8289 N Centerville Rd · Williamsburg, IN 47393

$115,000

3 bd · 1.0 ba · 1,732 sqft · SingleFamily public records · 14 Days on market

Built 1920 10,542 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 +26.3/30.0
• DSCR +8.9/10.0
• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This newly remodeled, cozy home in Williamsburg could be yours. New kitchen, new bathroom, new roof, new carpet and some new windows. Fresh paint throughout. Nice corner lot in Northeastern school district. Refrigerator, washer and dryer stay's with home. For your personal tour of the beautiful home This property isn’t eligible for FHA or USDA loans. Call Susie Bond at 765-967-5421. Text 879129 to 35620 for more information and photos. * NO SUNDAY SHOWINGS * *

Key facts

• Modern upgrades
• Corner lot
• Remodeled home

Tags

• REMODELED HOME
• MODERN UPGRADES
• CORNER LOT
• NORTHEASTERN SCHOOL DISTRICT

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Private well water; Septic tank
• Home design: Single-family residence; Single story; Residential zoning
• Construction: Vinyl siding
• Exterior features: Asphalt shingle roof; Corner lot

Interior

• Kitchen: Refrigerator
• Bathrooms: One full bathroom
• Heating & cooling: Oil heating
• Interior features: Refrigerator; Washer; Dryer; Electric water heater; Partial basement; Crawl space
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $296 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Northeastern Wayne Schools (rural): math 35% / reading 46% proficiency, ranked #132 of 301 in IN (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Northeastern Elementary School (math 48% / reading 38%, grade F, #417 of 994 statewide, top 43%, 590 students, 55% FRL); Northeastern Middle School (math 28% / reading 50%, grade F, #128 of 330 statewide, top 40%, 324 students, 48% FRL); Northeastern High School (math 17% / reading 57%, grade F, #247 of 369 statewide, top 70%, 443 students, 45% FRL) — zoned schools average 49% FRL vs 30% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 8 active listings in the ZIP; 38 units permitted in Wayne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($795 loan paydown + $7k appreciation (5.8% local appreciation)).
• Wayne County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.8% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y 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 $72k; list at $115k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,000

Questions for the listing agent

1. Built in 1920 — 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. 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.
4. 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.
5. 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: 1.18% ✓
• Cap rate: 9.38%
• Cash-on-cash: 11.02%
• DSCR: 1.49
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $71,012
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8110 N Centerville Rd	0.17mi	3/1.0	1,635 (-6%)	16mo	$120,000	$73	69
8159 N Centerville Rd	0.13mi	3/1.0	1,476 (-15%)	4mo	$60,000	$41	66
8545 Depot St	0.25mi	3/1.0	1,502 (-13%)	23mo	$60,000	$40	47

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

Projected returns pro-forma

5.81% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.1%
• Equity multiple: 2.58×
• Total profit: $50,761
• Equity at exit: $70,932

10-year hold

• IRR: 22.9%
• Equity multiple: 5.19×
• Total profit: $134,939
• Equity at exit: $127,473

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 47393

• Home prices YoY: 2.8%
• Active inventory: 8
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,359 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$127 /mo · $1,520/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $296

Break-even live

Break-even rent $984

Max offer price $115,000

Occupancy floor 73%

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 11 events

1. 2026-06-19
   days on market $115,000 Active 14 DOM
2. 2026-06-18
   days on market $115,000 Active 13 DOM
3. 2026-06-17
   days on market $115,000 Active 12 DOM
4. 2026-06-16
   days on market $115,000 Active 11 DOM
5. 2026-06-15
   days on market $115,000 Active 10 DOM
6. 2026-06-14
   days on market $115,000 Active 8 DOM
7. 2026-06-12
   days on market $115,000 Active 7 DOM
8. 2026-06-09
   days on market $115,000 Active 4 DOM
9. 2026-06-08
   days on market $115,000 Active 3 DOM
10. 2026-06-07
    remarks 475-char remark
11. 2026-06-07
    listed $115,000 Active 2 DOM

ⓘ 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: $1,520 · $127/mo
• Projected year-2 tax: $1,520 · $127/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 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 18 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,303
• − Mortgage interest: −$6,442
• − Property taxes: −$1,520
• − Insurance: −$575
• − Repairs & maintenance: −$1,304
• − Management: −$1,304
• − Depreciation: −$3,345
• Taxable income: $1,812
• Est. tax owed @ 24.0%: −$435
• After-tax cash flow: $3,112/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: Northeastern Wayne Schools
• NCES district ID: 1808190
• Math proficiency: 35% ▼ -3.00%
• Reading proficiency: 46% ▼ -2.00%
• Median HH income: $51,159
• Composite: 34.98/100
• National rank: #5056
• State rank: #132 of 301 in IN

Livability — Williamsburg

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Williamsburg, IN
• Population (ZIP): 1,595

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 63,316 people
• By 2030: 60,893 · -3.8%
• By 2040: 55,386 · -12.5%
• By 2050: 49,946 · -21.1%
• By 2075: 37,900 · -40.1%
• By 2100: 26,562 · -58.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 6% Two or more races 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Polish 2% Lithuanian 2% Russian 1%
• Foreign-born: 1% · Canada
• Languages at home: 84% English-only · German/W. Germanic 13% Spanish 4%

Political lean MEDSL · Wayne

• 2024 margin: Solid R (+32.5) · D 32.9% · R 65.4% · Other 1.6%
• 2008→2024 swing: -28.6pp toward R · 2008: -3.9pp · 2024: -32.5pp
• All cycles: 2024: R+32.5 2020: R+29.1 2016: R+30.1 2012: R+14.7 2008: R+3.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.81%
• Current HPI: 214.2652
• 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

+170.6% since first listed

5 events — show timeline

• 2026-06-05 Listed $115,000 RRELMS
• 2022-12-06 Sold (MLS) $72,000 RRELMS
• 2022-06-04 Listed $79,900 RRELMS
• 2022-02-16 Sold (MLS) $30,000 RRELMS
• 2021-12-06 Listed $42,500 RRELMS

Property tax history

+32.3%/yr

Latest (2024): $1,520 · +10.5% YoY. Source: county tax records.