1543 Forbes Ave · Grissom AFB, IN 46970

$89,000

3 bd · 1.0 ba · 1,185 sqft · SingleFamily public records

Built 1958 7,754 sqft lot Est $84k · 6% over ↓ 23% since listing

---

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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• ARV discount +4.9/15.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

WELL MAINTAINED, THREE BEDROOM, ONE BATH, RANCH STYLE ATTACHED HOME LOCATED IN THE ESTATES OF EAGLE'S POINTE IN MACONAQUAH SCHOOL DISTRICT. THIS HOME HAS SPACIOUS ROOMS, ATTACHED GARAGE, NICE SIZE YARD, AND MUCH MORE.

Key facts

• 7,754 sq ft lot
• Garage
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $340 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).

Location & tenants

• Location reads 65/100 on livability (#359 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety D-.
• Maconaquah School Corporation (rural): math 25% / reading 40% proficiency, ranked #213 of 301 in IN (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Maconaquah Elementary School (math 36% / reading 36%, grade F, #577 of 994 statewide, top 59%, 557 students, 67% FRL); Maconaquah Middle School (math 14% / reading 36%, grade F, #247 of 330 statewide, top 76%, 435 students, 63% FRL); Maconaquah High School (math 37% / reading 72%, grade C-, #79 of 369 statewide, top 26%, 594 students, 52% FRL).
• Market conditions: 129 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 35 units permitted in Miami County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Miami County population projected at -12% 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 $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $58k; list at $89k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,000

Questions for the listing agent

1. Built in 1958 — 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 F-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. 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.
5. 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.
6. 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: 1.24% ✓
• Cap rate: 10.88%
• Cash-on-cash: 16.40%
• DSCR: 1.73
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $84,135
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2942 Travis St	0.20mi	3/1.0	1,160 (-2%)	3mo	$120,000	$103	84
2804 Castle Ct	0.29mi	3/2.0	1,160 (-2%)	3mo	$120,000	$103	76
1129 Barksdale Ave	0.22mi	3/1.0	1,025 (-14%)	1mo	$33,500	$33	66
1617 Warhawk Rd	0.30mi	3/1.0	1,185 (0%)	24mo	$77,500	$65	66
1933 George Ave	0.11mi	3/1.0	1,025 (-14%)	10mo	$28,000	$27	64
2810 Castle Ct	0.26mi	3/1.5	1,130 (-5%)	20mo	$110,900	$98	61
1520 Forbes Ave	0.15mi	2/1.0 (-1)	1,025 (-14%)	15mo	$100,000	$98	52
1013 Donaldson St	0.21mi	2/1.0 (-1)	1,026 (-13%)	18mo	$72,900	$71	48
41026 Gunter Ct	0.46mi	2/1.0 (-1)	1,059 (-11%)	17mo	$60,000	$57	42

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: 7.4%
• Equity multiple: 1.29×
• Total profit: $7,229
• Equity at exit: $13,270

10-year hold

• IRR: 16.7%
• Equity multiple: 2.37×
• Total profit: $34,074
• Equity at exit: $7,695

Cash invested: $24,920 (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 46970

• Home prices YoY: -8.8%
• Active inventory: 129
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,101 high
• Mortgage (P&I): −$467
• Tax from tax record: −$26 /mo · $310/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $340

Break-even live

Break-even rent $670

Max offer price $89,000

Occupancy floor 64%

Sensitivity live

Price	-10% $391	-5% $366	+0% $340	+5% $315	+10% $290
Rent	-10% $253	-5% $297	+0% $340	+5% $384	+10% $428
Rate	-1.0pp $385	-0.5pp $363	base $340	+0.5pp $317	+1.0pp $294

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1029 N Lincoln St Peru, IN	3.0	1.0	941	$1,000	$1.06	45d	1	0.25mi
2909 Travis St Peru, IN	3.0	1.5	1148	$1,125	$0.98	45d	1	0.25mi
1005 N Lincoln St Peru, IN	2.0	1.0	834	$855	$1.03	45d	1	0.28mi
1703 S Lincoln St Peru, IN	3.0	2.0	1201	$1,100	$0.92	45d	1	0.36mi
39023 Edwards Ct Peru, IN	4.0	2.5	1334	$1,230	$0.92	45d	1	0.56mi
36013 Beale Ct Peru, IN	3.0	1.5	1080	$1,050	$0.97	45d	1	0.66mi

Listing history 2 events

1. 2026-06-14
   remarks 213-char remark
2. 2026-06-14
   listed $89,000 Pending

ⓘ 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: $310 · $26/mo
• Projected year-2 tax: $533 · $44/mo
• Expected delta: +$223/yr (+$19/mo · 72.0%)

ⓘ 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 ≥101°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,217
• − Mortgage interest: −$4,985
• − Property taxes: −$310
• − Insurance: −$445
• − Repairs & maintenance: −$1,057
• − Management: −$1,057
• − Depreciation: −$2,589
• Taxable income: $2,773
• Est. tax owed @ 24.0%: −$666
• After-tax cash flow: $3,420/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: Maconaquah School Corporation
• NCES district ID: 1806090
• Math proficiency: 25% ▼ -12.00%
• Reading proficiency: 40% ▼ -6.00%
• Median HH income: $47,296
• Composite: 27.96/100
• National rank: #6859
• State rank: #213 of 301 in IN

Livability — Grissom AFB

• Score: 65/100
• State rank: #359
• US rank: #13555

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grissom AFB, IN
• County: Miami County · 23,020 people
• Metro: Peru, IN
• Population (ZIP): 23,020
• Household income: $57,842
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 498.0

Population outlook (Miami County) Hauer SSP2

• Today (2025): 34,421 people
• By 2030: 33,571 · -2.5%
• By 2040: 31,919 · -7.3%
• By 2050: 30,313 · -11.9%
• By 2075: 26,202 · -23.9%
• By 2100: 20,856 · -39.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 4% Black 3%
• Common ancestry: Iranian 2% Romanian 2% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2% German/W. Germanic 0%

Political lean MEDSL · Miami

• 2024 margin: Solid R (+54.5) · D 21.8% · R 76.3% · Other 1.9%
• 2008→2024 swing: -35.1pp toward R · 2008: -19.5pp · 2024: -54.5pp
• All cycles: 2024: R+54.5 2020: R+53.1 2016: R+53.6 2012: R+30.9 2008: R+19.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -24.29%
• Current HPI: 252.7166
• Rent YoY: —
• Metro: Peru, 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

-22.6% since first listed

3 events — show timeline

• 2023-11-13 Sold (MLS) $58,000 IRMLS
• 2023-10-18 Pending — IRMLS
• 2023-08-11 Listed $74,900 IRMLS

Property tax history

-1.1%/yr

Latest (2024): $310 · +44.1% YoY. Source: county tax records.