267 W 7th St · Peru, IN 46970

$115,000

3 bd · 1.0 ba · 1,606 sqft · SingleFamily public records · 156 Days on market

Built 1925 4,356 sqft lot $72/sqft · 10% above area Est $105k · 10% over ↓ 7% since listing

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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 +25.8/30.0
• DSCR +8.6/10.0
• 1% rule +6.1/10.0
• Livability +3.9/5.0
• ARV discount +3.1/15.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this spacious 3-bedroom, 2 full bath home located in the heart of Peru! This property offers an impressive amount of living space thanks to a well-designed addition that includes a large family room and a bright sunroom—perfect for entertaining, relaxing, or accommodating a variety of lifestyle needs. Roof is only 7 years old! The functional layout provides comfortable bedroom sizes, ample storage, and flexible living areas throughout. Conveniently located close to local amenities, schools, and downtown Peru, this home offers both space and functionality at an excellent value. Schedule your showing today to see all this home has to offer!

Key facts

• Large family room
• Bright sunroom
• Conveniently located

Tags

• LARGE FAMILY ROOM
• BRIGHT SUNROOM
• WELL-DESIGNED ADDITION
• AMPLE STORAGE
• FLEXIBLE LIVING AREAS
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $280 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 6.1% in Peru — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 77/100 on livability (#35 in IN, #2,834 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: crime D+, schools D, commute F.
• Peru Community Schools (town): math 31% / reading 42% proficiency, ranked #192 of 301 in IN (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 129 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 35 units permitted in Miami County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Miami County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 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 1925 — 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. 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?
7. 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.
8. 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.
9. 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: 1.10% ✓
• Cap rate: 9.21%
• Cash-on-cash: 10.43%
• DSCR: 1.46
• GRM: 7.5

CMA / ARV

• ARV (median comp): $104,697
• List price: $115,000
• Delta: 9.84%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
280 W 6th St	0.05mi	3/1.0	1,486 (-8%)	0mo	$175,000	$118	85
312 W 6th St	0.09mi	3/1.0	1,456 (-9%)	3mo	$92,300	$63	78
308 W 3rd St	0.24mi	3/2.5	1,558 (-3%)	2mo	$186,000	$119	76
128 W 6th St	0.25mi	4/1.0 (+1)	1,696 (+6%)	1mo	$77,000	$45	73
75 W 2nd St	0.48mi	3/1.5	1,584 (-1%)	5mo	$147,000	$93	69
484 W 5th St	0.37mi	3/2.5	1,722 (+7%)	1mo	$233,900	$136	64
258 W 2nd St	0.31mi	4/2.0 (+1)	1,480 (-8%)	0mo	$79,900	$54	63
520 W 11th St	0.49mi	3/1.0	1,709 (+6%)	6mo	$159,000	$93	62
317 N Fremont St	0.31mi	3/1.0	1,368 (-15%)	6mo	$170,000	$124	55
37 Jean Ave Ave	0.73mi	3/1.5	1,498 (-7%)	2mo	$137,000	$91	51
632 W Main St	0.64mi	3/1.5	1,784 (+11%)	1mo	$153,000	$86	49
636 W 3rd St	0.66mi	4/1.0 (+1)	1,784 (+11%)	2mo	$27,000	$15	44

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

Projected returns pro-forma

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

5-year hold

• IRR: -0.7%
• Equity multiple: 0.97×
• Total profit: $-837
• Equity at exit: $17,147

10-year hold

• IRR: 9.0%
• Equity multiple: 1.69×
• Total profit: $22,121
• Equity at exit: $9,943

Cash invested: $32,200 (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 46970

• Home prices YoY: -8.8%
• Active inventory: 129
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,271 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$73 /mo · $877/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $280

Break-even live

Break-even rent $917

Max offer price $115,000

Occupancy floor 73%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
548 Sycamore Trl Peru, IN	1.0–2.0	1.0–2.0	899	$1,345	$1.50	44d	2	0.62mi

