3514 W Mill Creek Dr · Lake Holiday Hideaway, IN 47952

$98,000

2 bd · 1.5 ba · 1,271 sqft · SingleFamily public records · 317 Days on market

Built 1974 0.41 ac lot $77/sqft · 16% below area Est $117k · 17% under $45/mo HOA · 4% of rent ↓ 18% since listing

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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 +19.9/30.0
• ARV discount +14.9/15.0
• Appreciation +10.0/10.0
• DSCR +6.3/10.0
• 1% rule +5.9/10.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Looking for Lake life? This well-groomed 2-bedroom, 1.5 bathroom home is now available for you to enjoy all those relaxed Lake life activities: swimming, beach, boating and fishing. This property has a cozy great room, kitchen, and dining room. Master bedroom with convenient connecting bathroom. All brand-new carpet in the living room and hallway. Updated hardwood vinyl flooring in the kitchen. Property is located on 0.41 acres with a great open backyard with plenty of space to have your friends and family over. Breezeway connects the main house to the two-car oversized garage. All appliances included, Move in ready! New roof in 2023.

Key facts

• Great open backyard
• Breezeway connects
• Brand new carpet

Tags

• GREAT OPEN BACKYARD
• BREEZEWAY CONNECTS
• BRAND NEW CARPET

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $119 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $86k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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: 19 active listings in the ZIP; 19 units permitted in Fountain County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($678 loan paydown + $10k 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 $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 317 days — a 12% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $26k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $86,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 317 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 1.09% ✓
• Cap rate: 7.75%
• Cash-on-cash: 5.21%
• DSCR: 1.23
• GRM: 7.7

CMA / ARV

• ARV (median comp): $117,369
• List price: $98,000
• Delta: -16.50%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3594 Roland Dr	0.34mi	2/1.5	1,152 (-9%)	12mo	$174,000	$151	59

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: 28.1%
• Equity multiple: 3.22×
• Total profit: $61,004
• Equity at exit: $88,286

10-year hold

• IRR: 24.5%
• Equity multiple: 7.33×
• Total profit: $173,768
• Equity at exit: $190,392

Cash invested: $27,440 (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 47952

• Home prices YoY: 34.4%
• Active inventory: 19
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,065 medium
• Mortgage (P&I): −$514
• Tax est. 1.5%: −$122 /mo · $1,470/yr
• Insurance: −$41
• HOA: −$45
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $119

Break-even live

Break-even rent $914

Max offer price $98,000

Occupancy floor 84%

Sensitivity live

Price	-10% $187	-5% $153	+0% $119	+5% $85	+10% $51
Rent	-10% $35	-5% $77	+0% $119	+5% $161	+10% $203
Rate	-1.0pp $168	-0.5pp $144	base $119	+0.5pp $94	+1.0pp $68

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $45 · $540/yr

Listing history 31 events

1. 2026-06-19
   days on market $98,000 Active 317 DOM
2. 2026-06-18
   days on market $98,000 Active 316 DOM
3. 2026-06-17
   days on market $98,000 Active 315 DOM
4. 2026-06-16
   days on market $98,000 Active 314 DOM
5. 2026-06-15
   days on market $98,000 Active 313 DOM
6. 2026-06-14
   days on market $98,000 Active 311 DOM
7. 2026-06-12
   days on market $98,000 Active 310 DOM
8. 2026-06-09
   days on market $98,000 Active 307 DOM
9. 2026-06-08
   days on market $98,000 Active 306 DOM
10. 2026-06-07
    days on market $98,000 Active 305 DOM
11. 2026-06-03
    days on market $98,000 Active 301 DOM
12. 2026-06-02
    days on market $98,000 Active 300 DOM
13. 2026-06-01
    days on market $98,000 Active 299 DOM
14. 2026-05-31
    pricedays on market $98,000 Active 298 DOM
15. 2026-05-30
    days on market $102,000 Active 297 DOM
16. 2026-03-06
    price $102,000 642-char remark

    Show marketing remark (642 chars)

    Looking for Lake life? This well-groomed 2-bedroom, 1.5 bathroom home is now available for you to enjoy all those relaxed Lake life activities: swimming, beach, boating and fishing. This property has a cozy great room, kitchen, and dining room. Master bedroom with convenient connecting bathroom. All brand-new carpet in the living room and hallway. Updated hardwood vinyl flooring in the kitchen. Property is located on 0.41 acres with a great open backyard with plenty of space to have your friends and family over. Breezeway connects the main house to the two-car oversized garage. All appliances included, Move in ready! New roof in 2023.

