306 Price St · Lynn, IN 47355

$154,900

3 bd · 1.5 ba · 1,700 sqft · SingleFamily public records · 89 Days on market

Built 1987 6,534 sqft lot $91/sqft · 67% above area ↓ 3% since listing

---

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 +14.1/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• Livability +3.3/5.0
• Schools +3.1/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

No stairs, no surprises, no accidental cardio, ranch style living. Inside, this 3-bedroom, 1.5-bath home delivers the layout everyone’s looking for, with space where it counts. The home features a 27' x 22.5' designated entertainment room so whether you’re hosting friends or just dramatically pacing during a phone call, you’ve got room to do it. Eat in kitchen with plenty of space to whip up a gourmet meal or confidently reheat last night’s pizza like a pro. Key mechanical and utility features include a tankless water heater for on-demand hot water and a 200-amp electrical service to support modern household demands. Featuring a covered front porch and a rear deck, providing usable outdoor space for seasonal enjoyment. The home is located within the Randolph Southern School District. Overall, the property offers a combination of practical updates, defined living spaces, and a first-time market opportunity. Please allow 24 hr notice for showings. TEXT 10146 to [phone].

Key facts

• Covered front porch
• Eat in kitchen
• Rear deck

Tags

• DESIGNATED ENTERTAINMENT ROOM
• EAT IN KITCHEN
• TANKLESS WATER HEATER
• 200-AMP ELECTRICAL SERVICE
• COVERED FRONT PORCH
• REAR DECK

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $22 ($269/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 $121k (21.9% below list).
• Recommended offer: $121k (21.9% below list) — sets the bar for 1% rule.

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-, amenities F, commute 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.
• Zoned schools: Randolph Southern Elementary Sch (math 47% / reading 37%, grade F, #434 of 994 statewide, top 48%, 294 students, 58% FRL); Randolph Southern Jr-Sr High Sch (math 17% / reading 42%, grade F, #308 of 369 statewide, top 84%, 228 students, 52% FRL).
• 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 $17k of equity ($1k loan paydown + $15k 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 $43k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.

Recommended offer $120,957 (21.9% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.78% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.62%
• DSCR: 1.03
• GRM: 10.7

CMA / ARV

• ARV (median comp): $92,616
• List price: $154,900
• Delta: 67.25%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
311 State St	0.10mi	2/1.5 (-1)	1,706 (+0%)	11mo	$83,000	$49	80
312 S Main St	0.49mi	4/1.5 (+1)	1,664 (-2%)	10mo	$110,000	$66	60
208 Enterprise St	0.43mi	3/2.0	1,537 (-10%)	7mo	$184,900	$120	56
2990 US 36	0.65mi	3/2.0	1,602 (-6%)	9mo	$345,000	$215	51
304 N Main St	0.23mi	4/1.0 (+1)	1,860 (+9%)	20mo	$165,000	$89	49
410 S Main St	0.64mi	3/2.0	1,500 (-12%)	4mo	$205,000	$137	45
310 N Franklin St	0.35mi	3/1.0	1,490 (-12%)	24mo	$56,000	$38	41
209 W Church St	0.39mi	3/2.5	1,923 (+13%)	23mo	$80,000	$42	37
607 Westwood Dr	0.61mi	3/2.0	1,484 (-13%)	18mo	$185,000	$125	34
2533 E 700 S	0.69mi	3/1.0	1,890 (+11%)	24mo	$100,000	$53	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: 24.7%
• Equity multiple: 2.98×
• Total profit: $85,724
• Equity at exit: $139,546

10-year hold

• IRR: 21.8%
• Equity multiple: 6.79×
• Total profit: $251,188
• Equity at exit: $300,937

Cash invested: $43,372 (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: 10.7×

Monthly cashflow live

• Estimated rent: $1,210 medium
• Mortgage (P&I): −$812
• Tax from tax record: −$56 /mo · $676/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $22

Break-even live

Break-even rent $1,181

Max offer price $154,900

Occupancy floor 93%

Sensitivity live

Price	-10% $110	-5% $66	+0% $22	+5% $-21	+10% $-65
Rent	-10% $-73	-5% $-25	+0% $22	+5% $70	+10% $118
Rate	-1.0pp $100	-0.5pp $62	base $22	+0.5pp $-18	+1.0pp $-59

