1720 S Hoyt Ave · Muncie, IN 47302

$99,900

2 bd · 1.0 ba · 856 sqft · SingleFamily public records · 20 Days on market

Built 1899 2,614 sqft lot $117/sqft · 54% above area

---

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 +19.8/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +4.1/10.0
• Rent growth +4.0/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2-bed, 1-bath home with recent upgrades including a new roof, windows, and gutters. Contemporary kitchen boasts a stylish backsplash and stainless-steel appliances. Convenience meets functionality with on-site parking in the back, offering seamless living in this well-appointed residence.

Key facts

• 2,614 sq ft lot
• Built 1899
• Listed 19 days

Property features AI

Finance

• HOA & community: No association amenities

Exterior

• Parking: Off-street parking; No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Site-built home; 1 story
• Construction: Vinyl siding; Shingle roof
• Exterior features: Covered porch; Level, landscaped lot

Interior

• Kitchen: Gas range
• Flooring: Laminate
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Natural gas heating with forced air; Central air conditioning; Has heating and cooling
• Interior features: Eat-in kitchen; Crawl space basement
• Laundry & utility: Washer; Dryer; Electric dryer hookup; Gas water heater; Water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $119 ($1k/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 $91k (9.1% below list).
• Recommended offer: $91k (9.1% below list) — sets the bar for 1% rule.
• Cap rate 7.7% vs local median 6.0% in Muncie — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 80/100 on livability (#18 in IN, #1,654 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime F, employment F.
• Muncie Community Schools (urban): math 18% / reading 25% proficiency, ranked #275 of 301 in IN (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Southside Middle School (math 7% / reading 15%, grade F, #312 of 330 statewide, top 95%, 443 students, 85% FRL) — zoned schools average 85% FRL vs 68% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.1%/yr); 148 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 171 units permitted in Delaware County in 2024 (57 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Delaware County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y 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 $70k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1899 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $90,798 (9.1% below list)

Questions for the listing agent

1. Built in 1899 — 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 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?
4. Crime grade is F 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: 0.91% ✗
• Cap rate: 7.72%
• Cash-on-cash: 5.10%
• DSCR: 1.23
• GRM: 9.2

CMA / ARV

• ARV (median comp): $64,833
• List price: $99,900
• Delta: 54.09%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
805 W 15th St	0.29mi	3/1.0 (+1)	896 (+5%)	0mo	$91,000	$102	73
1800 W 13th St	0.50mi	2/1.0	896 (+5%)	0mo	$97,000	$108	69
1617 W 16th St	0.52mi	3/1.0 (+1)	894 (+4%)	2mo	$100,000	$112	62
1436 W 14th St	0.35mi	2/1.0	952 (+11%)	5mo	$95,000	$100	61
1804 W 15th St	0.54mi	2/1.0	822 (-4%)	9mo	$57,150	$70	60
1313 W Memorial Dr	0.22mi	2/1.0	744 (-13%)	10mo	$75,000	$101	59
1300 W 13th St	0.21mi	2/1.0	972 (+14%)	13mo	$30,000	$31	57
2108 W Memorial Dr	0.70mi	3/1.0 (+1)	864 (+1%)	12mo	$81,500	$94	51
1816 W 13th St	0.52mi	2/1.0	942 (+10%)	11mo	$82,000	$87	50
2117 W 11th St	0.71mi	3/1.0 (+1)	825 (-4%)	10mo	$85,000	$103	48
1720 S Jefferson St	0.71mi	2/1.0	936 (+9%)	9mo	$89,900	$96	44
2316 S Walnut St	0.70mi	3/1.0 (+1)	956 (+12%)	5mo	$35,000	$37	39

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 · 6.11% rent growth · sell at horizon

5-year hold

• IRR: -5.4%
• Equity multiple: 0.79×
• Total profit: $-5,735
• Equity at exit: $14,895

10-year hold

• IRR: 7.3%
• Equity multiple: 1.62×
• Total profit: $17,390
• Equity at exit: $8,638

Cash invested: $27,972 (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 47302

• Home prices YoY: -12.6%
• Rents YoY: 6.1%
• Active inventory: 148
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $908 high
• Mortgage (P&I): −$524
• Tax from tax record: −$33 /mo · $396/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$191
• Net cashflow: $119

