210 N Lessie St · Worthington, IN 47471

$64,900

3 bd · 1.0 ba · 1,519 sqft · SingleFamily public records · 69 Days on market

Built 1915 8,712 sqft lot $43/sqft · 35% below area ↓ 19% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.8/10.0
• Livability +3.5/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming one-story home with a covered front porch and striking stone chimney, set on a spacious lot with mature trees. Inside, you’ll find a character-filled living area featuring a floor-to-ceiling stone fireplace, exposed wood beams, and abundant natural light. The generous kitchen offers room to customize, while the home’s flexible layout and spacious rooms provide great potential. With some updates already started, this property is a fantastic opportunity for buyers or investors to add value and make it their own.

Key facts

• Covered front porch
• Generous kitchen
• Exposed wood beams

Tags

• COVERED FRONT PORCH
• STONE CHIMNEY
• EXPOSED WOOD BEAMS
• ABUNDANT NATURAL LIGHT
• GENEROUS KITCHEN
• FLEXIBLE LAYOUT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $388 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($998 rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#174 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• White River Valley School District (rural): math 33% / reading 39% proficiency, ranked #187 of 301 in IN (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: White River Valley Elementary Sch (math 52% / reading 42%, grade D-, #325 of 994 statewide, top 36%, 326 students, 64% FRL); White River Valley Middle School (math 29% / reading 35%, grade F, #190 of 330 statewide, top 59%, 209 students, 60% FRL); White River Valley High School (math 22% / reading 47%, grade F, #270 of 369 statewide, top 77%, 210 students, 56% FRL) — zoned schools average 60% FRL vs 42% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 17 active listings in the ZIP.

Forward outlook

• In year one you build about $1k of equity ($449 loan paydown + $980 appreciation (1.5% local appreciation)).
• Greene County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.5% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $7k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $61,006 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — 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. 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: 1.54% ✓
• Cap rate: 13.46%
• Cash-on-cash: 25.60%
• DSCR: 2.14
• GRM: 5.4

CMA / ARV

• ARV (median comp): $173,613
• List price: $64,900
• Delta: -62.62%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
119 N Edward St	0.24mi	2/1.0 (-1)	1,502 (-1%)	0mo	$65,000	$43	82
26 N Lafayette St	0.36mi	3/2.0	1,605 (+6%)	2mo	$220,000	$137	68
322 N Washington St	0.43mi	2/1.0 (-1)	1,481 (-2%)	5mo	$150,000	$101	66
614 S Myra St	0.67mi	3/1.0	1,494 (-2%)	9mo	$92,500	$62	58
8 S Jefferson St	0.34mi	3/1.0	1,317 (-13%)	8mo	$99,900	$76	55
122 S Jefferson St	0.41mi	3/1.0	1,388 (-9%)	20mo	$130,000	$94	50

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

Projected returns pro-forma

1.51% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.8%
• Equity multiple: 2.51×
• Total profit: $27,528
• Equity at exit: $23,894

10-year hold

• IRR: 30.8%
• Equity multiple: 4.85×
• Total profit: $69,955
• Equity at exit: $33,144

Cash invested: $18,172 (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 47471

• Home prices YoY: 0.8%
• Active inventory: 17
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $998 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$34 /mo · $403/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $388

Break-even live

Break-even rent $508

Max offer price $64,900

Occupancy floor 56%

Sensitivity live

Price	-10% $424	-5% $406	+0% $388	+5% $369	+10% $351
Rent	-10% $309	-5% $348	+0% $388	+5% $427	+10% $467
Rate	-1.0pp $420	-0.5pp $404	base $388	+0.5pp $371	+1.0pp $354

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $64,900 Active 69 DOM
2. 2026-06-19
   days on market $64,900 Active 67 DOM
3. 2026-06-18
   days on market $64,900 Active 66 DOM
4. 2026-06-17
   days on market $64,900 Active 65 DOM
5. 2026-06-16
   days on market $64,900 Active 64 DOM
6. 2026-06-15
   days on market $64,900 Active 63 DOM
7. 2026-06-14
   days on market $64,900 Active 61 DOM
8. 2026-06-12
   pricedays on market $64,900 Active 60 DOM
9. 2026-06-09
   days on market $69,000 Active 57 DOM
10. 2026-06-08
    days on market $69,000 Active 56 DOM
11. 2026-06-07
    days on market $69,000 Active 55 DOM
12. 2026-06-05
    days on market $69,000 Active 52 DOM
13. 2026-06-03
    days on market $69,000 Active 51 DOM
14. 2026-06-02
    days on market $69,000 Active 50 DOM
15. 2026-06-01
    days on market $69,000 Active 49 DOM
16. 2026-05-31
    days on market $69,000 Active 48 DOM
17. 2026-05-30
    days on market $69,000 Active 47 DOM
18. 2026-05-08
    price $69,000 536-char remark

    Show marketing remark (524 chars)

    Charming one-story home with a covered front porch and striking stone chimney, set on a spacious lot with mature trees. Inside, you'll find a character-filled living area featuring a floor-to-ceiling stone fireplace, exposed wood beams, and abundant natural light. The generous kitchen offers room to customize, while the home's flexible layout and spacious rooms provide great potential. With some updates already started, this property is a fantastic opportunity for buyers or investors to add value and make it their own.

