1639 N Buck Creek Rd · Cumberland, IN 46140

$250,000

3 bd · 2.0 ba · 1,618 sqft · SingleFamily public records · 6 Days on market

Built 1967 0.46 ac lot Est $275k · 9% under

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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 +12.8/30.0
• ARV discount +11.6/15.0
• Schools +4.1/10.0
• DSCR +3.8/10.0
• 1% rule +3.6/10.0
• Rent growth +3.2/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great place 3 bedroom 2 bath with full finished basement on .46 acre lot.Great room with fireplace, nice eat-in kitchen, big laundry room, nice glassed in finished porch.Personal property (Washer and Dryer not included)

Key facts

• Generous lot
• Charming porch
• Practical shed

Tags

• GRACIOUS LIVING ROOM
• WELCOMING FIREPLACE
• GENEROUS LOT
• PRACTICAL SHED
• CHARMING PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-23 ($-277/yr) — negative.
• To cash-flow at today's rent, offer at most $247k (1.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (13.7% below list).
• Recommended offer: $216k (13.7% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.8% in Cumberland — 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 62/100 on livability (#486 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: crime D+, amenities F, commute F.
• Mt Vernon Community School Corporation (rural): math 43% / reading 48% proficiency, ranked #70 of 301 in IN (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Mt Comfort Elementary School (math 43% / reading 40%, grade F, #478 of 994 statewide, top 49%, 650 students, 39% FRL); Mt Vernon High School (math 41% / reading 71%, grade C, #73 of 369 statewide, top 20%, 1,431 students, 27% FRL) — zoned schools average 33% FRL vs 18% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.9%/yr); 481 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,091 units permitted in Hancock County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($83k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Hancock County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 14y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $190k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $215,769 (13.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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. 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?
6. 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?
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: 0.86% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.40%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $275,060
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2716 Autumn Rd	0.09mi	3/2.0	1,618 (0%)	4mo	$255,000	$158	92
2698 Cabin Hill Rd	0.14mi	3/2.0	1,618 (0%)	4mo	$265,000	$164	91
2748 Autumn Rd	0.11mi	3/2.0	1,618 (0%)	7mo	$259,000	$160	89
2427 Apple Tree Ln	0.32mi	3/2.0	1,618 (0%)	13mo	$265,000	$164	74
12299 Rustic Meadow Dr	0.21mi	3/2.0	1,804 (+12%)	1mo	$289,000	$160	70
1733 N Buck Creek Rd	0.09mi	3/1.5	1,470 (-9%)	15mo	$315,000	$214	66
1441 N 700 W	0.55mi	3/2.0	1,575 (-3%)	8mo	$275,000	$175	64
7394 W 100 N	0.63mi	3/2.0	1,544 (-5%)	10mo	$302,000	$196	55
1084 N 700 W	0.73mi	3/2.0	1,712 (+6%)	10mo	$333,000	$195	48
1393 N Salem Ct	0.52mi	3/2.0	1,836 (+14%)	9mo	$299,900	$163	46
1346 N Winchester Dr	0.60mi	3/2.0	1,790 (+11%)	15mo	$305,000	$170	42
1093 N Buckingham Ct	0.63mi	3/2.0	1,834 (+13%)	18mo	$320,000	$174	34

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 · 2.88% rent growth · sell at horizon

5-year hold

• IRR: -17.1%
• Equity multiple: 0.40×
• Total profit: $-42,210
• Equity at exit: $37,276

10-year hold

• IRR: -9.2%
• Equity multiple: 0.43×
• Total profit: $-39,584
• Equity at exit: $21,615

Cash invested: $70,000 (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 46140

• Rents YoY: 2.9%
• Active inventory: 481
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,158 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $-23

Break-even live

Break-even rent $2,187

Max offer price $246,656

Occupancy floor 96%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1801 Walt Whitman DR Greenfield, IN	2.0–3.0	1.5–3.5	1396	$2,750	$1.97	1d	13	0.58mi
6857 Poetry Pl Greenfield, IN	1.0–3.0	1.0–2.0	990	$1,785	$1.80	1d	13	0.72mi
2321 Allford Ct Indianapolis, IN	4.0	2.5	2148	$2,305	$1.07	7d	1	0.77mi
2204 Valley Creek West Ln Indianapolis, IN	4.0	2.0	1680	$1,976	$1.18	1d	1	0.88mi
1932 Herford Dr Indianapolis, IN	3.0	2.0	1700	$2,161	$1.27	1d	1	1.00mi
11729 Serenity Ln Indianapolis, IN	3.0	2.0	1516	$1,815	$1.20	23d	1	1.25mi

Listing history 10 events

1. 2026-04-23
   status Pending
2. 2026-04-16
   listed $250,000 Active
3. 2019-10-21
   soldstatus $190,000 Sold 219-char remark

   Show marketing remark (219 chars)

   Great place 3 bedroom 2 bath with full finished basement on .46 acre lot.Great room with fireplace, nice eat-in kitchen, big laundry room, nice glassed in finished porch.Personal property (Washer and Dryer not included)

