1018 E 8th St · Veedersburg, IN 47987

$125,000

3 bd · 1.0 ba · 1,036 sqft · SingleFamily public records · 93 Days on market

Built 1915 1.00 ac lot $121/sqft · 54% above area Est $142k · 12% under

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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 +17.8/30.0
• ARV discount +13.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.6/10.0
• 1% rule +4.0/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome home! This two-story property is full of opportunity, whether you’re looking for something move-in ready or a space to make your own. Enjoy the convenience of a 3-car detached garage and a fully fenced-in yard—perfect for entertaining, pets, or play. With a newer roof already in place, some of the big-ticket items are taken care of. Being sold as-is, this home is ideal for buyers ready to step in and add their personal style.

Key facts

• Newer roof
• Fully fenced yard
• Detached garage

Tags

• DETACHED GARAGE
• FULLY FENCED YARD
• NEWER ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $102 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (9.7% below list).
• Recommended offer: $113k (9.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#395 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D-, amenities F, commute F.
• Southeast Fountain School Corporation (rural): math 34% / reading 43% proficiency, ranked #163 of 301 in IN (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 21 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 19 units permitted in Fountain County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($864 loan paydown + $12k appreciation (10.0% local appreciation)).
• Fountain County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y 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 $17k; list at $125k implies a 616% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $112,836 (9.7% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 D-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. 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.
7. 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.
8. 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: 0.90% ✗
• Cap rate: 7.27%
• Cash-on-cash: 3.49%
• DSCR: 1.16
• GRM: 9.2

CMA / ARV

• ARV (median comp): $142,500
• List price: $125,000
• Delta: -12.28%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.8%
• Equity multiple: 3.13×
• Total profit: $74,535
• Equity at exit: $112,610

10-year hold

• IRR: 23.4%
• Equity multiple: 7.12×
• Total profit: $214,336
• Equity at exit: $242,848

Cash invested: $35,000 (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 47987

• Home prices YoY: 4.8%
• Active inventory: 21
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,128 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$82 /mo · $984/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $102

Break-even live

Break-even rent $999

Max offer price $125,000

Occupancy floor 86%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
110 N Main St Unit 110 Veedersburg, IN	3.0	1.0	1386	$1,350	$0.97	21d	1	0.89mi
414 W Harrison St Apt 10 Veedersburg, IN	2.0	1.0	700	$799	$1.14	21d	1	1.19mi

Listing history 31 events

1. 2026-06-19
   days on market $125,000 Active 93 DOM
2. 2026-06-18
   days on market $125,000 Active 92 DOM
3. 2026-06-17
   days on market $125,000 Active 91 DOM
4. 2026-06-16
   days on market $125,000 Active 90 DOM
5. 2026-06-15
   days on market $125,000 Active 89 DOM
6. 2026-06-14
   days on market $125,000 Active 87 DOM
7. 2026-06-12
   days on market $125,000 Active 86 DOM
8. 2026-06-09
   days on market $125,000 Active 83 DOM
9. 2026-06-08
   days on market $125,000 Active 82 DOM
10. 2026-06-07
    days on market $125,000 Active 81 DOM
11. 2026-06-03
    days on market $125,000 Active 77 DOM
12. 2026-06-02
    days on market $125,000 Active 76 DOM
13. 2026-06-01
    days on market $125,000 Active 75 DOM
14. 2026-05-31
    days on market $125,000 Active 74 DOM
15. 2026-05-30
    days on market $125,000 Active 73 DOM
16. 2026-03-17
    listed $125,000 Active 449-char remark

    Show marketing remark (449 chars)

    Welcome home! This two-story property is full of opportunity, whether you’re looking for something move-in ready or a space to make your own. Enjoy the convenience of a 3-car detached garage and a fully fenced-in yard—perfect for entertaining, pets, or play. With a newer roof already in place, some of the big-ticket items are taken care of. Being sold as-is, this home is ideal for buyers ready to step in and add their personal style.

