14
   days on market $133,900 Active 234 DOM
4. 2026-06-13
   days on market $133,900 Active 233 DOM
5. 2026-06-10
   days on market $133,900 Active 231 DOM
6. 2026-06-09
   days on market $133,900 Active 230 DOM
7. 2026-06-08
   days on market $133,900 Active 229 DOM
8. 2026-06-07
   days on market $133,900 Active 228 DOM
9. 2026-06-05
   days on market $133,900 Active 225 DOM
10. 2026-06-03
    days on market $133,900 Active 224 DOM
11. 2026-06-02
    days on market $133,900 Active 223 DOM
12. 2026-06-01
    days on market $133,900 Active 222 DOM
13. 2026-05-31
    days on market $133,900 Active 221 DOM
14. 2026-05-30
    days on market $133,900 Active 220 DOM
15. 2026-05-14
    price $133,900 817-char remark

    Show marketing remark (793 chars)

    Welcome to this charming, recently updated home full of character and modern comfort! Featuring 3 spacious bedrooms upstairs and 2 full baths-one on each level-this home offers both convenience and style. Enjoy the brand-new flooring throughout, including luxury vinyl plank on the main level and fresh carpet upstairs. The inviting living room boasts a classic brick fireplace, while French doors open to a bright dining area perfect for gatherings. The primary bedroom includes a generous walk-in closet, and the main floor laundry adds everyday ease. Outside, you'll find plenty of parking in the rear and a welcoming front porch to relax on. Located within walking distance to the local school, this home blends timeless character with thoughtful updates-move in ready and waiting for you!

16. 2026-05-14
    price $133,900 793-char remark

    Show marketing remark (793 chars)

    Welcome to this charming, recently updated home full of character and modern comfort! Featuring 3 spacious bedrooms upstairs and 2 full baths-one on each level-this home offers both convenience and style. Enjoy the brand-new flooring throughout, including luxury vinyl plank on the main level and fresh carpet upstairs. The inviting living room boasts a classic brick fireplace, while French doors open to a bright dining area perfect for gatherings. The primary bedroom includes a generous walk-in closet, and the main floor laundry adds everyday ease. Outside, you'll find plenty of parking in the rear and a welcoming front porch to relax on. Located within walking distance to the local school, this home blends timeless character with thoughtful updates-move in ready and waiting for you!

17. 2026-05-05
    price $134,900 793-char remark

    Show marketing remark (817 chars)

    Welcome to this charming, recently updated home full of character and modern comfort! Featuring 3 spacious bedrooms upstairs and 2 full baths—one on each level—this home offers both convenience and style. Enjoy the brand-new flooring throughout, including luxury vinyl plank on the main level and fresh carpet upstairs. The inviting living room boasts a classic brick fireplace, while French doors open to a bright dining area perfect for gatherings. The primary bedroom includes a generous walk-in closet, and the main floor laundry adds everyday ease. Outside, you’ll find plenty of parking in the rear and a welcoming front porch to relax on. Located within walking distance to the local school, this home blends timeless character with thoughtful updates—move in ready and waiting for you!

18. 2026-05-05
    price $134,900 817-char remark

    Show marketing remark (817 chars)

    Welcome to this charming, recently updated home full of character and modern comfort! Featuring 3 spacious bedrooms upstairs and 2 full baths—one on each level—this home offers both convenience and style. Enjoy the brand-new flooring throughout, including luxury vinyl plank on the main level and fresh carpet upstairs. The inviting living room boasts a classic brick fireplace, while French doors open to a bright dining area perfect for gatherings. The primary bedroom includes a generous walk-in closet, and the main floor laundry adds everyday ease. Outside, you’ll find plenty of parking in the rear and a welcoming front porch to relax on. Located within walking distance to the local school, this home blends timeless character with thoughtful updates—move in ready and waiting for you!