19. 2026-05-08
    price $69,000 524-char remark

    Show marketing remark (524 chars)

    Charming one-story home with a covered front porch and striking stone chimney, set on a spacious lot with mature trees. Inside, you'll find a character-filled living area featuring a floor-to-ceiling stone fireplace, exposed wood beams, and abundant natural light. The generous kitchen offers room to customize, while the home's flexible layout and spacious rooms provide great potential. With some updates already started, this property is a fantastic opportunity for buyers or investors to add value and make it their own.

20. 2026-04-13
    listed $72,000 Active 536-char remark

    Show marketing remark (536 chars)

    Charming one-story home with a covered front porch and striking stone chimney, set on a spacious lot with mature trees. Inside, you’ll find a character-filled living area featuring a floor-to-ceiling stone fireplace, exposed wood beams, and abundant natural light. The generous kitchen offers room to customize, while the home’s flexible layout and spacious rooms provide great potential. With some updates already started, this property is a fantastic opportunity for buyers or investors to add value and make it their own.

21. 2026-04-10
    listed $72,000 Active 524-char remark

    Show marketing remark (524 chars)

    Charming one-story home with a covered front porch and striking stone chimney, set on a spacious lot with mature trees. Inside, you'll find a character-filled living area featuring a floor-to-ceiling stone fireplace, exposed wood beams, and abundant natural light. The generous kitchen offers room to customize, while the home's flexible layout and spacious rooms provide great potential. With some updates already started, this property is a fantastic opportunity for buyers or investors to add value and make it their own.

22. 2022-09-02
    soldstatus $78,700 Closed
23. 2022-08-10
    historical Active Under Contract
24. 2022-07-06
    price $75,000
25. 2022-06-23
    listed $85,500 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: $403 · $34/mo
• Projected year-2 tax: $477 · $40/mo
• Expected delta: +$74/yr (+$6/mo · 18.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°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: $11,980
• − Mortgage interest: −$3,635
• − Property taxes: −$403
• − Insurance: −$324
• − Repairs & maintenance: −$958
• − Management: −$958
• − Depreciation: −$1,888
• Taxable income: $3,812
• Est. tax owed @ 24.0%: −$915
• After-tax cash flow: $3,738/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: White River Valley School District
• NCES district ID: 1800008
• Math proficiency: 33% ▼ -19.00%
• Reading proficiency: 39% ▼ -15.00%
• Median HH income: $44,074
• Composite: 30.59/100
• National rank: #6199
• State rank: #187 of 301 in IN

Livability — Worthington

• Score: 70/100
• State rank: #174
• US rank: #8138

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Worthington, IN
• Population (ZIP): 3,116

Population outlook (Greene County) Hauer SSP2

• Today (2025): 30,724 people
• By 2030: 29,506 · -4.0%
• By 2040: 26,744 · -13.0%
• By 2050: 23,879 · -22.3%
• By 2075: 18,341 · -40.3%
• By 2100: 13,976 · -54.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 9% Two or more races 7%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1%
• Common ancestry: Polish 7% Lithuanian 4% Slovak 3%
• Foreign-born: 1% · Canada
• Languages at home: 82% English-only · German/W. Germanic 12% Spanish 6%

Political lean MEDSL · Greene

• 2024 margin: Solid R (+53.7) · D 22.4% · R 76.1% · Other 1.6%
• 2008→2024 swing: -39.2pp toward R · 2008: -14.5pp · 2024: -53.7pp
• All cycles: 2024: R+53.7 2020: R+52.2 2016: R+53.4 2012: R+31.4 2008: R+14.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.51%
• Current HPI: 200.6511
• 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

-19.3% since first listed

8 events — show timeline

• 2026-05-08 Price Changed $69,000 THAAR
• 2026-05-08 Price Changed $69,000 MIBOR as Distributed by MLS Grid
• 2026-04-13 Listed $72,000 THAAR
• 2026-04-10 Listed $72,000 MIBOR as Distributed by MLS Grid
• 2022-09-02 Sold (MLS) $78,700 IRMLS
• 2022-08-10 Contingent — IRMLS
• 2022-07-06 Price Changed $75,000 IRMLS
• 2022-06-23 Listed $85,500 IRMLS

Property tax history

-9.5%/yr

Latest (2024): $403 · -1.5% YoY. Source: county tax records.