15477 W 160 N · Medaryville, IN 47957

$172,000

3 bd · 1.0 ba · 1,392 sqft · SingleFamily public records · 65 Days on market

Built 1947 0.35 ac lot $124/sqft · 10% above area Est $156k · 10% over

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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 +11.8/30.0
• Appreciation +9.7/10.0
• DSCR +3.5/10.0
• ARV discount +3.0/15.0
• Schools +2.8/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Listing remarks MLS

This charming home features 3 to 4 bedrooms and 2 bathrooms, boasting an open-concept living room and kitchen equipped with new stainless steel appliances and a spacious picture window. The 2.5-car detached garage offers ample storage space, while the generously sized fenced yard is perfect for unwinding and enjoying games or hobbies. Move-in ready, this residence includes the convenience of natural gas as well as central heating and air conditioning.

Key facts

• Fenced yard
• Natural gas
• Detached garage

Tags

• OPEN-CONCEPT LIVING ROOM
• NEW STAINLESS STEEL APPLIANCES
• SPACIOUS PICTURE WINDOW
• DETACHED GARAGE
• FENCED YARD
• NATURAL GAS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $172k.

Deal economics

• At list price, monthly cash flow is $-47 ($-566/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (4.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (25.7% below list).
• Recommended offer: $128k (25.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 55/100 on livability (#632 in IN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime D-, amenities F, commute F.
• West Central School Corporation (rural): math 31% / reading 34% proficiency, ranked #211 of 301 in IN (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: West Central Elementary School (math 37% / reading 32%, grade F, #597 of 994 statewide, top 63%, 325 students, 62% FRL); West Central Middle School (math 27% / reading 32%, grade F, #212 of 330 statewide, top 67%, 108 students, 58% FRL); West Central Senior High School (math 24% / reading 54%, grade F, #221 of 369 statewide, top 63%, 206 students, 55% FRL).
• Market conditions: 12 active listings in the ZIP; 25 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (9.3% local appreciation)).
• Pulaski County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.3% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,830 (25.7% 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 65 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1947 — 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 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?
7. Crime grade is D 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: 0.74% ✗
• Cap rate: 5.96%
• Cash-on-cash: -1.18%
• DSCR: 0.95
• GRM: 11.2

CMA / ARV

• ARV (median comp): $156,271
• List price: $172,000
• Delta: 10.07%
• Verdict: OVERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
213 S National St	0.69mi	3/1.5	1,432 (+3%)	20mo	$50,000	$35	45

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

Projected returns pro-forma

9.31% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.0%
• Equity multiple: 2.71×
• Total profit: $82,581
• Equity at exit: $146,411

10-year hold

• IRR: 19.8%
• Equity multiple: 6.06×
• Total profit: $243,609
• Equity at exit: $307,074

Cash invested: $48,160 (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 47957

• Home prices YoY: 4.1%
• Active inventory: 12
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,278 medium
• Mortgage (P&I): −$902
• Tax from tax record: −$83 /mo · $1,001/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $-47

Break-even live

Break-even rent $1,338

Max offer price $163,663

Occupancy floor 99%

Sensitivity live

Price	-10% $50	-5% $1	+0% $-47	+5% $-96	+10% $-145
Rent	-10% $-148	-5% $-98	+0% $-47	+5% $3	+10% $54
Rate	-1.0pp $39	-0.5pp $-3	base $-47	+0.5pp $-92	+1.0pp $-137

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: $43,000
• Closing costs: $5,160
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-21
   days on market $172,000 Active 65 DOM
2. 2026-06-21
   days on market $172,000 Active 64 DOM
3. 2026-06-18
   days on market $172,000 Active 62 DOM
4. 2026-06-17
   days on market $172,000 Active 61 DOM
5. 2026-06-16
   days on market $172,000 Active 60 DOM
6. 2026-06-15
   days on market $172,000 Active 59 DOM
7. 2026-06-13
   days on market $172,000 Active 57 DOM
8. 2026-06-12
   days on market $172,000 Active 56 DOM
9. 2026-06-09
   days on market $172,000 Active 53 DOM
10. 2026-06-08
    days on market $172,000 Active 52 DOM
11. 2026-06-07
    days on market $172,000 Active 51 DOM
12. 2026-06-05
    days on market $172,000 Active 49 DOM
13. 2026-06-04
    days on market $172,000 Active 47 DOM
14. 2026-06-02
    days on market $172,000 Active 46 DOM
15. 2026-06-01
    days on market $172,000 Active 45 DOM
16. 2026-05-31
    days on market $172,000 Active 44 DOM
17. 2026-05-31
    days on market $172,000 Active 43 DOM
18. 2026-05-15
    price $172,000 455-char remark

    Show marketing remark (495 chars)

    This charming home features 3 to 4 bedrooms and 2 bathrooms, boasting an open-concept living room and kitchen equipped with new stainless steel appliances and a spacious picture window. The 2.5-car detached garage offers ample storage space, while the generously sized fenced yard is perfect for unwinding and enjoying games or hobbies. Move-in ready, this residence includes the convenience of natural gas as well as central heating and air conditioning. FHA, USDA, & VA loans are welcome!

19. 2026-05-15
    price $172,000 495-char remark

    Show marketing remark (495 chars)

    This charming home features 3 to 4 bedrooms and 2 bathrooms, boasting an open-concept living room and kitchen equipped with new stainless steel appliances and a spacious picture window. The 2.5-car detached garage offers ample storage space, while the generously sized fenced yard is perfect for unwinding and enjoying games or hobbies. Move-in ready, this residence includes the convenience of natural gas as well as central heating and air conditioning. FHA, USDA, & VA loans are welcome!

