4280 W 1400 N · Nyona Lake, IN 46951

$100,000

3 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 1 Days on market

Built 1987 10 ac lot

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Why this score? — see what drove the C 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 +26.1/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Tucked away at the end of a quiet dead-end road, this versatile recreational and rural property offers a rare combination of privacy, wildlife habitat, and future potential. Spanning approximately 10 acres total, this property includes 6.43+/- wooded acres and 3.57+/- additional acres featuring open ground and pasture, creating an ideal blend of cover, habitat, and usable land for a variety of outdoor and residential opportunities. The wooded acreage provides excellent seclusion and natural beauty while creating outstanding habitat for wildlife. Thick cover combined with a wetland area delivers the diverse environment that deer, turkey, and other native wildlife depend on, making this an at

Key facts

• Wildlife habitat
• Wooded acres
• Wetland area

Tags

• QUIET DEAD-END ROAD
• WOODED ACRES
• WILDLIFE HABITAT
• WETLAND AREA
• LIVESTOCK AND HAY BARN
• EXISTING ELECTRIC SERVICE

Property features AI

Exterior

• Parking: Attached garage; Two garage spaces; Off-street parking
• Utilities: Private well water; No public sewer
• Home design: Single-family residence; Site-built home; One story
• Construction: Shingle siding and vinyl siding construction; Built as site-built (year not listed)
• Exterior features: Level, wooded lot; Barbed wire and wire fencing; Barn(s) on the property; Shingle roof

Interior

• Flooring: Other flooring
• Bathrooms: One full bathroom (main level)
• Heating & cooling: No heating system listed; No cooling system listed
• Interior features: One fireplace; No basement; Main-level laundry
• Laundry & utility: Laundry located on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $251 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• North Miami Community Schools (rural): math 26% / reading 42% proficiency, ranked #197 of 301 in IN (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: North Miami Elementary School (math 36% / reading 37%, grade F, #571 of 994 statewide, top 58%, 369 students, 52% FRL) — zoned schools average 52% FRL vs 26% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 17 active listings in the ZIP; 35 units permitted in Miami County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Miami County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $100,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.09% ✓
• Cap rate: 9.31%
• Cash-on-cash: 10.76%
• DSCR: 1.48
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-242
• Equity at exit: $14,910

10-year hold

• IRR: 9.4%
• Equity multiple: 1.72×
• Total profit: $20,252
• Equity at exit: $8,646

Cash invested: $28,000 (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 46951

• Home prices YoY: -16.5%
• Active inventory: 17
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,092 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$45 /mo · $542/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $251

Break-even live

Break-even rent $774

Max offer price $100,000

Occupancy floor 72%

Sensitivity live

Price	-10% $308	-5% $279	+0% $251	+5% $223	+10% $195
Rent	-10% $165	-5% $208	+0% $251	+5% $294	+10% $337
Rate	-1.0pp $301	-0.5pp $277	base $251	+0.5pp $225	+1.0pp $199

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-26
   listed $100,000 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: $542 · $45/mo
• Projected year-2 tax: $696 · $58/mo
• Expected delta: +$154/yr (+$13/mo · 28.4%)

ⓘ 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: $13,100
• − Mortgage interest: −$5,602
• − Property taxes: −$542
• − Insurance: −$500
• − Repairs & maintenance: −$1,048
• − Management: −$1,048
• − Depreciation: −$2,909
• Taxable income: $1,451
• Est. tax owed @ 24.0%: −$348
• After-tax cash flow: $2,665/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: North Miami Community Schools
• NCES district ID: 1807890
• Math proficiency: 26% ▼ -10.00%
• Reading proficiency: 42% ▼ -3.00%
• Median HH income: $49,863
• Composite: 29.45/100
• National rank: #6513
• State rank: #197 of 301 in IN

Livability — Nyona Lake

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

Census & demographics

• Population (ZIP): 2,016

Population outlook (Miami County) Hauer SSP2

• Today (2025): 34,421 people
• By 2030: 33,571 · -2.5%
• By 2040: 31,919 · -7.3%
• By 2050: 30,313 · -11.9%
• By 2075: 26,202 · -23.9%
• By 2100: 20,856 · -39.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 6%
• Common ancestry: Iranian 3% English 3% Italian 2%
• Foreign-born: 0%
• Languages at home: 97% English-only · German/W. Germanic 3%

Political lean MEDSL · Miami

• 2024 margin: Solid R (+54.5) · D 21.8% · R 76.3% · Other 1.9%
• 2008→2024 swing: -35.1pp toward R · 2008: -19.5pp · 2024: -54.5pp
• All cycles: 2024: R+54.5 2020: R+53.1 2016: R+53.6 2012: R+30.9 2008: R+19.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -44.39%
• Current HPI: 224.6246
• 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

1 event — show timeline

• 2026-05-26 Listed $100,000 IRMLS

Property tax history

+2.8%/yr

Latest (2024): $542 · -10.9% YoY. Source: county tax records.