19. 2026-04-15
    price $136,900 817-char remark

    Show marketing remark (793 chars)

    Welcome to this charming, recently updated home full of character and modern comfort! Featuring 3 spacious bedrooms upstairs and 2 full baths-one on each level-this home offers both convenience and style. Enjoy the brand-new flooring throughout, including luxury vinyl plank on the main level and fresh carpet upstairs. The inviting living room boasts a classic brick fireplace, while French doors open to a bright dining area perfect for gatherings. The primary bedroom includes a generous walk-in closet, and the main floor laundry adds everyday ease. Outside, you'll find plenty of parking in the rear and a welcoming front porch to relax on. Located within walking distance to the local school, this home blends timeless character with thoughtful updates-move in ready and waiting for you!

20. 2026-04-15
    price $136,900 793-char remark

    Show marketing remark (793 chars)

    Welcome to this charming, recently updated home full of character and modern comfort! Featuring 3 spacious bedrooms upstairs and 2 full baths-one on each level-this home offers both convenience and style. Enjoy the brand-new flooring throughout, including luxury vinyl plank on the main level and fresh carpet upstairs. The inviting living room boasts a classic brick fireplace, while French doors open to a bright dining area perfect for gatherings. The primary bedroom includes a generous walk-in closet, and the main floor laundry adds everyday ease. Outside, you'll find plenty of parking in the rear and a welcoming front porch to relax on. Located within walking distance to the local school, this home blends timeless character with thoughtful updates-move in ready and waiting for you!

21. 2026-04-09
    status Active 793-char remark

    Show marketing remark (817 chars)

    Welcome to this charming, recently updated home full of character and modern comfort! Featuring 3 spacious bedrooms upstairs and 2 full baths—one on each level—this home offers both convenience and style. Enjoy the brand-new flooring throughout, including luxury vinyl plank on the main level and fresh carpet upstairs. The inviting living room boasts a classic brick fireplace, while French doors open to a bright dining area perfect for gatherings. The primary bedroom includes a generous walk-in closet, and the main floor laundry adds everyday ease. Outside, you’ll find plenty of parking in the rear and a welcoming front porch to relax on. Located within walking distance to the local school, this home blends timeless character with thoughtful updates—move in ready and waiting for you!

22. 2026-04-09
    status Active 817-char remark

    Show marketing remark (817 chars)

    Welcome to this charming, recently updated home full of character and modern comfort! Featuring 3 spacious bedrooms upstairs and 2 full baths—one on each level—this home offers both convenience and style. Enjoy the brand-new flooring throughout, including luxury vinyl plank on the main level and fresh carpet upstairs. The inviting living room boasts a classic brick fireplace, while French doors open to a bright dining area perfect for gatherings. The primary bedroom includes a generous walk-in closet, and the main floor laundry adds everyday ease. Outside, you’ll find plenty of parking in the rear and a welcoming front porch to relax on. Located within walking distance to the local school, this home blends timeless character with thoughtful updates—move in ready and waiting for you!

23. 2026-03-25
    status Pending 817-char remark

    Show marketing remark (793 chars)

    Welcome to this charming, recently updated home full of character and modern comfort! Featuring 3 spacious bedrooms upstairs and 2 full baths-one on each level-this home offers both convenience and style. Enjoy the brand-new flooring throughout, including luxury vinyl plank on the main level and fresh carpet upstairs. The inviting living room boasts a classic brick fireplace, while French doors open to a bright dining area perfect for gatherings. The primary bedroom includes a generous walk-in closet, and the main floor laundry adds everyday ease. Outside, you'll find plenty of parking in the rear and a welcoming front porch to relax on. Located within walking distance to the local school, this home blends timeless character with thoughtful updates-move in ready and waiting for you!

24. 2026-03-25
    status Pending 793-char remark

    Show marketing remark (793 chars)

    Welcome to this charming, recently updated home full of character and modern comfort! Featuring 3 spacious bedrooms upstairs and 2 full baths-one on each level-this home offers both convenience and style. Enjoy the brand-new flooring throughout, including luxury vinyl plank on the main level and fresh carpet upstairs. The inviting living room boasts a classic brick fireplace, while French doors open to a bright dining area perfect for gatherings. The primary bedroom includes a generous walk-in closet, and the main floor laundry adds everyday ease. Outside, you'll find plenty of parking in the rear and a welcoming front porch to relax on. Located within walking distance to the local school, this home blends timeless character with thoughtful updates-move in ready and waiting for you!