17. 2026-03-06
    price $102,000 642-char remark

    Show marketing remark (642 chars)

    Looking for Lake life? This well-groomed 2-bedroom, 1.5 bathroom home is now available for you to enjoy all those relaxed Lake life activities: swimming, beach, boating and fishing. This property has a cozy great room, kitchen, and dining room. Master bedroom with convenient connecting bathroom. All brand-new carpet in the living room and hallway. Updated hardwood vinyl flooring in the kitchen. Property is located on 0.41 acres with a great open backyard with plenty of space to have your friends and family over. Breezeway connects the main house to the two-car oversized garage. All appliances included, Move in ready! New roof in 2023.

18. 2026-03-06
    price $102,000

    Show marketing remark (642 chars)

    Looking for Lake life? This well-groomed 2-bedroom, 1.5 bathroom home is now available for you to enjoy all those relaxed Lake life activities: swimming, beach, boating and fishing. This property has a cozy great room, kitchen, and dining room. Master bedroom with convenient connecting bathroom. All brand-new carpet in the living room and hallway. Updated hardwood vinyl flooring in the kitchen. Property is located on 0.41 acres with a great open backyard with plenty of space to have your friends and family over. Breezeway connects the main house to the two-car oversized garage. All appliances included, Move in ready! New roof in 2023.

19. 2026-02-02
    price $104,000 642-char remark

    Show marketing remark (642 chars)

    Looking for Lake life? This well-groomed 2-bedroom, 1.5 bathroom home is now available for you to enjoy all those relaxed Lake life activities: swimming, beach, boating and fishing. This property has a cozy great room, kitchen, and dining room. Master bedroom with convenient connecting bathroom. All brand-new carpet in the living room and hallway. Updated hardwood vinyl flooring in the kitchen. Property is located on 0.41 acres with a great open backyard with plenty of space to have your friends and family over. Breezeway connects the main house to the two-car oversized garage. All appliances included, Move in ready! New roof in 2023.

20. 2025-11-04
    status Active 642-char remark

    Show marketing remark (642 chars)

    Looking for Lake life? This well-groomed 2-bedroom, 1.5 bathroom home is now available for you to enjoy all those relaxed Lake life activities: swimming, beach, boating and fishing. This property has a cozy great room, kitchen, and dining room. Master bedroom with convenient connecting bathroom. All brand-new carpet in the living room and hallway. Updated hardwood vinyl flooring in the kitchen. Property is located on 0.41 acres with a great open backyard with plenty of space to have your friends and family over. Breezeway connects the main house to the two-car oversized garage. All appliances included, Move in ready! New roof in 2023.

21. 2025-11-04
    price $104,000 642-char remark

    Show marketing remark (642 chars)

    Looking for Lake life? This well-groomed 2-bedroom, 1.5 bathroom home is now available for you to enjoy all those relaxed Lake life activities: swimming, beach, boating and fishing. This property has a cozy great room, kitchen, and dining room. Master bedroom with convenient connecting bathroom. All brand-new carpet in the living room and hallway. Updated hardwood vinyl flooring in the kitchen. Property is located on 0.41 acres with a great open backyard with plenty of space to have your friends and family over. Breezeway connects the main house to the two-car oversized garage. All appliances included, Move in ready! New roof in 2023.

22. 2025-11-04
    price $104,000

    Show marketing remark (642 chars)

    Looking for Lake life? This well-groomed 2-bedroom, 1.5 bathroom home is now available for you to enjoy all those relaxed Lake life activities: swimming, beach, boating and fishing. This property has a cozy great room, kitchen, and dining room. Master bedroom with convenient connecting bathroom. All brand-new carpet in the living room and hallway. Updated hardwood vinyl flooring in the kitchen. Property is located on 0.41 acres with a great open backyard with plenty of space to have your friends and family over. Breezeway connects the main house to the two-car oversized garage. All appliances included, Move in ready! New roof in 2023.