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-22
   days on market $154,900 Active 89 DOM
2. 2026-06-21
   days on market $154,900 Active 88 DOM
3. 2026-06-21
   days on market $154,900 Active 87 DOM
4. 2026-06-18
   days on market $154,900 Active 85 DOM
5. 2026-06-17
   days on market $154,900 Active 84 DOM
6. 2026-06-16
   days on market $154,900 Active 83 DOM
7. 2026-06-15
   days on market $154,900 Active 82 DOM
8. 2026-06-13
   days on market $154,900 Active 80 DOM
9. 2026-06-12
   days on market $154,900 Active 79 DOM
10. 2026-06-09
    days on market $154,900 Active 76 DOM
11. 2026-06-08
    days on market $154,900 Active 75 DOM
12. 2026-06-07
    days on market $154,900 Active 74 DOM
13. 2026-06-05
    days on market $154,900 Active 72 DOM
14. 2026-06-04
    days on market $154,900 Active 70 DOM
15. 2026-06-02
    days on market $154,900 Active 69 DOM
16. 2026-06-01
    days on market $154,900 Active 68 DOM
17. 2026-05-31
    days on market $154,900 Active 67 DOM
18. 2026-05-31
    days on market $154,900 Active 66 DOM
19. 2026-04-13
    price $154,900 1013-char remark

    Show marketing remark (1013 chars)

    No stairs, no surprises, no accidental cardio, ranch style living. Inside, this 3-bedroom, 1.5-bath home delivers the layout everyone’s looking for, with space where it counts. The home features a 27' x 22.5' designated entertainment room so whether you’re hosting friends or just dramatically pacing during a phone call, you’ve got room to do it. Eat in kitchen with plenty of space to whip up a gourmet meal or confidently reheat last night’s pizza like a pro. Key mechanical and utility features include a tankless water heater for on-demand hot water and a 200-amp electrical service to support modern household demands. Featuring a covered front porch and a rear deck, providing usable outdoor space for seasonal enjoyment. The home is located within the Randolph Southern School District. Overall, the property offers a combination of practical updates, defined living spaces, and a first-time market opportunity. Please allow 24 hr notice for showings. TEXT 10146 to [phone].

20. 2026-03-25
    listed $159,900 Active 1013-char remark

    Show marketing remark (1013 chars)

    No stairs, no surprises, no accidental cardio, ranch style living. Inside, this 3-bedroom, 1.5-bath home delivers the layout everyone’s looking for, with space where it counts. The home features a 27' x 22.5' designated entertainment room so whether you’re hosting friends or just dramatically pacing during a phone call, you’ve got room to do it. Eat in kitchen with plenty of space to whip up a gourmet meal or confidently reheat last night’s pizza like a pro. Key mechanical and utility features include a tankless water heater for on-demand hot water and a 200-amp electrical service to support modern household demands. Featuring a covered front porch and a rear deck, providing usable outdoor space for seasonal enjoyment. The home is located within the Randolph Southern School District. Overall, the property offers a combination of practical updates, defined living spaces, and a first-time market opportunity. Please allow 24 hr notice for showings. TEXT 10146 to [phone].

ⓘ 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: $676 · $56/mo
• Projected year-2 tax: $996 · $83/mo
• Expected delta: +$321/yr (+$27/mo · 47.4%)

ⓘ 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 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: $14,515
• − Mortgage interest: −$8,677
• − Property taxes: −$676
• − Insurance: −$774
• − Repairs & maintenance: −$1,161
• − Management: −$1,161
• − Depreciation: −$4,506
• Taxable loss: −$2,441
• Est. tax savings @ 24.0%: +$586
• After-tax cash flow: $855/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

Price history

-3.1% since first listed

2 events — show timeline

• 2026-04-13 Price Changed $154,900 RRELMS
• 2026-03-25 Listed $159,900 RRELMS

Property tax history

+3.8%/yr

Latest (2024): $676 · +5.3% YoY. Source: county tax records.