25. 2025-12-17
    listed $1,100
26. 2025-12-16
    price $137,900 817-char remark

    Show marketing remark (793 chars)

    Welcome to this charming, recently updated home full of character and modern comfort! Featuring 3 spacious bedrooms upstairs and 2 full baths-one on each level-this home offers both convenience and style. Enjoy the brand-new flooring throughout, including luxury vinyl plank on the main level and fresh carpet upstairs. The inviting living room boasts a classic brick fireplace, while French doors open to a bright dining area perfect for gatherings. The primary bedroom includes a generous walk-in closet, and the main floor laundry adds everyday ease. Outside, you'll find plenty of parking in the rear and a welcoming front porch to relax on. Located within walking distance to the local school, this home blends timeless character with thoughtful updates-move in ready and waiting for you!

27. 2025-12-16
    price $137,900 793-char remark

    Show marketing remark (793 chars)

    Welcome to this charming, recently updated home full of character and modern comfort! Featuring 3 spacious bedrooms upstairs and 2 full baths-one on each level-this home offers both convenience and style. Enjoy the brand-new flooring throughout, including luxury vinyl plank on the main level and fresh carpet upstairs. The inviting living room boasts a classic brick fireplace, while French doors open to a bright dining area perfect for gatherings. The primary bedroom includes a generous walk-in closet, and the main floor laundry adds everyday ease. Outside, you'll find plenty of parking in the rear and a welcoming front porch to relax on. Located within walking distance to the local school, this home blends timeless character with thoughtful updates-move in ready and waiting for you!

28. 2025-11-25
    price $139,900 817-char remark

    Show marketing remark (793 chars)

    Welcome to this charming, recently updated home full of character and modern comfort! Featuring 3 spacious bedrooms upstairs and 2 full baths-one on each level-this home offers both convenience and style. Enjoy the brand-new flooring throughout, including luxury vinyl plank on the main level and fresh carpet upstairs. The inviting living room boasts a classic brick fireplace, while French doors open to a bright dining area perfect for gatherings. The primary bedroom includes a generous walk-in closet, and the main floor laundry adds everyday ease. Outside, you'll find plenty of parking in the rear and a welcoming front porch to relax on. Located within walking distance to the local school, this home blends timeless character with thoughtful updates-move in ready and waiting for you!

29. 2025-11-25
    price $139,900 793-char remark

    Show marketing remark (793 chars)

    Welcome to this charming, recently updated home full of character and modern comfort! Featuring 3 spacious bedrooms upstairs and 2 full baths-one on each level-this home offers both convenience and style. Enjoy the brand-new flooring throughout, including luxury vinyl plank on the main level and fresh carpet upstairs. The inviting living room boasts a classic brick fireplace, while French doors open to a bright dining area perfect for gatherings. The primary bedroom includes a generous walk-in closet, and the main floor laundry adds everyday ease. Outside, you'll find plenty of parking in the rear and a welcoming front porch to relax on. Located within walking distance to the local school, this home blends timeless character with thoughtful updates-move in ready and waiting for you!

30. 2025-11-04
    price $143,900 793-char remark

    Show marketing remark (817 chars)

    Welcome to this charming, recently updated home full of character and modern comfort! Featuring 3 spacious bedrooms upstairs and 2 full baths—one on each level—this home offers both convenience and style. Enjoy the brand-new flooring throughout, including luxury vinyl plank on the main level and fresh carpet upstairs. The inviting living room boasts a classic brick fireplace, while French doors open to a bright dining area perfect for gatherings. The primary bedroom includes a generous walk-in closet, and the main floor laundry adds everyday ease. Outside, you’ll find plenty of parking in the rear and a welcoming front porch to relax on. Located within walking distance to the local school, this home blends timeless character with thoughtful updates—move in ready and waiting for you!

