410 E Chicago St · Columbia City, IN 46725

$145,900

4 bd · 1.0 ba · 1,702 sqft · SingleFamily public records · 107 Days on market

Built 1890 4,400 sqft lot Est $208k · 30% under

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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 +25.4/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +6.0/10.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a project? This 4-bedroom, 1-bath fixer-upper is brimming with potential! The layout offers plenty of room to create your dream home or investment. The kitchen and living areas are ready for a modern makeover, while the bathroom provides a solid start with room for updates. The yard is perfect for outdoor enthusiasts or creative landscaping ideas. Bring your tools, vision, and a little elbow grease to transform this property into a true gem. Priced to sell and full of possibilities—don’t miss this opportunity to make it your own!

Key facts

• Gas furnace
• Metal roof
• Water heater

Tags

• GAS FURNACE
• WATER HEATER
• METAL ROOF

Property features AI

Finance

• Other: Zoning: A1

Exterior

• Parking: Concrete parking
• Utilities: Public water; Public sewer
• Home design: Single-family residential site-built home; 2 stories
• Construction: Aluminum siding; Metal roof; Brick/mortar and block foundation; Built as a site-built home
• Exterior features: Level lot; Irregular lot dimensions

Interior

• Kitchen: Electric cooktop; Refrigerator; Laminate counters
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Natural gas heating; Baseboard heating; Hot water heating; Window cooling units
• Interior features: Laminate counters; Window treatments and blinds; Refrigerator; Electric cooktop
• Laundry & utility: Washer hookup on main level; Basement with sump pump (partial, daylight, unfinished)

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $146k.

Deal economics

• At list price, monthly cash flow is $337 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $146k).
• Recommended offer: $133k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 3.8% in Columbia City — 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 (#73 in IN, #4,647 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities D, commute F.
• Whitley County Consolidated Schools (rural): math 36% / reading 43% proficiency, ranked #140 of 301 in IN (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Little Turtle Elementary School (math 39% / reading 31%, grade F, #590 of 994 statewide, top 60%, 604 students, 39% FRL); Indian Springs Middle School (math 28% / reading 40%, grade F, #173 of 330 statewide, top 53%, 834 students, 33% FRL); Columbia City High School (math 36% / reading 69%, grade C-, #102 of 369 statewide, top 28%, 1,147 students, 27% FRL).
• Market conditions: 112 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 98 units permitted in Whitley County in 2024 (22 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Whitley County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $26k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $146k implies a 224% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $132,769 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — 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. 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?
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: 1.10% ✓
• Cap rate: 9.06%
• Cash-on-cash: 9.89%
• DSCR: 1.44
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $207,644
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 E Hanna St	0.26mi	3/1.0 (-1)	1,668 (-2%)	4mo	$217,500	$130	76
111 Marshall Ave	0.62mi	3/2.0 (-1)	1,678 (-1%)	4mo	$181,000	$108	57
302 S Chauncey St	0.55mi	3/1.5 (-1)	1,619 (-5%)	7mo	$214,400	$132	53
314 S Line Street St	0.58mi	3/1.5 (-1)	1,763 (+4%)	9mo	$72,500	$41	53
505 W Ellsworth St	0.75mi	4/2.0	1,644 (-3%)	4mo	$215,000	$131	52
316 W Market St	0.71mi	4/1.5	1,768 (+4%)	8mo	$216,500	$122	52
527 E Jefferson St	0.75mi	3/2.0 (-1)	1,688 (-1%)	5mo	$217,000	$129	50
115 N Wayne St	0.63mi	4/2.0	1,843 (+8%)	5mo	$215,000	$117	48
206 S Walnut St	0.69mi	4/2.0	1,820 (+7%)	5mo	$187,500	$103	48
408 S Elm St	0.67mi	3/1.0 (-1)	1,450 (-15%)	0mo	$179,000	$123	38
405 W Market St	0.72mi	3/1.0 (-1)	1,452 (-15%)	3mo	$75,000	$52	35
213 N Madison St St	0.70mi	3/2.5 (-1)	1,924 (+13%)	8mo	$190,000	$99	28