20. 2026-05-01
    price $174,900 455-char remark

    Show marketing remark (495 chars)

    This charming home features 3 to 4 bedrooms and 2 bathrooms, boasting an open-concept living room and kitchen equipped with new stainless steel appliances and a spacious picture window. The 2.5-car detached garage offers ample storage space, while the generously sized fenced yard is perfect for unwinding and enjoying games or hobbies. Move-in ready, this residence includes the convenience of natural gas as well as central heating and air conditioning. FHA, USDA, & VA loans are welcome!

21. 2026-05-01
    price $174,900 495-char remark

    Show marketing remark (495 chars)

    This charming home features 3 to 4 bedrooms and 2 bathrooms, boasting an open-concept living room and kitchen equipped with new stainless steel appliances and a spacious picture window. The 2.5-car detached garage offers ample storage space, while the generously sized fenced yard is perfect for unwinding and enjoying games or hobbies. Move-in ready, this residence includes the convenience of natural gas as well as central heating and air conditioning. FHA, USDA, & VA loans are welcome!

22. 2026-04-17
    listed $179,900 Active 455-char remark

    Show marketing remark (495 chars)

    This charming home features 3 to 4 bedrooms and 2 bathrooms, boasting an open-concept living room and kitchen equipped with new stainless steel appliances and a spacious picture window. The 2.5-car detached garage offers ample storage space, while the generously sized fenced yard is perfect for unwinding and enjoying games or hobbies. Move-in ready, this residence includes the convenience of natural gas as well as central heating and air conditioning. FHA, USDA, & VA loans are welcome!

23. 2026-04-17
    listed $179,900 Active 495-char remark

    Show marketing remark (495 chars)

    This charming home features 3 to 4 bedrooms and 2 bathrooms, boasting an open-concept living room and kitchen equipped with new stainless steel appliances and a spacious picture window. The 2.5-car detached garage offers ample storage space, while the generously sized fenced yard is perfect for unwinding and enjoying games or hobbies. Move-in ready, this residence includes the convenience of natural gas as well as central heating and air conditioning. FHA, USDA, & VA loans are welcome!

24. 2025-10-24
    soldstatus $165,000 Closed
25. 2025-10-24
    soldstatus $165,000 Closed
26. 2025-09-15
    status Pending
27. 2025-09-14
    status Pending
28. 2025-09-03
    listed $163,500 Active
29. 2025-09-03
    listed $163,500 Active

ⓘ 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: $1,001 · $83/mo
• Projected year-2 tax: $1,231 · $103/mo
• Expected delta: +$231/yr (+$19/mo · 23.0%)

ⓘ 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 2/10 Low 7 d/yr ≥101°F today · 16 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: $15,340
• − Mortgage interest: −$9,635
• − Property taxes: −$1,001
• − Insurance: −$860
• − Repairs & maintenance: −$1,227
• − Management: −$1,227
• − Depreciation: −$5,004
• Taxable loss: −$3,614
• Est. tax savings @ 24.0%: +$867
• After-tax cash flow: $301/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: West Central School Corporation
• NCES district ID: 1809360
• Math proficiency: 31% ▼ -6.00%
• Reading proficiency: 34% ▼ -10.00%
• Median HH income: $48,045
• Composite: 28.08/100
• National rank: #6834
• State rank: #211 of 301 in IN

Livability — Medaryville

• Score: 55/100
• State rank: #632
• US rank: #23559

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,067

Population outlook (Pulaski County) Hauer SSP2

• Today (2025): 11,942 people
• By 2030: 11,394 · -4.6%
• By 2040: 10,274 · -14.0%
• By 2050: 9,209 · -22.9%
• By 2075: 7,182 · -39.9%
• By 2100: 5,365 · -55.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Romanian 4% Iranian 4% Slovak 3%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Pulaski

• 2024 margin: Solid R (+53.7) · D 22.2% · R 75.9% · Other 1.9%
• 2008→2024 swing: -38.2pp toward R · 2008: -15.5pp · 2024: -53.7pp
• All cycles: 2024: R+53.7 2020: R+47.9 2016: R+46.5 2012: R+27.2 2008: R+15.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.31%
• Current HPI: 238.467
• 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

+5.2% since first listed

12 events — show timeline

• 2026-05-15 Price Changed $172,000 NIRA MLS as Distributed by MLS Grid
• 2026-05-15 Price Changed $172,000 IRMLS
• 2026-05-01 Price Changed $174,900 NIRA MLS as Distributed by MLS Grid
• 2026-05-01 Price Changed $174,900 IRMLS
• 2026-04-17 Listed $179,900 IRMLS
• 2026-04-17 Listed $179,900 NIRA MLS as Distributed by MLS Grid
• 2025-10-24 Sold (MLS) $165,000 IRMLS
• 2025-10-24 Sold (MLS) $165,000 NIRA MLS as Distributed by MLS Grid
• 2025-09-15 Pending — IRMLS
• 2025-09-14 Pending — NIRA MLS as Distributed by MLS Grid
• 2025-09-03 Listed $163,500 IRMLS
• 2025-09-03 Listed $163,500 NIRA MLS as Distributed by MLS Grid

Property tax history

+4.5%/yr

Latest (2024): $1,001 · +15.5% YoY. Source: county tax records.