17. 2026-03-04
    historical
18. 2026-01-14
    price $125,000
19. 2026-01-01
    status Active
20. 2025-12-31
    historical
21. 2025-07-21
    status Active
22. 2025-07-21
    price $130,000
23. 2025-06-06
    historical
24. 2025-05-08
    price $140,000
25. 2025-01-09
    listed $150,000 Active
26. 2023-06-03
    historical
27. 2023-05-15
    status Active
28. 2023-04-27
    status Pending
29. 2023-03-28
    price $170,000
30. 2023-02-18
    listed $180,000 Active
31. 2012-02-20
    soldstatus $17,461

ⓘ 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: $984 · $82/mo
• Projected year-2 tax: $1,023 · $85/mo
• Expected delta: +$39/yr (+$3/mo · 4.0%)

ⓘ 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 3/10 Moderate 7 d/yr ≥102°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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,540
• − Mortgage interest: −$7,002
• − Property taxes: −$984
• − Insurance: −$625
• − Repairs & maintenance: −$1,083
• − Management: −$1,083
• − Depreciation: −$3,636
• Taxable loss: −$873
• Est. tax savings @ 24.0%: +$210
• After-tax cash flow: $1,431/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: Southeast Fountain School Corporation
• NCES district ID: 1810620
• Math proficiency: 34% ▼ -8.00%
• Reading proficiency: 43% ▼ -5.00%
• Median HH income: $44,911
• Composite: 32.73/100
• National rank: #5640
• State rank: #163 of 301 in IN

Livability — Veedersburg

• Score: 64/100
• State rank: #395
• US rank: #14573

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Veedersburg, IN
• Population (ZIP): 3,705

Population outlook (Fountain County) Hauer SSP2

• Today (2025): 15,481 people
• By 2030: 14,841 · -4.1%
• By 2040: 13,505 · -12.8%
• By 2050: 12,149 · -21.5%
• By 2075: 9,214 · -40.5%
• By 2100: 6,463 · -58.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Fountain

• 2024 margin: Solid R (+60.0) · D 19.1% · R 79.1% · Other 1.8%
• 2008→2024 swing: -45.6pp toward R · 2008: -14.4pp · 2024: -60.0pp
• All cycles: 2024: R+60.0 2020: R+56.7 2016: R+56.0 2012: R+34.2 2008: R+14.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.85%
• Current HPI: 235.6913
• 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

+615.9% since first listed

16 events — show timeline

• 2026-03-17 Listed $125,000 IRMLS
• 2026-03-04 Listing Removed — MIBOR as Distributed by MLS Grid
• 2026-01-14 Price Changed $125,000 MIBOR as Distributed by MLS Grid
• 2026-01-01 Relisted — MIBOR as Distributed by MLS Grid
• 2025-12-31 Listing Removed — MIBOR as Distributed by MLS Grid
• 2025-07-21 Relisted — MIBOR as Distributed by MLS Grid
• 2025-07-21 Price Changed $130,000 MIBOR as Distributed by MLS Grid
• 2025-06-06 Listing Removed — MIBOR as Distributed by MLS Grid
• 2025-05-08 Price Changed $140,000 MIBOR as Distributed by MLS Grid
• 2025-01-09 Listed $150,000 MIBOR as Distributed by MLS Grid
• 2023-06-03 Listing Removed — MIBOR as Distributed by MLS Grid
• 2023-05-15 Relisted — MIBOR as Distributed by MLS Grid
• 2023-04-27 Pending — MIBOR as Distributed by MLS Grid
• 2023-03-28 Price Changed $170,000 MIBOR as Distributed by MLS Grid
• 2023-02-18 Listed $180,000 MIBOR as Distributed by MLS Grid
• 2012-02-20 Sold (Public Records) $17,461 Public Records

Property tax history

+1.2%/yr

Latest (2024): $984 · -3.4% YoY. Source: county tax records.