Break-even live

Break-even rent $758

Max offer price $99,900

Occupancy floor 82%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
815 W Memorial Dr Muncie, IN	2.0	1.0	800	$750	$0.94	43d	1	0.11mi
1609 S Gharkey St Muncie, IN	2.0	1.0	744	$750	$1.01	43d	1	0.20mi
509 W 8th St Muncie, IN	3.0	1.0	1008	$1,325	$1.31	43d	1	0.34mi
421 W 9th St Muncie, IN	1.0	1.0	672	$525	$0.78	43d	1	0.36mi
415 W 9th St Muncie, IN	2.0	1.0	705	$925	$1.31	43d	1	0.37mi
319 W 10th St Muncie, IN	2.0	1.0	869	$885	$1.02	43d	1	0.41mi
301 W 13th St Muncie, IN	1.0–2.0	1.0	725	$844	$1.16	43d	1	0.44mi
206 W 13th St Muncie, IN	2.0	1.0	992	$900	$0.91	43d	1	0.48mi
1704 W 15th St Muncie, IN	3.0	1.0	1026	$1,275	$1.24	43d	1	0.50mi
1525 S Walnut St Unit 11 Muncie, IN	2.0	1.0	800	$775	$0.97	43d	1	0.57mi
1001 W 1st St Unit 1 Muncie, IN	3.0	1.5	1098	$875	$0.80	43d	1	0.60mi
810 W 1st St Muncie, IN	1.0	1.0	980	$599	$0.61	43d	1	0.63mi
2316 S Walnut St Muncie, IN	3.0	1.0	956	$1,100	$1.15	43d	1	0.68mi
1721 S Elm St Muncie, IN	2.0	1.0	940	$925	$0.98	43d	1	0.73mi
514 W Charles St Muncie, IN	2.0	1.0	1062	$800	$0.75	43d	1	0.90mi
326 W Charles St Muncie, IN	2.0	1.0	836	$1,300	$1.56	43d	1	0.93mi
2105 S Vine St Muncie, IN	3.0	1.0	960	$1,365	$1.42	43d	1	0.94mi
1408 W White River Blvd Muncie, IN	1.0	1.0	610	$938	$1.54	43d	1	0.95mi
522 W Adams St Muncie, IN	2.0	1.0	750	$810	$1.08	43d	6	0.96mi
2015 W Godman Ave Muncie, IN	2.0	1.0	900	$985	$1.09	43d	7	0.98mi
1409 W Jackson St Muncie, IN	2.0	1.0	811	$844	$1.04	43d	1	1.00mi
907 W Main St Apt 1 Muncie, IN	2.0	1.0	750	$775	$1.03	43d	1	1.01mi
2815 S Elm St Muncie, IN	2.0	1.0	672	$875	$1.30	43d	1	1.02mi
906 W Main St Muncie, IN	1.0–2.0	1.0	712	$995	$1.40	43d	3	1.04mi
309 S McKinley Ave Muncie, IN	2.0	1.0	875	$1,100	$1.26	43d	1	1.05mi
626 W Main St Muncie, IN	1.0	1.0	738	$715	$0.97	43d	2	1.06mi
2600 W Memorial Dr Muncie, IN	1.0	1.0	525	$705	$1.34	43d	8	1.06mi
2302 S Hackley St Muncie, IN	2.0	1.0	870	$1,199	$1.38	43d	1	1.11mi
400 W Washington St Unit 213 Muncie, IN	2.0	2.0	1009	$1,200	$1.19	43d	1	1.13mi
400 W Washington St Unit 101 Muncie, IN	1.0	1.0	700	$1,050	$1.50	43d	1	1.13mi
1307 S Ebright St Unit 2 Muncie, IN	1.0	1.0	630	$695	$1.10	43d	1	1.14mi
106 N McKinley Ave Muncie, IN	2.0	1.0	996	$1,024	$1.03	43d	2	1.20mi
210 N Martin St Muncie, IN	1.0	1.0	640	$742	$1.16	43d	3	1.21mi
715 S Cole Ave Muncie, IN	1.0–2.0	1.0	462	$995	$2.15	43d	6	1.23mi
216 N McKinley Ave Muncie, IN	1.0–2.0	1.0	679	$825	$1.22	43d	3	1.26mi
2106 W Main St Muncie, IN	3.0	1.0	1036	$1,209	$1.17	43d	1	1.27mi
3013 S Pershing Dr Muncie, IN	3.0	1.0	814	$850	$1.04	43d	1	1.30mi
3106 S Vine St Muncie, IN	3.0	1.0	1080	$1,200	$1.11	43d	1	1.31mi
1311 E 11th St Unit 2 Muncie, IN	1.0	1.0	672	$715	$1.06	43d	1	1.32mi
1501 W University Ave Muncie, IN	2.0–3.0	1.0	794	$900	$1.13	43d	1	1.33mi

Listing history 29 events

1. 2026-06-19
   days on market $99,900 Active 20 DOM
2. 2026-06-18
   days on market $99,900 Active 19 DOM
3. 2026-06-17
   days on market $99,900 Active 18 DOM
4. 2026-06-16
   days on market $99,900 Active 17 DOM
5. 2026-06-15
   days on market $99,900 Active 16 DOM
6. 2026-06-14
   days on market $99,900 Active 14 DOM
7. 2026-06-13
   days on market $99,900 Active 13 DOM
8. 2026-06-10
   days on market $99,900 Active 11 DOM
9. 2026-06-09
   days on market $99,900 Active 10 DOM
10. 2026-06-08
    days on market $99,900 Active 9 DOM
11. 2026-06-07
    days on market $99,900 Active 8 DOM
12. 2026-06-05
    days on market $99,900 Active 5 DOM
13. 2026-06-03
    days on market $99,900 Active 4 DOM
14. 2026-06-02
    statusdays on market $99,900 Active 3 DOM
15. 2026-05-08
    status Pending 999-char remark
16. 2026-05-06
    listed $99,900 Active 999-char remark
17. 2024-07-29
    soldstatus $70,000 Closed 298-char remark

    Show marketing remark (298 chars)

    Charming 2-bed, 1-bath home with recent upgrades including a new roof, windows, and gutters. Contemporary kitchen boasts a stylish backsplash and stainless-steel appliances. Convenience meets functionality with on-site parking in the back, offering seamless living in this well-appointed residence.