23. 2025-11-04
    status Active

    Show marketing remark (642 chars)

    Looking for Lake life? This well-groomed 2-bedroom, 1.5 bathroom home is now available for you to enjoy all those relaxed Lake life activities: swimming, beach, boating and fishing. This property has a cozy great room, kitchen, and dining room. Master bedroom with convenient connecting bathroom. All brand-new carpet in the living room and hallway. Updated hardwood vinyl flooring in the kitchen. Property is located on 0.41 acres with a great open backyard with plenty of space to have your friends and family over. Breezeway connects the main house to the two-car oversized garage. All appliances included, Move in ready! New roof in 2023.

24. 2025-10-30
    status Pending 642-char remark

    Show marketing remark (642 chars)

    Looking for Lake life? This well-groomed 2-bedroom, 1.5 bathroom home is now available for you to enjoy all those relaxed Lake life activities: swimming, beach, boating and fishing. This property has a cozy great room, kitchen, and dining room. Master bedroom with convenient connecting bathroom. All brand-new carpet in the living room and hallway. Updated hardwood vinyl flooring in the kitchen. Property is located on 0.41 acres with a great open backyard with plenty of space to have your friends and family over. Breezeway connects the main house to the two-car oversized garage. All appliances included, Move in ready! New roof in 2023.

25. 2025-10-30
    status Pending

    Show marketing remark (642 chars)

    Looking for Lake life? This well-groomed 2-bedroom, 1.5 bathroom home is now available for you to enjoy all those relaxed Lake life activities: swimming, beach, boating and fishing. This property has a cozy great room, kitchen, and dining room. Master bedroom with convenient connecting bathroom. All brand-new carpet in the living room and hallway. Updated hardwood vinyl flooring in the kitchen. Property is located on 0.41 acres with a great open backyard with plenty of space to have your friends and family over. Breezeway connects the main house to the two-car oversized garage. All appliances included, Move in ready! New roof in 2023.

26. 2025-08-23
    price $114,000 642-char remark

    Show marketing remark (642 chars)

    Looking for Lake life? This well-groomed 2-bedroom, 1.5 bathroom home is now available for you to enjoy all those relaxed Lake life activities: swimming, beach, boating and fishing. This property has a cozy great room, kitchen, and dining room. Master bedroom with convenient connecting bathroom. All brand-new carpet in the living room and hallway. Updated hardwood vinyl flooring in the kitchen. Property is located on 0.41 acres with a great open backyard with plenty of space to have your friends and family over. Breezeway connects the main house to the two-car oversized garage. All appliances included, Move in ready! New roof in 2023.

27. 2025-08-23
    price $114,000 642-char remark

    Show marketing remark (642 chars)

    Looking for Lake life? This well-groomed 2-bedroom, 1.5 bathroom home is now available for you to enjoy all those relaxed Lake life activities: swimming, beach, boating and fishing. This property has a cozy great room, kitchen, and dining room. Master bedroom with convenient connecting bathroom. All brand-new carpet in the living room and hallway. Updated hardwood vinyl flooring in the kitchen. Property is located on 0.41 acres with a great open backyard with plenty of space to have your friends and family over. Breezeway connects the main house to the two-car oversized garage. All appliances included, Move in ready! New roof in 2023.

28. 2025-08-23
    price $114,000

    Show marketing remark (642 chars)

    Looking for Lake life? This well-groomed 2-bedroom, 1.5 bathroom home is now available for you to enjoy all those relaxed Lake life activities: swimming, beach, boating and fishing. This property has a cozy great room, kitchen, and dining room. Master bedroom with convenient connecting bathroom. All brand-new carpet in the living room and hallway. Updated hardwood vinyl flooring in the kitchen. Property is located on 0.41 acres with a great open backyard with plenty of space to have your friends and family over. Breezeway connects the main house to the two-car oversized garage. All appliances included, Move in ready! New roof in 2023.