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: -1.4%
• Equity multiple: 0.95×
• Total profit: $-2,219
• Equity at exit: $21,754

10-year hold

• IRR: 8.2%
• Equity multiple: 1.63×
• Total profit: $25,583
• Equity at exit: $12,615

Cash invested: $40,852 (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 46725

• Home prices YoY: -21.5%
• Active inventory: 112
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,600 medium
• Mortgage (P&I): −$765
• Tax from tax record: −$101 /mo · $1,216/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $337

Break-even live

Break-even rent $1,174

Max offer price $145,900

Occupancy floor 74%

Sensitivity live

Price	-10% $419	-5% $378	+0% $337	+5% $295	+10% $254
Rent	-10% $210	-5% $274	+0% $337	+5% $400	+10% $463
Rate	-1.0pp $410	-0.5pp $374	base $337	+0.5pp $299	+1.0pp $260

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: $36,475
• Closing costs: $4,377
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
354 N Chauncey St Columbia City, IN	3.0	2.5	1768	$1,600	$0.90	22d	1	1.05mi

Listing history 27 events

1. 2026-06-18
   days on market $145,900 Active 107 DOM
2. 2026-06-17
   days on market $145,900 Active 106 DOM
3. 2026-06-16
   remarks 335-char remark
4. 2026-06-16
   pricedays on market $145,900 Active 105 DOM
5. 2026-06-15
   days on market $148,500 Active 104 DOM
6. 2026-06-14
   days on market $148,500 Active 102 DOM
7. 2026-06-10
   days on market $148,500 Active 99 DOM
8. 2026-06-09
   days on market $148,500 Active 98 DOM
9. 2026-06-08
   days on market $148,500 Active 97 DOM
10. 2026-06-07
    pricedays on market $148,500 Active 96 DOM
11. 2026-06-03
    days on market $149,500 Active 92 DOM
12. 2026-06-02
    days on market $149,500 Active 91 DOM
13. 2026-06-01
    days on market $149,500 Active 90 DOM
14. 2026-05-31
    days on market $149,500 Active 89 DOM
15. 2026-05-30
    days on market $149,500 Active 88 DOM
16. 2026-05-16
    price $149,500
17. 2026-04-17
    price $155,500
18. 2026-03-29
    price $160,500
19. 2026-03-23
    price $165,500
20. 2026-03-18
    price $168,500
21. 2026-03-03
    listed $171,900 Active
22. 2025-02-28
    soldstatus $45,000 Closed 559-char remark

    Show marketing remark (559 chars)

    Looking for a project? This 4-bedroom, 1-bath fixer-upper is brimming with potential! The layout offers plenty of room to create your dream home or investment. The kitchen and living areas are ready for a modern makeover, while the bathroom provides a solid start with room for updates. The yard is perfect for outdoor enthusiasts or creative landscaping ideas. Bring your tools, vision, and a little elbow grease to transform this property into a true gem. Priced to sell and full of possibilities—don’t miss this opportunity to make it your own!

23. 2025-02-15
    status Pending 559-char remark

    Show marketing remark (559 chars)

    Looking for a project? This 4-bedroom, 1-bath fixer-upper is brimming with potential! The layout offers plenty of room to create your dream home or investment. The kitchen and living areas are ready for a modern makeover, while the bathroom provides a solid start with room for updates. The yard is perfect for outdoor enthusiasts or creative landscaping ideas. Bring your tools, vision, and a little elbow grease to transform this property into a true gem. Priced to sell and full of possibilities—don’t miss this opportunity to make it your own!

24. 2025-02-05
    price $45,000 559-char remark

    Show marketing remark (559 chars)

    Looking for a project? This 4-bedroom, 1-bath fixer-upper is brimming with potential! The layout offers plenty of room to create your dream home or investment. The kitchen and living areas are ready for a modern makeover, while the bathroom provides a solid start with room for updates. The yard is perfect for outdoor enthusiasts or creative landscaping ideas. Bring your tools, vision, and a little elbow grease to transform this property into a true gem. Priced to sell and full of possibilities—don’t miss this opportunity to make it your own!

