319 State St · Lynn, IN 47355

$65,000

4 bd · 1.0 ba · 1,496 sqft · SingleFamily public records

Built 1942 0.34 ac lot

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Fixer up home

Key facts

• 0.34 acre lot
• Garage
• Built 1942

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $544 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).

Location & tenants

• Location reads 66/100 on livability (#285 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: health & safety C-, schools D+, amenities F.
• Randolph Southern School Corporation (rural): math 33% / reading 39% proficiency, ranked #181 of 301 in IN (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 8 active listings in the ZIP; 19 units permitted in Randolph County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($449 loan paydown + $6k appreciation (10.0% local appreciation)).
• Randolph County population projected at -26% 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,000

Questions for the listing agent

1. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.85% ✓
• Cap rate: 16.34%
• Cash-on-cash: 35.87%
• DSCR: 2.60
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $178,024
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
410 N Main St	0.20mi	4/1.5	1,311 (-12%)	5mo	$15,500	$12	64
208 Enterprise St	0.38mi	3/2.0 (-1)	1,537 (+3%)	7mo	$184,900	$120	62
410 S Main St	0.57mi	3/2.0 (-1)	1,500 (+0%)	4mo	$205,000	$137	61
310 N Franklin St	0.33mi	3/1.0 (-1)	1,490 (-0%)	24mo	$56,000	$38	60
112 N Garfield St	0.27mi	3/1.0 (-1)	1,280 (-14%)	3mo	$128,000	$100	56
312 S Main St	0.42mi	4/1.5	1,664 (+11%)	10mo	$110,000	$66	51
607 Westwood Dr	0.56mi	3/2.0 (-1)	1,484 (-1%)	18mo	$185,000	$125	49
705 Westwood Dr	0.63mi	3/2.0 (-1)	1,397 (-7%)	13mo	$166,500	$119	40
2990 US 36	0.70mi	3/2.0 (-1)	1,602 (+7%)	9mo	$345,000	$215	39
710 Westwood Dr	0.65mi	3/1.5 (-1)	1,300 (-13%)	16mo	$150,000	$115	27

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

Projected returns pro-forma

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

5-year hold

• IRR: 51.8%
• Equity multiple: 4.85×
• Total profit: $70,047
• Equity at exit: $58,557

10-year hold

• IRR: 45.4%
• Equity multiple: 10.84×
• Total profit: $179,011
• Equity at exit: $126,281

Cash invested: $18,200 (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 47355

• Home prices YoY: 12.3%
• Active inventory: 8
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,205 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$40 /mo · $483/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $544

Break-even live

Break-even rent $517

Max offer price $65,000

Occupancy floor 50%

Sensitivity live

Price	-10% $581	-5% $562	+0% $544	+5% $526	+10% $507
Rent	-10% $449	-5% $496	+0% $544	+5% $592	+10% $639
Rate	-1.0pp $577	-0.5pp $561	base $544	+0.5pp $527	+1.0pp $510

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-18
   remarks 13-char remark
2. 2026-06-18
   listed $65,000 Pending

ⓘ 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: $483 · $40/mo
• Projected year-2 tax: $518 · $43/mo
• Expected delta: +$35/yr (+$3/mo · 7.2%)

ⓘ 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 ≥98°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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,465
• − Mortgage interest: −$3,641
• − Property taxes: −$483
• − Insurance: −$325
• − Repairs & maintenance: −$1,157
• − Management: −$1,157
• − Depreciation: −$1,891
• Taxable income: $5,811
• Est. tax owed @ 24.0%: −$1,395
• After-tax cash flow: $5,134/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: Randolph Southern School Corporation
• NCES district ID: 1810740
• Math proficiency: 33% ▼ -12.00%
• Reading proficiency: 39% ▼ -10.00%
• Median HH income: $47,369
• Composite: 30.91/100
• National rank: #6113
• State rank: #181 of 301 in IN

Livability — Lynn

• Score: 66/100
• State rank: #285
• US rank: #11678

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lynn, IN
• Population (ZIP): 2,966

Population outlook (Randolph County) Hauer SSP2

• Today (2025): 22,998 people
• By 2030: 21,815 · -5.1%
• By 2040: 19,360 · -15.8%
• By 2050: 17,010 · -26.0%
• By 2075: 12,491 · -45.7%
• By 2100: 8,986 · -60.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 8% Two or more races 3%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 3% Iranian 2% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Randolph

• 2024 margin: Solid R (+53.7) · D 22.3% · R 75.9% · Other 1.8%
• 2008→2024 swing: -44.9pp toward R · 2008: -8.8pp · 2024: -53.7pp
• All cycles: 2024: R+53.7 2020: R+52.4 2016: R+48.5 2012: R+24.1 2008: R+8.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 26.80%
• Current HPI: 245.0558
• 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

Property tax history

+43.4%/yr

Latest (2024): $483 · +1304.9% YoY. Source: county tax records.