29. 2025-08-02
    listed $124,000 Active 642-char remark

    Show marketing remark (642 chars)

    Looking for Lake life? This well-groomed 2-bedroom, 1.5 bathroom home is now available for you to enjoy all those relaxed Lake life activities: swimming, beach, boating and fishing. This property has a cozy great room, kitchen, and dining room. Master bedroom with convenient connecting bathroom. All brand-new carpet in the living room and hallway. Updated hardwood vinyl flooring in the kitchen. Property is located on 0.41 acres with a great open backyard with plenty of space to have your friends and family over. Breezeway connects the main house to the two-car oversized garage. All appliances included, Move in ready! New roof in 2023.

30. 2025-08-01
    listed $124,000 Active 642-char remark

    Show marketing remark (642 chars)

    Looking for Lake life? This well-groomed 2-bedroom, 1.5 bathroom home is now available for you to enjoy all those relaxed Lake life activities: swimming, beach, boating and fishing. This property has a cozy great room, kitchen, and dining room. Master bedroom with convenient connecting bathroom. All brand-new carpet in the living room and hallway. Updated hardwood vinyl flooring in the kitchen. Property is located on 0.41 acres with a great open backyard with plenty of space to have your friends and family over. Breezeway connects the main house to the two-car oversized garage. All appliances included, Move in ready! New roof in 2023.

31. 2025-08-01
    listed $124,000 Active

    Show marketing remark (642 chars)

    Looking for Lake life? This well-groomed 2-bedroom, 1.5 bathroom home is now available for you to enjoy all those relaxed Lake life activities: swimming, beach, boating and fishing. This property has a cozy great room, kitchen, and dining room. Master bedroom with convenient connecting bathroom. All brand-new carpet in the living room and hallway. Updated hardwood vinyl flooring in the kitchen. Property is located on 0.41 acres with a great open backyard with plenty of space to have your friends and family over. Breezeway connects the main house to the two-car oversized garage. All appliances included, Move in ready! New roof in 2023.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,780
• − Mortgage interest: −$5,490
• − Property taxes: −$1,470
• − Insurance: −$490
• − Repairs & maintenance: −$1,022
• − Management: −$1,022
• − HOA: −$540
• − Depreciation: −$2,851
• Taxable loss: −$105
• Est. tax savings @ 24.0%: +$25
• After-tax cash flow: $1,455/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 — Lake Holiday Hideaway

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

Census & demographics

• Census place: Lake Holiday Hideaway, IN
• Population (ZIP): 2,676

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 (92%)
• Race & ethnicity: White 92% Two or more races 3% Black 1% Hispanic / Latino 1%
• Common ancestry: Lithuanian 4% Romanian 3% Iranian 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: ▲ 58.17%
• Current HPI: 227.38
• 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

-17.7% since first listed

16 events — show timeline

• 2026-03-06 Price Changed $102,000 THAAR
• 2026-03-06 Price Changed $102,000 IRMLS
• 2026-03-06 Price Changed $102,000 MIBOR as Distributed by MLS Grid
• 2026-02-02 Price Changed $104,000 THAAR
• 2025-11-04 Relisted — IRMLS
• 2025-11-04 Price Changed $104,000 IRMLS
• 2025-11-04 Price Changed $104,000 MIBOR as Distributed by MLS Grid
• 2025-11-04 Relisted — MIBOR as Distributed by MLS Grid
• 2025-10-30 Pending — IRMLS
• 2025-10-30 Pending — MIBOR as Distributed by MLS Grid
• 2025-08-23 Price Changed $114,000 THAAR
• 2025-08-23 Price Changed $114,000 IRMLS
• 2025-08-23 Price Changed $114,000 MIBOR as Distributed by MLS Grid
• 2025-08-02 Listed $124,000 THAAR
• 2025-08-01 Listed $124,000 IRMLS
• 2025-08-01 Listed $124,000 MIBOR as Distributed by MLS Grid

Property tax history

-8.0%/yr

Latest (2024): $21 · +2.0% YoY. Source: county tax records.