102 John St · Loogootee, IN 47553

$30,000

5 bd · 2.0 ba · 2,663 sqft · SingleFamily public records · 24 Days on market

Built 1940 ↓ 6% 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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Attic space 1456 sq ft.

Key facts

• Built 1940
• Listed 23 days

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $811 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $30k (1.5% below list) — sets the bar for market timing.
• Cap rate 38.7% vs local median 2.8% in Loogootee — 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 74/100 on livability (#74 in IN, #4,663 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Loogootee Community School Corporation (rural): math 42% / reading 48% proficiency, ranked #97 of 301 in IN (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 63 active listings in the ZIP; 2 units permitted in Martin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($207 loan paydown + $905 appreciation (3.0% local appreciation)).
• Martin County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($30k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $29,550 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — 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. 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.
4. 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.
5. 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: 4.29% ✓
• Cap rate: 38.71%
• Cash-on-cash: 115.79%
• DSCR: 6.15
• GRM: 1.9

CMA / ARV

• ARV (on-the-fly): $319,560
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
515 Dogwood Hl	0.71mi	4/2.0 (-1)	2,908 (+9%)	14mo	$350,000	$120	35
201 S Oak St	0.58mi	5/2.5	2,356 (-12%)	23mo	$105,000	$45	33

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

Projected returns pro-forma

3.02% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.58×
• Total profit: $55,281
• Equity at exit: $13,516

10-year hold

• IRR: —
• Equity multiple: 15.82×
• Total profit: $124,447
• Equity at exit: $20,851

Cash invested: $8,400 (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 47553

• Home prices YoY: 1.4%
• Active inventory: 63
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,288 medium
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$38 /mo · $450/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $811

Break-even live

Break-even rent $262

Max offer price $30,000

Occupancy floor 32%

Sensitivity live

Price	-10% $831	-5% $821	+0% $811	+5% $800	+10% $790
Rent	-10% $709	-5% $760	+0% $811	+5% $861	+10% $912
Rate	-1.0pp $826	-0.5pp $818	base $811	+0.5pp $803	+1.0pp $795

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $30,000 Active 24 DOM
2. 2026-06-18
   days on market $30,000 Active 23 DOM
3. 2026-06-17
   days on market $30,000 Active 22 DOM
4. 2026-06-16
   days on market $30,000 Active 21 DOM
5. 2026-06-15
   days on market $30,000 Active 20 DOM
6. 2026-06-14
   days on market $30,000 Active 18 DOM
7. 2026-06-12
   days on market $30,000 Active 17 DOM
8. 2026-06-09
   days on market $30,000 Active 14 DOM
9. 2026-06-08
   days on market $30,000 Active 13 DOM
10. 2026-06-07
    days on market $30,000 Active 12 DOM
11. 2026-06-07
    days on market $30,000 Active 11 DOM
12. 2026-06-04
    days on market $30,000 Active 8 DOM
13. 2026-06-02
    days on market $30,000 Active 7 DOM
14. 2026-06-01
    days on market $30,000 Active 6 DOM
15. 2026-05-31
    days on market $30,000 Active 5 DOM
16. 2026-05-31
    days on market $30,000 Active 4 DOM
17. 2026-05-26
    listed $30,000 Active
18. 2024-03-04
    historical
19. 2024-02-21
    price $54,500
20. 2024-02-04
    status Active
21. 2024-01-18
    listed $59,900 Active
22. 2024-01-18
    historical
23. 2014-04-16
    soldstatus $32,000
24. 2014-04-16
    soldstatus $16,000

ⓘ 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 5/10 Major 7 d/yr ≥105°F today · 19 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: $15,461
• − Mortgage interest: −$1,680
• − Property taxes: −$450
• − Insurance: −$150
• − Repairs & maintenance: −$1,237
• − Management: −$1,237
• − Depreciation: −$873
• Taxable income: $9,834
• Est. tax owed @ 24.0%: −$2,360
• After-tax cash flow: $7,366/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: Loogootee Community School Corporation
• NCES district ID: 1806060
• Math proficiency: 42% ▼ -10.00%
• Reading proficiency: 48% ▼ -6.00%
• Median HH income: $47,513
• Composite: 38.38/100
• National rank: #4209
• State rank: #97 of 301 in IN

Livability — Loogootee

• Score: 74/100
• State rank: #74
• US rank: #4663

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: Loogootee, IN
• Population (ZIP): 8,613

Population outlook (Martin County) Hauer SSP2

• Today (2025): 9,585 people
• By 2030: 9,198 · -4.0%
• By 2040: 8,365 · -12.7%
• By 2050: 7,518 · -21.6%
• By 2075: 5,674 · -40.8%
• By 2100: 3,916 · -59.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Italian 5% Slovak 3% Lithuanian 2%
• Foreign-born: 1%
• Languages at home: 89% English-only · German/W. Germanic 10% Spanish 1%

Political lean MEDSL · Martin

• 2024 margin: Solid R (+60.7) · D 18.7% · R 79.4% · Other 1.9%
• 2008→2024 swing: -31.8pp toward R · 2008: -28.9pp · 2024: -60.7pp
• All cycles: 2024: R+60.7 2020: R+58.7 2016: R+58.5 2012: R+40.3 2008: R+28.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.02%
• Current HPI: 217.7385
• 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

-6.2% since first listed

8 events — show timeline

• 2026-05-26 Listed $30,000 FSBO.com
• 2024-03-04 Listing Removed — MIBOR as Distributed by MLS Grid
• 2024-02-21 Price Changed $54,500 MIBOR as Distributed by MLS Grid
• 2024-02-04 Relisted — MIBOR as Distributed by MLS Grid
• 2024-01-18 Listing Removed — MIBOR as Distributed by MLS Grid
• 2024-01-18 Listed $59,900 MIBOR as Distributed by MLS Grid
• 2014-04-16 Sold (Public Records) $16,000 Public Records
• 2014-04-16 Sold (Public Records) $32,000 Public Records

Property tax history

+13.8%/yr

Latest (2024): $3,034 · +8.6% YoY. Source: county tax records.