18. 2024-06-30
    status Pending 298-char remark

    Show marketing remark (298 chars)

    Charming 2-bed, 1-bath home with recent upgrades including a new roof, windows, and gutters. Contemporary kitchen boasts a stylish backsplash and stainless-steel appliances. Convenience meets functionality with on-site parking in the back, offering seamless living in this well-appointed residence.

19. 2024-06-28
    listed $77,500 Active 298-char remark

    Show marketing remark (298 chars)

    Charming 2-bed, 1-bath home with recent upgrades including a new roof, windows, and gutters. Contemporary kitchen boasts a stylish backsplash and stainless-steel appliances. Convenience meets functionality with on-site parking in the back, offering seamless living in this well-appointed residence.

20. 2024-06-24
    historical
21. 2024-06-13
    status Active
22. 2024-05-27
    status Pending
23. 2024-05-16
    price $70,000
24. 2024-04-30
    price $76,000
25. 2024-04-04
    status Active
26. 2024-03-18
    status Pending
27. 2024-02-08
    price $77,500
28. 2023-11-26
    price $80,000
29. 2023-11-11
    listed $87,000 Active

ⓘ 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: $396 · $33/mo
• Projected year-2 tax: $623 · $52/mo
• Expected delta: +$227/yr (+$19/mo · 57.2%)

ⓘ 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 ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,896
• − Mortgage interest: −$5,596
• − Property taxes: −$396
• − Insurance: −$500
• − Repairs & maintenance: −$872
• − Management: −$872
• − Depreciation: −$2,906
• Taxable loss: −$245
• Est. tax savings @ 24.0%: +$59
• After-tax cash flow: $1,484/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: Muncie Community Schools
• NCES district ID: 1807320
• Math proficiency: 18% ▼ -9.00%
• Reading proficiency: 25% ▼ -4.00%
• Median HH income: $30,052
• Composite: 17.22/100
• National rank: #9099
• State rank: #275 of 301 in IN

Livability — Muncie

• Score: 80/100
• State rank: #18
• US rank: #1654

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Muncie, IN
• County: Delaware County · 84,658 people
• City population: 84,658
• Metro: Muncie, IN
• Population (ZIP): 25,473
• Household income: $47,837
• Rent vs Own: 35.2% rent · 64.8% own
• Severe rent burden: 1150.0

Population outlook (Delaware County) Hauer SSP2

• Today (2025): 113,036 people
• By 2030: 111,313 · -1.5%
• By 2040: 106,432 · -5.8%
• By 2050: 100,747 · -10.9%
• By 2075: 91,000 · -19.5%
• By 2100: 80,687 · -28.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 6% Black 6% Hispanic / Latino 4%
• Common ancestry: Italian 2% Slovak 1% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Delaware

• 2024 margin: R (+15.8) · D 41.2% · R 57.0% · Other 1.8%
• 2008→2024 swing: -30.8pp toward R · 2008: 15.0pp · 2024: -15.8pp
• All cycles: 2024: R+15.8 2020: R+13.2 2016: R+13.7 2012: D+3.1 2008: D+15.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -30.32%
• Current HPI: 210.431
• Rent YoY: ▲ 6.11%
• Metro: Muncie, 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

+14.8% since first listed

16 events — show timeline

• 2026-06-01 Relisted — IRMLS
• 2026-05-08 Pending — IRMLS
• 2026-05-06 Listed $99,900 IRMLS
• 2024-07-29 Sold (MLS) $70,000 MIBOR as Distributed by MLS Grid
• 2024-06-30 Pending — MIBOR as Distributed by MLS Grid
• 2024-06-28 Listed $77,500 MIBOR as Distributed by MLS Grid
• 2024-06-24 Listing Removed — MIBOR as Distributed by MLS Grid
• 2024-06-13 Relisted — MIBOR as Distributed by MLS Grid
• 2024-05-27 Pending — MIBOR as Distributed by MLS Grid
• 2024-05-16 Price Changed $70,000 MIBOR as Distributed by MLS Grid
• 2024-04-30 Price Changed $76,000 MIBOR as Distributed by MLS Grid
• 2024-04-04 Relisted — MIBOR as Distributed by MLS Grid
• 2024-03-18 Pending — MIBOR as Distributed by MLS Grid
• 2024-02-08 Price Changed $77,500 MIBOR as Distributed by MLS Grid
• 2023-11-26 Price Changed $80,000 MIBOR as Distributed by MLS Grid
• 2023-11-11 Listed $87,000 MIBOR as Distributed by MLS Grid

Property tax history

-1.6%/yr

Latest (2024): $396 · -6.2% YoY. Source: county tax records.