7337 E 1st Dr · Riley, IN 47871

$110,000

2 bd · 1.0 ba · 975 sqft · SingleFamily public records · 13 Days on market

Built 1900 0.42 ac lot Est $165k · 33% under

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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 +15.1/30.0
• ARV discount +15.0/15.0
• Appreciation +5.0/10.0
• DSCR +4.6/10.0
• 1% rule +3.4/10.0
• Livability +3.3/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Come home to this quaint 1 bedroom situated on a large corner lot. The inside features hardwood floors, a spacious bedroom and the possibility of a second bedroom. Storage will never be an issue with the 2 car garage and storage shed. Do you have kiddos, pups or just plain want a fenced-in yard? This is the one for you. With plenty of room for a garden area, play area lounge area and anything else that your heart desires. Sit outside on any one of the two covered porches or in the back on the open patio. Don't let this one slip through your fingers. .. Call your favorite Realtor today to schedule a private tour.

Key facts

• Covered porches
• Open patio
• Garden area

Tags

• CORNER LOT
• HARDWOOD FLOORS
• FENCED-IN YARD
• GARDEN AREA
• COVERED PORCHES
• OPEN PATIO

Property features AI

Finance

• Other: Approximately 0.42 acre lot

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Municipal sewer connected; Electricity connected; Natural gas connected; Sewer connected; Water connected
• Home design: Single-family residence; One story
• Construction: Aluminum siding; Block foundation
• Exterior features: Covered patio; Storage shed; Chain link fence

Interior

• Kitchen: Includes appliances (unspecified/other)
• Bedrooms: 1 bedroom (main level)
• Flooring: Hardwood
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Electric heating; Wall-mounted cooling unit(s)
• Interior features: Hardwood floors; Cellar (basement)
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $35 ($423/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 $92k (16.4% below list).
• Recommended offer: $92k (16.4% 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); Terre Haute South Vigo High School (math 37% / reading 72%, grade C-, #79 of 369 statewide, top 26%, 1,610 students, 51% FRL) — zoned schools at 43% FRL track the district average.
• Zoned-school proficiency averages 57% at this address vs 34% district-wide (+22 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: 2 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 $4k of equity ($761 loan paydown + $3k 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 $31k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $91,905 (16.4% below list)

Questions for the listing agent

1. Built in 1900 — 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. 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: 0.84% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.37%
• DSCR: 1.06
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $164,775
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7678 E First Dr	0.28mi	2/1.0	1,016 (+4%)	1mo	$172,000	$169	79
6253 S Canal St	0.38mi	2/1.0	930 (-5%)	19mo	$140,000	$151	59

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: 8.8%
• Equity multiple: 1.50×
• Total profit: $15,469
• Equity at exit: $49,461

10-year hold

• IRR: 11.3%
• Equity multiple: 2.68×
• Total profit: $51,896
• Equity at exit: $76,225

Cash invested: $30,800 (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 47871

• Active inventory: 2
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $919 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$68 /mo · $817/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$193
• Net cashflow: $35

Break-even live

Break-even rent $874

Max offer price $110,000

Occupancy floor 91%

Sensitivity live

Price	-10% $98	-5% $66	+0% $35	+5% $4	+10% $-27
Rent	-10% $-37	-5% $-1	+0% $35	+5% $72	+10% $108
Rate	-1.0pp $91	-0.5pp $63	base $35	+0.5pp $7	+1.0pp $-22

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-21
   days on market $110,000 Active 13 DOM
2. 2026-06-19
   days on market $110,000 Active 11 DOM
3. 2026-06-18
   days on market $110,000 Active 10 DOM
4. 2026-06-17
   days on market $110,000 Active 9 DOM
5. 2026-06-16
   days on market $110,000 Active 8 DOM
6. 2026-06-15
   days on market $110,000 Active 7 DOM
7. 2026-06-14
   days on market $110,000 Active 5 DOM
8. 2026-06-13
   days on market $110,000 Active 4 DOM
9. 2026-06-10
   days on market $110,000 Active 2 DOM
10. 2026-06-09
    remarks 619-char remark
11. 2026-06-09
    listed $110,000 Active 1 DOM

ⓘ 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: $817 · $68/mo
• Projected year-2 tax: $876 · $73/mo
• Expected delta: +$59/yr (+$5/mo · 7.2%)

ⓘ 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 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: $11,029
• − Mortgage interest: −$6,162
• − Property taxes: −$817
• − Insurance: −$550
• − Repairs & maintenance: −$882
• − Management: −$882
• − Depreciation: −$3,200
• Taxable loss: −$1,465
• Est. tax savings @ 24.0%: +$352
• After-tax cash flow: $775/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: 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
• City population: 479
• Population (ZIP): 479

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Slovak 1% Scotch-Irish 1% Serbian 1%
• Foreign-born: 0%

Political lean MEDSL · Vigo

• 2024 margin: R (+18.1) · D 40.0% · R 58.1% · Other 2.0%
• 2008→2024 swing: -33.9pp toward R · 2008: 15.8pp · 2024: -18.1pp
• All cycles: 2024: R+18.1 2020: R+14.7 2016: R+15.2 2012: D+0.8 2008: D+15.8

Not yet ingested

• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-08 Listed $110,000 THAAR
• 2026-06-07 Listed $110,000 MIBOR as Distributed by MLS Grid

Property tax history

-5.8%/yr

Latest (2024): $817 · +7.0% YoY. Source: county tax records.