25. 2025-01-18
    price $50,000 559-char remark

    Show marketing remark (559 chars)

    Looking for a project? This 4-bedroom, 1-bath fixer-upper is brimming with potential! The layout offers plenty of room to create your dream home or investment. The kitchen and living areas are ready for a modern makeover, while the bathroom provides a solid start with room for updates. The yard is perfect for outdoor enthusiasts or creative landscaping ideas. Bring your tools, vision, and a little elbow grease to transform this property into a true gem. Priced to sell and full of possibilities—don’t miss this opportunity to make it your own!

26. 2025-01-14
    price $55,000 559-char remark

    Show marketing remark (559 chars)

    Looking for a project? This 4-bedroom, 1-bath fixer-upper is brimming with potential! The layout offers plenty of room to create your dream home or investment. The kitchen and living areas are ready for a modern makeover, while the bathroom provides a solid start with room for updates. The yard is perfect for outdoor enthusiasts or creative landscaping ideas. Bring your tools, vision, and a little elbow grease to transform this property into a true gem. Priced to sell and full of possibilities—don’t miss this opportunity to make it your own!

27. 2025-01-11
    listed $60,000 Active 559-char remark

    Show marketing remark (559 chars)

    Looking for a project? This 4-bedroom, 1-bath fixer-upper is brimming with potential! The layout offers plenty of room to create your dream home or investment. The kitchen and living areas are ready for a modern makeover, while the bathroom provides a solid start with room for updates. The yard is perfect for outdoor enthusiasts or creative landscaping ideas. Bring your tools, vision, and a little elbow grease to transform this property into a true gem. Priced to sell and full of possibilities—don’t miss this opportunity to make it your own!

ⓘ 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: $1,216 · $101/mo
• Projected year-2 tax: $1,228 · $102/mo
• Expected delta: +$12/yr (+$1/mo · 1.0%)

ⓘ 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 ≥99°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,200
• − Mortgage interest: −$8,173
• − Property taxes: −$1,216
• − Insurance: −$730
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$4,244
• Taxable income: $1,766
• Est. tax owed @ 24.0%: −$424
• After-tax cash flow: $3,617/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: Whitley County Consolidated Schools
• NCES district ID: 1802280
• Math proficiency: 36% ▼ -6.00%
• Reading proficiency: 43% ▼ -6.00%
• Median HH income: $54,445
• Composite: 34.48/100
• National rank: #5184
• State rank: #140 of 301 in IN

Livability — Columbia City

• Score: 74/100
• State rank: #73
• US rank: #4647

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Columbia City, IN
• City population: 22,941
• Population (ZIP): 22,941

Population outlook (Whitley County) Hauer SSP2

• Today (2025): 33,363 people
• By 2030: 32,930 · -1.3%
• By 2040: 31,598 · -5.3%
• By 2050: 29,902 · -10.4%
• By 2075: 25,785 · -22.7%
• By 2100: 20,729 · -37.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Italian 7% Lithuanian 3% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Whitley

• 2024 margin: Solid R (+49.9) · D 24.1% · R 74.0% · Other 1.9%
• 2008→2024 swing: -28.4pp toward R · 2008: -21.5pp · 2024: -49.9pp
• All cycles: 2024: R+49.9 2020: R+49.1 2016: R+51.4 2012: R+38.9 2008: R+21.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -59.71%
• Current HPI: 217.5929
• 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

+149.2% since first listed

12 events — show timeline

• 2026-05-16 Price Changed $149,500 IRMLS
• 2026-04-17 Price Changed $155,500 IRMLS
• 2026-03-29 Price Changed $160,500 IRMLS
• 2026-03-23 Price Changed $165,500 IRMLS
• 2026-03-18 Price Changed $168,500 IRMLS
• 2026-03-03 Listed $171,900 IRMLS
• 2025-02-28 Sold (MLS) $45,000 IRMLS
• 2025-02-15 Pending — IRMLS
• 2025-02-05 Price Changed $45,000 IRMLS
• 2025-01-18 Price Changed $50,000 IRMLS
• 2025-01-14 Price Changed $55,000 IRMLS
• 2025-01-11 Listed $60,000 IRMLS

Property tax history

+2.9%/yr

Latest (2024): $1,216 · -0.2% YoY. Source: county tax records.