7665 S St Rd 46 · Riley, IN 47887

$139,900

3 bd · 1.0 ba · 1,306 sqft · SingleFamily · 23 Days on market

Built 1910 Average condition 7,405 sqft lot

---

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).

• Cash flow +13.5/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• DSCR +4.1/10.0
• 1% rule +3.8/10.0
• Livability +3.3/5.0
• Schools +2.9/10.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0

Listing remarks

Welcome to small-town living in the heart of Riley, Indiana — where front porch conversations, cozy evenings, and years of family memories make a house truly feel like home. This charming 3-bedroom, 1-bath home sits on a spacious corner lot and offers a warm, inviting atmosphere throughout. From grandkids’ sleepovers in the living room to gatherings around the table in the oversized eat-in kitchen, this home has clearly been well loved over the years. The functional layout features comfortable living spaces, generously sized bedrooms, and a cozy kitchen with plenty of room for everyday meals, morning coffee, or holiday baking traditions. A detached garage provides additional sto

Key facts

• Generac generator
• Front porch
• Corner lot

Tags

• FRONT PORCH
• CORNER LOT
• OVERSIZED EAT-IN KITCHEN
• DETACHED GARAGE
• GENERAC GENERATOR

Property features AI

Exterior

• Parking: Detached garage; 2 garage spaces; Gravel driveway/parking
• Utilities: Public sewer
• Home design: Single-family residence; One story
• Construction: Metal siding; Shingle roof
• Exterior features: Covered porch/patio

Interior

• Bedrooms: 7 total rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning; Ceiling fans
• Interior features: Window coverings; Insulated windows; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $6 ($69/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 $123k (12.0% below list).
• Recommended offer: $123k (12.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#295 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D, amenities F, commute F.
• Vigo County School Corporation (urban): math 32% / reading 37% proficiency, ranked #202 of 301 in IN (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Riley Elementary School (math 67% / reading 52%, grade B-, #128 of 994 statewide, top 15%, 390 students, 35% FRL); Honey Creek Middle School (math 34% / reading 44%, grade F, #128 of 330 statewide, top 40%, 664 students, 39% FRL); Terre Haute South Vigo High School (math 37% / reading 72%, grade C-, #79 of 369 statewide, top 26%, 1,610 students, 51% FRL).
• Zoned-school proficiency averages 51% at this address vs 34% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Vigo County School Corporation average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 1 active listings in the ZIP; 60 units permitted in Vigo County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($967 loan paydown + $4k appreciation (3.0% local appreciation)).
• Vigo County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,108 (12.0% below list)

Questions for the listing agent

1. Built in 1910 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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?
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: 0.88% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.18%
• DSCR: 1.01
• GRM: 9.5

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: 7.7%
• Equity multiple: 1.44×
• Total profit: $17,237
• Equity at exit: $62,905

10-year hold

• IRR: 10.4%
• Equity multiple: 2.55×
• Total profit: $60,898
• Equity at exit: $96,944

Cash invested: $39,172 (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 47887

• Active inventory: 1
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,231 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,098/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $6

Break-even live

Break-even rent $1,224

Max offer price $139,900

Occupancy floor 95%

Sensitivity live

Price	-10% $102	-5% $54	+0% $6	+5% $-43	+10% $-91
Rent	-10% $-92	-5% $-43	+0% $6	+5% $54	+10% $103
Rate	-1.0pp $76	-0.5pp $41	base $6	+0.5pp $-31	+1.0pp $-67

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $139,900 Active 23 DOM
2. 2026-06-19
   days on market $139,900 Active 21 DOM
3. 2026-06-18
   days on market $139,900 Active 20 DOM
4. 2026-06-17
   days on market $139,900 Active 19 DOM
5. 2026-06-16
   days on market $139,900 Active 18 DOM
6. 2026-06-15
   days on market $139,900 Active 17 DOM
7. 2026-06-14
   days on market $139,900 Active 15 DOM
8. 2026-06-13
   days on market $139,900 Active 14 DOM
9. 2026-06-10
   days on market $139,900 Active 12 DOM
10. 2026-06-09
    days on market $139,900 Active 11 DOM
11. 2026-06-08
    days on market $139,900 Active 10 DOM
12. 2026-06-07
    days on market $139,900 Active 9 DOM
13. 2026-06-05
    days on market $139,900 Active 6 DOM
14. 2026-06-02
    days on market $139,900 Active 4 DOM
15. 2026-06-01
    days on market $139,900 Active 3 DOM
16. 2026-05-31
    days on market $139,900 Active 2 DOM
17. 2026-05-29
    listed $139,900 Active

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,773
• − Mortgage interest: −$7,837
• − Property taxes: −$2,098
• − Insurance: −$700
• − Repairs & maintenance: −$1,182
• − Management: −$1,182
• − Depreciation: −$4,070
• Taxable loss: −$2,295
• Est. tax savings @ 24.0%: +$551
• After-tax cash flow: $620/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.

Condition & rehab AI · 14 photos

Average 55/100 Moderate rehab

This home requires moderate repairs and maintenance to improve its condition and value. Painting, updating cabinets, and landscaping are the highest-ROI updates that would significantly enhance its resale and rental value.

Repairs flagged

• Moderate Kitchen cabinets — Worn appearance and dated design
• Moderate Exterior siding — Aged appearance and faded paint
• Moderate Landscaping — Overgrown and needs trimming

Value-add opportunities

• Resale Painting and updating kitchen cabinets — Fresh paint and updated cabinets can significantly enhance curb appeal and interior aesthetics
• Resale Window replacement — New windows can improve energy efficiency and increase the home's value
• Both Landscaping — A well-maintained yard can improve curb appeal and increase property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance and dated design	Moderate	$3,000–15,000
Exterior siding · Aged appearance and faded paint	Moderate	$3,000–15,000
Landscaping · Overgrown and needs trimming	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Resale Painting and updating kitchen cabinets — Fresh paint and updated cabinets can significantly enhance curb appeal and interior aesthetics ↑
• Resale Window replacement — New windows can improve energy efficiency and increase the home's value ↑
• Both Landscaping — A well-maintained yard can improve curb appeal and increase property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Vigo County School Corporation
• NCES district ID: 1812090
• Math proficiency: 32% ▼ -10.00%
• Reading proficiency: 37% ▼ -8.00%
• Median HH income: $40,100
• Composite: 28.97/100
• National rank: #6625
• State rank: #202 of 301 in IN

Livability — Riley

• Score: 66/100
• State rank: #295
• US rank: #11917

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Riley, IN

Population outlook (Vigo County) Hauer SSP2

• Today (2025): 106,366 people
• By 2030: 105,674 · -0.7%
• By 2040: 103,731 · -2.5%
• By 2050: 101,200 · -4.9%
• By 2075: 95,674 · -10.1%
• By 2100: 85,910 · -19.2%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

• 2026-05-29 Listed $139,900 THAAR