1309 Jackson Park Pl · Seymour, IN 47274

$149,900

2 bd · 1.5 ba · 1,098 sqft · Condo public records · 40 Days on market

Built 2010 $137/sqft · 10% below area Est $199k · 25% under $120/mo HOA · 10% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +10.2/30.0
• Livability +3.4/5.0
• DSCR +2.9/10.0
• 1% rule +2.7/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Work all the time and don't have time for exterior upkeep??? Tired of renting?? This adorable Townhouse is all set and ready to go! 2 bedroom, 1.5 bath, covered patio! Many updates include, kitchen cabinets & counter tops, painting, upstairs windows, HVAC, water heater. 1 car carport! Exterior is maintenanced by the HOA, $90 per month fee. All kitchen appliances and washer/dryer REMAIN!!!

Key facts

• $120 HOA
• Garage
• Built 2010

Property features AI

Finance

• HOA & community: Homeowners association with a $120 monthly fee

Exterior

• Parking: 1-car garage; Carport
• Utilities: Public water (connected); Public sewer
• Home design: 2-story residence; Frame construction; Residential zoning
• Construction: Frame construction
• Exterior features: Covered patio

Interior

• Kitchen: Microwave; Oven; Range
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Entrance foyer; Eat-in kitchen; Skylights
• Laundry & utility: Washer; Dryer; Laundry closet on upper level

🏷️ Possibly a rental listed for sale. The $149,900 price doesn't fit this home's estimated sale value (~$199,000) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $-86 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $135k (10.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (22.6% below list).
• Recommended offer: $116k (22.6% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 3.4% in Seymour — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 68/100 on livability (#211 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, health & safety D, amenities F.
• Seymour Community Schools (town): math 27% / reading 33% proficiency, ranked #239 of 301 in IN (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Margaret R Brown Elementary School (math 20% / reading 12%, grade F, #854 of 994 statewide, top 86%, 620 students, 85% FRL); Seymour Middle School (math 20% / reading 30%, grade F, #247 of 330 statewide, top 76%, 1,178 students, 71% FRL); Seymour Senior High School (math 29% / reading 55%, grade F, #197 of 369 statewide, top 57%, 1,690 students, 57% FRL) — zoned schools average 71% FRL vs 47% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 255 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 101 units permitted in Jackson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Jackson County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y 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 $92k; list at $150k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,072 (22.6% 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 40 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.77% ✗
• Cap rate: 5.61%
• Cash-on-cash: -2.45%
• DSCR: 0.89
• GRM: 10.8

CMA / ARV

• ARV (median comp): $199,000
• List price: $149,900
• Delta: -24.67%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -20.4%
• Equity multiple: 0.29×
• Total profit: $-29,741
• Equity at exit: $22,351

10-year hold

• IRR: -13.5%
• Equity multiple: 0.22×
• Total profit: $-32,925
• Equity at exit: $12,961

Cash invested: $41,972 (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 47274

• Active inventory: 255
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,161 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$34 /mo · $407/yr
• Insurance: −$62
• HOA: −$120
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $-86

Break-even live

Break-even rent $1,269

Max offer price $134,791

Occupancy floor —

Sensitivity live

Price	-10% $-1	-5% $-43	+0% $-86	+5% $-128	+10% $-170
Rent	-10% $-177	-5% $-131	+0% $-86	+5% $-40	+10% $6
Rate	-1.0pp $-10	-0.5pp $-47	base $-86	+0.5pp $-124	+1.0pp $-164

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
309 Holiday Sq Seymour, IN	1.0	1.0	775	$1,100	$1.42	45d	1	0.97mi

HOA detail condo

• Monthly dues: $120 · $1,440/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-21
   days on market $149,900 Active 40 DOM
2. 2026-06-19
   days on market $149,900 Active 38 DOM
3. 2026-06-18
   days on market $149,900 Active 37 DOM
4. 2026-06-17
   days on market $149,900 Active 36 DOM
5. 2026-06-16
   pricedays on market $149,900 Active 35 DOM
6. 2026-06-15
   days on market $152,500 Active 34 DOM
7. 2026-06-14
   days on market $152,500 Active 32 DOM
8. 2026-06-13
   days on market $152,500 Active 31 DOM
9. 2026-06-10
   days on market $152,500 Active 29 DOM
10. 2026-06-09
    days on market $152,500 Active 28 DOM
11. 2026-06-08
    days on market $152,500 Active 27 DOM
12. 2026-06-07
    days on market $152,500 Active 26 DOM
13. 2026-06-05
    days on market $152,500 Active 23 DOM
14. 2026-06-03
    days on market $152,500 Active 22 DOM
15. 2026-06-02
    days on market $152,500 Active 21 DOM
16. 2026-06-01
    days on market $152,500 Active 20 DOM
17. 2026-05-31
    days on market $152,500 Active 19 DOM
18. 2026-05-30
    days on market $152,500 Active 18 DOM
19. 2026-05-12
    listed $155,000 Active 493-char remark
20. 2020-12-18
    soldstatus $91,500 395-char remark

