309 S Maine St · Remington, IN 47977

$282,900

2 bd · 1.0 ba · 904 sqft · SingleFamily public records · 147 Days on market

Built 2025 0.28 ac lot $313/sqft · 175% above area

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Schools +3.4/10.0
• Livability +3.4/5.0
• Cash flow +2.6/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.7/10.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Don't wait to view this quality new construction with 3 bedrooms, 2 bathrooms, and open floor plan with 9 foot ceilings. The kitchen boasts quartz countertops. The bathrooms also have quartz vanity tops. Open front 8' x 18' porch, 10' x 24' rear porch, generous enough for cozy seating area in addition to dining area. Generator ready. Many more perks, come take a look! Realtor owned.

Key facts

• Open floor plan
• Quartz countertops
• Open front porch

Tags

• OPEN FLOOR PLAN
• QUARTZ COUNTERTOPS
• QUARTZ VANITY TOPS
• OPEN FRONT PORCH
• REAR PORCH

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $283k.

Deal economics

• At list price, monthly cash flow is $-973 ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $111k (60.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $90k (68.2% below list).
• Recommended offer: $90k (68.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#223 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Tri-County School Corporation (rural): math 36% / reading 42% proficiency, ranked #146 of 301 in IN (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Tri-County Intermediate School (math 40% / reading 30%, grade F, #590 of 994 statewide, top 60%, 227 students, 41% FRL); Tri-County Jr/Sr High School (math 32% / reading 57%, grade F, #169 of 369 statewide, top 51%, 329 students, 40% FRL).
• Market conditions: 9 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 93 units permitted in Jasper County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Jasper County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($249k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $90,000 (68.2% 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 147 days. Have you received any prior offers? Is the seller open to a 68% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 0.32% ✗
• Cap rate: 2.17%
• Cash-on-cash: -14.74%
• DSCR: 0.34
• GRM: 26.2

CMA / ARV

• ARV (median comp): $170,918
• List price: $282,900
• Delta: 65.52%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 S New York St	0.08mi	3/1.0 (+1)	825 (-9%)	11mo	$125,000	$152	68
23 E Michigan St	0.38mi	2/1.0	950 (+5%)	9mo	$95,000	$100	66
617 N New York St	0.71mi	3/1.0 (+1)	1,000 (+11%)	20mo	$122,500	$123	27

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: -44.6%
• Equity multiple: -0.36×
• Total profit: $-107,946
• Equity at exit: $42,181

10-year hold

• IRR: -81.4%
• Equity multiple: -1.20×
• Total profit: $-174,390
• Equity at exit: $24,460

Cash invested: $79,212 (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 47977

• Home prices YoY: -3.1%
• Active inventory: 9
• Price-to-rent: 26.2×

Monthly cashflow live

• Estimated rent: $900 medium
• Mortgage (P&I): −$1,484
• Tax from tax record: −$82 /mo · $987/yr
• Insurance: −$118
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $-973

Break-even live

Break-even rent $2,131

Max offer price $111,072

Occupancy floor —

Sensitivity live

Price	-10% $-813	-5% $-893	+0% $-973	+5% $-1,053	+10% $-1,133
Rent	-10% $-1,044	-5% $-1,008	+0% $-973	+5% $-937	+10% $-902
Rate	-1.0pp $-830	-0.5pp $-901	base $-973	+0.5pp $-1,046	+1.0pp $-1,121

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: $70,725
• Closing costs: $8,487
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
312 N Illinois St Unit 2nd Floor Remington, IN	1.0	1.0	1000	$900	$0.90	15d	1	0.52mi