Listing history 18 events

1. 2026-06-19
   days on market $115,000 Active 156 DOM
2. 2026-06-18
   days on market $115,000 Active 155 DOM
3. 2026-06-17
   days on market $115,000 Active 154 DOM
4. 2026-06-16
   days on market $115,000 Active 153 DOM
5. 2026-06-15
   days on market $115,000 Active 152 DOM
6. 2026-06-14
   days on market $115,000 Active 150 DOM
7. 2026-06-12
   pricedays on market $115,000 Active 149 DOM
8. 2026-06-09
   days on market $125,000 Active 146 DOM
9. 2026-06-08
   days on market $125,000 Active 145 DOM
10. 2026-06-07
    days on market $125,000 Active 144 DOM
11. 2026-06-07
    days on market $125,000 Active 143 DOM
12. 2026-06-03
    days on market $125,000 Active 140 DOM
13. 2026-06-02
    days on market $125,000 Active 139 DOM
14. 2026-06-01
    days on market $125,000 Active 138 DOM
15. 2026-05-31
    days on market $125,000 Active 137 DOM
16. 2026-05-31
    days on market $125,000 Active 136 DOM
17. 2026-02-25
    price $125,000 663-char remark

    Show marketing remark (663 chars)

    Welcome to this spacious 3-bedroom, 2 full bath home located in the heart of Peru! This property offers an impressive amount of living space thanks to a well-designed addition that includes a large family room and a bright sunroom—perfect for entertaining, relaxing, or accommodating a variety of lifestyle needs. Roof is only 7 years old! The functional layout provides comfortable bedroom sizes, ample storage, and flexible living areas throughout. Conveniently located close to local amenities, schools, and downtown Peru, this home offers both space and functionality at an excellent value. Schedule your showing today to see all this home has to offer!

18. 2026-01-14
    listed $135,000 Active 663-char remark

    Show marketing remark (663 chars)

    Welcome to this spacious 3-bedroom, 2 full bath home located in the heart of Peru! This property offers an impressive amount of living space thanks to a well-designed addition that includes a large family room and a bright sunroom—perfect for entertaining, relaxing, or accommodating a variety of lifestyle needs. Roof is only 7 years old! The functional layout provides comfortable bedroom sizes, ample storage, and flexible living areas throughout. Conveniently located close to local amenities, schools, and downtown Peru, this home offers both space and functionality at an excellent value. Schedule your showing today to see all this home has to offer!

ⓘ 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: $877 · $73/mo
• Projected year-2 tax: $927 · $77/mo
• Expected delta: +$50/yr (+$4/mo · 5.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,249
• − Mortgage interest: −$6,442
• − Property taxes: −$877
• − Insurance: −$575
• − Repairs & maintenance: −$1,220
• − Management: −$1,220
• − Depreciation: −$3,345
• Taxable income: $1,570
• Est. tax owed @ 24.0%: −$377
• After-tax cash flow: $2,981/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: Peru Community Schools
• NCES district ID: 1808850
• Math proficiency: 31% ▼ -9.00%
• Reading proficiency: 42% ▼ -2.00%
• Median HH income: $35,624
• Composite: 30.18/100
• National rank: #6316
• State rank: #192 of 301 in IN

Livability — Peru

• Score: 77/100
• State rank: #35
• US rank: #2834

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Peru, IN
• County: Miami County · 23,020 people
• City population: 23,020
• Metro: Peru, IN
• Population (ZIP): 23,020
• Household income: $57,842
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 498.0

Population outlook (Miami County) Hauer SSP2

• Today (2025): 34,421 people
• By 2030: 33,571 · -2.5%
• By 2040: 31,919 · -7.3%
• By 2050: 30,313 · -11.9%
• By 2075: 26,202 · -23.9%
• By 2100: 20,856 · -39.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 4% Black 3%
• Common ancestry: Iranian 2% Romanian 2% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2% German/W. Germanic 0%

Political lean MEDSL · Miami

• 2024 margin: Solid R (+54.5) · D 21.8% · R 76.3% · Other 1.9%
• 2008→2024 swing: -35.1pp toward R · 2008: -19.5pp · 2024: -54.5pp
• All cycles: 2024: R+54.5 2020: R+53.1 2016: R+53.6 2012: R+30.9 2008: R+19.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -24.29%
• Current HPI: 252.7166
• Rent YoY: —
• Metro: Peru, IN
• 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

-7.4% since first listed

2 events — show timeline

• 2026-02-25 Price Changed $125,000 IRMLS
• 2026-01-14 Listed $135,000 IRMLS

Property tax history

+3.6%/yr

Latest (2024): $877 · +22.8% YoY. Source: county tax records.