4. 2019-09-20
   status Pending 219-char remark

   Show marketing remark (219 chars)

   Great place 3 bedroom 2 bath with full finished basement on .46 acre lot.Great room with fireplace, nice eat-in kitchen, big laundry room, nice glassed in finished porch.Personal property (Washer and Dryer not included)

5. 2019-09-09
   price $199,900 219-char remark

   Show marketing remark (219 chars)

   Great place 3 bedroom 2 bath with full finished basement on .46 acre lot.Great room with fireplace, nice eat-in kitchen, big laundry room, nice glassed in finished porch.Personal property (Washer and Dryer not included)

6. 2019-09-01
   listed $215,000 Active 219-char remark

   Show marketing remark (219 chars)

   Great place 3 bedroom 2 bath with full finished basement on .46 acre lot.Great room with fireplace, nice eat-in kitchen, big laundry room, nice glassed in finished porch.Personal property (Washer and Dryer not included)

7. 2013-04-01
   soldstatus $76,500
8. 2013-03-12
   historical 349-char remark

   Show marketing remark (349 chars)

   Incredible price on this newly remodeled, sprawling brick ranch in Greenfield. Sitting on ½ acre lot and nestled in a rural location, this home truly has it all -- above ground pool w/deck, fenced rear yard, barn, oversized 2-car garage, hardwood floors, enclosed glass patio, 2 fireplaces and partially finished basement. This is a must see!

9. 2013-03-05
   soldstatus $76,500 349-char remark

   Show marketing remark (349 chars)

   Incredible price on this newly remodeled, sprawling brick ranch in Greenfield. Sitting on ½ acre lot and nestled in a rural location, this home truly has it all -- above ground pool w/deck, fenced rear yard, barn, oversized 2-car garage, hardwood floors, enclosed glass patio, 2 fireplaces and partially finished basement. This is a must see!

10. 2012-06-27
    listed $79,900 349-char remark

    Show marketing remark (349 chars)

    Incredible price on this newly remodeled, sprawling brick ranch in Greenfield. Sitting on ½ acre lot and nestled in a rural location, this home truly has it all -- above ground pool w/deck, fenced rear yard, barn, oversized 2-car garage, hardwood floors, enclosed glass patio, 2 fireplaces and partially finished basement. This is a must see!

ⓘ 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 3/10 Moderate 7 d/yr ≥101°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: $25,892
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,071
• − Management: −$2,071
• − Depreciation: −$7,273
• Taxable loss: −$4,527
• Est. tax savings @ 24.0%: +$1,086
• After-tax cash flow: $809/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: Mt Vernon Community School Corporation
• NCES district ID: 1807260
• Math proficiency: 43% ▼ -12.00%
• Reading proficiency: 48% ▼ -7.00%
• Median HH income: $73,671
• Composite: 41.3/100
• National rank: #3514
• State rank: #70 of 301 in IN

Livability — Cumberland

• Score: 62/100
• State rank: #486
• US rank: #17302

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hancock County · 59,521 people
• Metro: Indianapolis-Carmel-Anderson, IN
• Population (ZIP): 43,511
• Household income: $83,056
• Rent vs Own: 26.1% rent · 73.9% own
• Severe rent burden: 795.0

Population outlook (Hancock County) Hauer SSP2

• Today (2025): 77,820 people
• By 2030: 79,914 · +2.7%
• By 2040: 82,734 · +6.3%
• By 2050: 83,348 · +7.1%
• By 2075: 82,439 · +5.9%
• By 2100: 74,181 · -4.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 3% Black 1%
• Common ancestry: Italian 3% Lithuanian 3% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Hancock

• 2024 margin: Solid R (+33.7) · D 32.2% · R 65.9% · Other 1.9%
• 2008→2024 swing: -4.1pp toward R · 2008: -29.6pp · 2024: -33.7pp
• All cycles: 2024: R+33.7 2020: R+37.5 2016: R+44.8 2012: R+41.0 2008: R+29.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -131.67%
• Current HPI: 225.0367
• Rent YoY: ▲ 2.88%
• Metro: Indianapolis-Carmel-Anderson, 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

+212.9% since first listed

10 events — show timeline

• 2026-04-23 Pending — MIBOR as Distributed by MLS Grid
• 2026-04-16 Listed $250,000 MIBOR as Distributed by MLS Grid
• 2019-10-21 Sold (MLS) $190,000 MIBOR as Distributed by MLS Grid
• 2019-09-20 Pending — MIBOR as Distributed by MLS Grid
• 2019-09-09 Price Changed $199,900 MIBOR as Distributed by MLS Grid
• 2019-09-01 Listed $215,000 MIBOR as Distributed by MLS Grid
• 2013-04-01 Sold (Public Records) $76,500 Public Records
• 2013-03-12 Listing Removed — MIBOR as Distributed by MLS Grid
• 2013-03-05 Sold (MLS) $76,500 MIBOR as Distributed by MLS Grid
• 2012-06-27 Listed $79,900 MIBOR as Distributed by MLS Grid

Property tax history

-43.6%/yr

Latest (2021): $15 · -50.0% YoY. Source: county tax records.