Listing history 19 events

1. 2026-06-21
   days on market $282,900 Active 147 DOM
2. 2026-06-19
   days on market $282,900 Active 145 DOM
3. 2026-06-18
   days on market $282,900 Active 144 DOM
4. 2026-06-17
   days on market $282,900 Active 143 DOM
5. 2026-06-16
   days on market $282,900 Active 142 DOM
6. 2026-06-15
   days on market $282,900 Active 141 DOM
7. 2026-06-14
   days on market $282,900 Active 139 DOM
8. 2026-06-13
   days on market $282,900 Active 138 DOM
9. 2026-06-10
   days on market $282,900 Active 136 DOM
10. 2026-06-09
    days on market $282,900 Active 135 DOM
11. 2026-06-08
    days on market $282,900 Active 134 DOM
12. 2026-06-07
    days on market $282,900 Active 133 DOM
13. 2026-06-03
    days on market $282,900 Active 129 DOM
14. 2026-06-02
    days on market $282,900 Active 128 DOM
15. 2026-06-01
    days on market $282,900 Active 127 DOM
16. 2026-05-31
    days on market $282,900 Active 126 DOM
17. 2026-05-30
    days on market $282,900 Active 125 DOM
18. 2026-05-08
    status Active 385-char remark

    Show marketing remark (385 chars)

    Don't wait to view this quality new construction with 3 bedrooms, 2 bathrooms, and open floor plan with 9 foot ceilings. The kitchen boasts quartz countertops. The bathrooms also have quartz vanity tops. Open front 8' x 18' porch, 10' x 24' rear porch, generous enough for cozy seating area in addition to dining area. Generator ready. Many more perks, come take a look! Realtor owned.

19. 2025-10-23
    listed $282,900 Active 385-char remark

    Show marketing remark (385 chars)

    Don't wait to view this quality new construction with 3 bedrooms, 2 bathrooms, and open floor plan with 9 foot ceilings. The kitchen boasts quartz countertops. The bathrooms also have quartz vanity tops. Open front 8' x 18' porch, 10' x 24' rear porch, generous enough for cozy seating area in addition to dining area. Generator ready. Many more perks, come take a look! Realtor owned.

ⓘ 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: $987 · $82/mo
• Projected year-2 tax: $1,696 · $141/mo
• Expected delta: +$709/yr (+$59/mo · 71.8%)

ⓘ 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 3/10 Moderate 7 d/yr ≥102°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,800
• − Mortgage interest: −$15,847
• − Property taxes: −$987
• − Insurance: −$1,414
• − Repairs & maintenance: −$864
• − Management: −$864
• − Depreciation: −$8,230
• Taxable loss: −$17,406
• Est. tax savings @ 24.0%: +$4,177
• After-tax cash flow: $-7,495/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: Tri-County School Corporation
• NCES district ID: 1811430
• Math proficiency: 36% ▼ -17.00%
• Reading proficiency: 42% ▼ -16.00%
• Median HH income: $52,924
• Composite: 33.93/100
• National rank: #5336
• State rank: #146 of 301 in IN

Livability — Remington

• Score: 68/100
• State rank: #223
• US rank: #9734

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Remington, IN
• City population: 2,606
• Population (ZIP): 2,606

Population outlook (Jasper County) Hauer SSP2

• Today (2025): 33,185 people
• By 2030: 32,635 · -1.7%
• By 2040: 31,232 · -5.9%
• By 2050: 29,630 · -10.7%
• By 2075: 25,938 · -21.8%
• By 2100: 21,635 · -34.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Lithuanian 7% Italian 3% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Jasper

• 2024 margin: Solid R (+54.3) · D 22.1% · R 76.4% · Other 1.6%
• 2008→2024 swing: -33.9pp toward R · 2008: -20.4pp · 2024: -54.3pp
• All cycles: 2024: R+54.3 2020: R+49.0 2016: R+45.4 2012: R+25.5 2008: R+20.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -6.58%
• Current HPI: 206.4813
• 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

2 events — show timeline

• 2026-05-08 Relisted — IRMLS
• 2025-10-23 Listed $282,900 IRMLS

Property tax history

+1.4%/yr

Latest (2025): $987 · +6.4% YoY. Source: county tax records.