    Show marketing remark (395 chars)

    Work all the time and don't have time for exterior upkeep??? Tired of renting?? This adorable Townhouse is all set and ready to go! 2 bedroom, 1.5 bath, covered patio! Many updates include, kitchen cabinets & counter tops, painting, upstairs windows, HVAC, water heater. 1 car carport! Exterior is maintenanced by the HOA, $90 per month fee. All kitchen appliances and washer/dryer REMAIN!!!

21. 2020-10-21
    listed $91,500 395-char remark

    Show marketing remark (395 chars)

    Work all the time and don't have time for exterior upkeep??? Tired of renting?? This adorable Townhouse is all set and ready to go! 2 bedroom, 1.5 bath, covered patio! Many updates include, kitchen cabinets & counter tops, painting, upstairs windows, HVAC, water heater. 1 car carport! Exterior is maintenanced by the HOA, $90 per month fee. All kitchen appliances and washer/dryer REMAIN!!!

22. 2005-10-28
    soldstatus $51,000

    Show marketing remark (159 chars)

    Condo totally renovated in last 3 years. Seller will provide home warranty for the right purchase price. Subject to association regulations & $80 mo. dues.

23. 2005-07-28
    listed $54,900

    Show marketing remark (159 chars)

    Condo totally renovated in last 3 years. Seller will provide home warranty for the right purchase price. Subject to association regulations & $80 mo. dues.

ⓘ 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: $407 · $34/mo
• Projected year-2 tax: $841 · $70/mo
• Expected delta: +$433/yr (+$36/mo · 106.4%)

ⓘ 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 5/10 Major 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,929
• − Mortgage interest: −$8,397
• − Property taxes: −$407
• − Insurance: −$750
• − Repairs & maintenance: −$1,114
• − Management: −$1,114
• − HOA: −$1,440
• − Depreciation: −$4,361
• Taxable loss: −$3,654
• Est. tax savings @ 24.0%: +$877
• After-tax cash flow: $-149/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: Seymour Community Schools
• NCES district ID: 1810080
• Math proficiency: 27% ▼ -10.00%
• Reading proficiency: 33% ▼ -9.00%
• Median HH income: $46,122
• Composite: 25.81/100
• National rank: #7362
• State rank: #239 of 301 in IN

Livability — Seymour

• Score: 68/100
• State rank: #211
• US rank: #9328

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Seymour, IN
• County: Jackson County · 33,068 people
• City population: 33,068
• Metro: Seymour, IN
• Population (ZIP): 33,068
• Household income: $71,457
• Rent vs Own: 33.1% rent · 66.9% own
• Severe rent burden: 453.0

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 46,376 people
• By 2030: 47,344 · +2.1%
• By 2040: 48,936 · +5.5%
• By 2050: 49,738 · +7.2%
• By 2075: 50,435 · +8.8%
• By 2100: 46,321 · -0.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 18% Two or more races 12% Asian 3% Black 1% Native American 1%
• Hispanic origin (detail): Mexican 10% Puerto Rican 2%
• Common ancestry: Slovak 2% Romanian 2% Iranian 1%
• Foreign-born: 11% · Canada
• Languages at home: 85% English-only · Spanish 12% Other Asian/Pacific 2% Other Indo-European 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+55.3) · D 21.5% · R 76.8% · Other 1.7%
• 2008→2024 swing: -41.6pp toward R · 2008: -13.7pp · 2024: -55.3pp
• All cycles: 2024: R+55.3 2020: R+53.3 2016: R+51.4 2012: R+27.4 2008: R+13.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -146.47%
• Current HPI: 211.9507
• Rent YoY: —
• Metro: Seymour, 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

+173.0% since first listed

7 events — show timeline

• 2026-06-15 Price Changed $149,900 SIRA
• 2026-05-28 Price Changed $152,500 SIRA
• 2026-05-12 Listed $155,000 SIRA
• 2020-12-18 Sold (MLS) $91,500 MIBOR as Distributed by MLS Grid
• 2020-10-21 Listed $91,500 MIBOR as Distributed by MLS Grid
• 2005-10-28 Sold (MLS) $51,000 MIBOR as Distributed by MLS Grid
• 2005-07-28 Listed $54,900 MIBOR as Distributed by MLS Grid

Property tax history

-10.5%/yr

Latest (2024): $407 · +31.3% YoY. Source: county tax records.