31. 2025-11-04
    price $143,900 817-char remark

    Show marketing remark (817 chars)

    Welcome to this charming, recently updated home full of character and modern comfort! Featuring 3 spacious bedrooms upstairs and 2 full baths—one on each level—this home offers both convenience and style. Enjoy the brand-new flooring throughout, including luxury vinyl plank on the main level and fresh carpet upstairs. The inviting living room boasts a classic brick fireplace, while French doors open to a bright dining area perfect for gatherings. The primary bedroom includes a generous walk-in closet, and the main floor laundry adds everyday ease. Outside, you’ll find plenty of parking in the rear and a welcoming front porch to relax on. Located within walking distance to the local school, this home blends timeless character with thoughtful updates—move in ready and waiting for you!

32. 2025-10-21
    price $149,000 817-char remark

    Show marketing remark (793 chars)

    Welcome to this charming, recently updated home full of character and modern comfort! Featuring 3 spacious bedrooms upstairs and 2 full baths-one on each level-this home offers both convenience and style. Enjoy the brand-new flooring throughout, including luxury vinyl plank on the main level and fresh carpet upstairs. The inviting living room boasts a classic brick fireplace, while French doors open to a bright dining area perfect for gatherings. The primary bedroom includes a generous walk-in closet, and the main floor laundry adds everyday ease. Outside, you'll find plenty of parking in the rear and a welcoming front porch to relax on. Located within walking distance to the local school, this home blends timeless character with thoughtful updates-move in ready and waiting for you!

33. 2025-10-21
    price $149,000 793-char remark

    Show marketing remark (793 chars)

    Welcome to this charming, recently updated home full of character and modern comfort! Featuring 3 spacious bedrooms upstairs and 2 full baths-one on each level-this home offers both convenience and style. Enjoy the brand-new flooring throughout, including luxury vinyl plank on the main level and fresh carpet upstairs. The inviting living room boasts a classic brick fireplace, while French doors open to a bright dining area perfect for gatherings. The primary bedroom includes a generous walk-in closet, and the main floor laundry adds everyday ease. Outside, you'll find plenty of parking in the rear and a welcoming front porch to relax on. Located within walking distance to the local school, this home blends timeless character with thoughtful updates-move in ready and waiting for you!

34. 2025-10-07
    listed $150,000 Active 817-char remark

    Show marketing remark (793 chars)

    Welcome to this charming, recently updated home full of character and modern comfort! Featuring 3 spacious bedrooms upstairs and 2 full baths-one on each level-this home offers both convenience and style. Enjoy the brand-new flooring throughout, including luxury vinyl plank on the main level and fresh carpet upstairs. The inviting living room boasts a classic brick fireplace, while French doors open to a bright dining area perfect for gatherings. The primary bedroom includes a generous walk-in closet, and the main floor laundry adds everyday ease. Outside, you'll find plenty of parking in the rear and a welcoming front porch to relax on. Located within walking distance to the local school, this home blends timeless character with thoughtful updates-move in ready and waiting for you!

35. 2025-10-07
    listed $150,000 Active 793-char remark

    Show marketing remark (793 chars)

    Welcome to this charming, recently updated home full of character and modern comfort! Featuring 3 spacious bedrooms upstairs and 2 full baths-one on each level-this home offers both convenience and style. Enjoy the brand-new flooring throughout, including luxury vinyl plank on the main level and fresh carpet upstairs. The inviting living room boasts a classic brick fireplace, while French doors open to a bright dining area perfect for gatherings. The primary bedroom includes a generous walk-in closet, and the main floor laundry adds everyday ease. Outside, you'll find plenty of parking in the rear and a welcoming front porch to relax on. Located within walking distance to the local school, this home blends timeless character with thoughtful updates-move in ready and waiting for you!

36. 2025-04-04
    soldstatus $70,000 Closed
37. 2025-04-04
    soldstatus $70,000 Closed
38. 2025-02-27
    status Pending
39. 2025-02-27
    status Pending
40. 2025-02-14
    listed $79,900 Active
41. 2025-02-14
    listed $79,900 Active
42. 2010-06-16
    soldstatus $49,900

ⓘ 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: $1,778 · $148/mo
• Projected year-2 tax: $1,778 · $148/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 4/10 Moderate FEMA zone X (shaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $13,343
• − Mortgage interest: −$7,500
• − Property taxes: −$1,778
• − Insurance: −$670
• − Repairs & maintenance: −$1,067
• − Management: −$1,067
• − Depreciation: −$3,895
• Taxable loss: −$2,635
• Est. tax savings @ 24.0%: +$632
• After-tax cash flow: $300/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: Muncie Community Schools
• NCES district ID: 1807320
• Math proficiency: 18% ▼ -9.00%
• Reading proficiency: 25% ▼ -4.00%
• Median HH income: $30,052
• Composite: 17.22/100
• National rank: #9099
• State rank: #275 of 301 in IN

Livability — Muncie

• Score: 80/100
• State rank: #18
• US rank: #1654

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Muncie, IN
• County: Delaware County · 84,658 people
• City population: 84,658
• Metro: Muncie, IN
• Population (ZIP): 3,556
• Household income: $36,389
• Rent vs Own: 64.7% rent · 35.3% own
• Severe rent burden: 336.0

Population outlook (Delaware County) Hauer SSP2

• Today (2025): 113,036 people
• By 2030: 111,313 · -1.5%
• By 2040: 106,432 · -5.8%
• By 2050: 100,747 · -10.9%
• By 2075: 91,000 · -19.5%
• By 2100: 80,687 · -28.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 62% Two or more races 24% Black 8% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 4% Iranian 1% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 96% English-only · Spanish 2% Arabic 1% Other Asian/Pacific 1%

Political lean MEDSL · Delaware

• 2024 margin: R (+15.8) · D 41.2% · R 57.0% · Other 1.8%
• 2008→2024 swing: -30.8pp toward R · 2008: 15.0pp · 2024: -15.8pp
• All cycles: 2024: R+15.8 2020: R+13.2 2016: R+13.7 2012: D+3.1 2008: D+15.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.27%
• Current HPI: 269.888
• Rent YoY: ▲ 3.27%
• Metro: Muncie, 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

+168.3% since first listed

28 events — show timeline

• 2026-05-14 Price Changed $133,900 IRMLS
• 2026-05-14 Price Changed $133,900 MIBOR as Distributed by MLS Grid
• 2026-05-05 Price Changed $134,900 MIBOR as Distributed by MLS Grid
• 2026-05-05 Price Changed $134,900 IRMLS
• 2026-04-15 Price Changed $136,900 IRMLS
• 2026-04-15 Price Changed $136,900 MIBOR as Distributed by MLS Grid
• 2026-04-09 Relisted — MIBOR as Distributed by MLS Grid
• 2026-04-09 Relisted — IRMLS
• 2026-03-25 Pending — IRMLS
• 2026-03-25 Pending — MIBOR as Distributed by MLS Grid
• 2025-12-17 Listed for Rent $1,100 IRMLS
• 2025-12-16 Price Changed $137,900 IRMLS
• 2025-12-16 Price Changed $137,900 MIBOR as Distributed by MLS Grid
• 2025-11-25 Price Changed $139,900 IRMLS
• 2025-11-25 Price Changed $139,900 MIBOR as Distributed by MLS Grid
• 2025-11-04 Price Changed $143,900 MIBOR as Distributed by MLS Grid
• 2025-11-04 Price Changed $143,900 IRMLS
• 2025-10-21 Price Changed $149,000 IRMLS
• 2025-10-21 Price Changed $149,000 MIBOR as Distributed by MLS Grid
• 2025-10-07 Listed $150,000 MIBOR as Distributed by MLS Grid
• 2025-10-07 Listed $150,000 IRMLS
• 2025-04-04 Sold (MLS) $70,000 MIBOR as Distributed by MLS Grid
• 2025-04-04 Sold (MLS) $70,000 IRMLS
• 2025-02-27 Pending — IRMLS
• 2025-02-27 Pending — MIBOR as Distributed by MLS Grid
• 2025-02-14 Listed $79,900 MIBOR as Distributed by MLS Grid
• 2025-02-14 Listed $79,900 IRMLS
• 2010-06-16 Sold (Public Records) $49,900 Public Records

Property tax history

+14.4%/yr

Latest (2024): $1,778 · +18.4% YoY. Source: county tax records.