4130 S Whitley Rd · South Whitley, IN 46787

$89,900

3 bd · 1.0 ba · 1,044 sqft · SingleFamily public records · 2 Days on market

Built 1954 1.23 ac lot Est $110k · 18% 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 +22.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +5.1/10.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This 3 bedroom mature ranch home offers a good opportunity for someone to own a very affordably priced home to fix up to live in or flip. The peaceful 1.23 acre country setting just outside of South Whitley provides a great deal of upside potential. Sellers are selling AS IS with cash being the terms of choice due to the deferred maintenance present in the home. Possession is day of closing. 24 hr notice for all offers.

Key facts

• 1.23 acre lot
• Garage
• Built 1954

Tags

• 1.23 ACRE COUNTRY SETTING

Property features AI

Finance

• Other: Zoning: A1
• HOA & community: No association amenities

Exterior

• Parking: Attached garage (1 car); Driveway and off-street parking
• Utilities: Private well water; Septic tank
• Home design: Single-family site-built home; One-story
• Construction: Wood siding; Shingle roof; Foundation: slab and block; Above-grade finished area reported (figure provided)
• Exterior features: Storm door(s); No fencing; Level, wooded lot; Lot dimensions approximately 200 x 275; Lot size about 1.233 acres

Interior

• Kitchen: Electric oven; Electric range; Exhaust fan; Laminate counters
• Bedrooms: 6 total rooms (bedroom count not separately provided)
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Electric heating; Ceiling heating; No cooling
• Interior features: Laminate counters; Storm windows; Window treatments; Electric oven and range; Electric water heater; Exhaust fan; One fireplace (no special features); Basement is partial and includes a sump pump
• Laundry & utility: Laundry located in basement; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $157 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($910 rent vs $90k).

Location & tenants

• Location reads 62/100 on livability (#454 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Whitko Community School Corporation (rural): math 27% / reading 39% proficiency, ranked #204 of 301 in IN (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: South Whitley Elementary School (math 42% / reading 52%, grade D-, #325 of 994 statewide, top 36%, 289 students, 47% FRL); Whitko Jr/Sr High School (math 18% / reading 40%, grade F, #312 of 369 statewide, top 85%, 541 students, 43% FRL).
• Market conditions: 6 active listings in the ZIP; 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 $622 of loan paydown is wiped out by about $3k 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

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

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,900

Questions for the listing agent

1. Built in 1954 — 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 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?
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: 1.01% ✓
• Cap rate: 8.39%
• Cash-on-cash: 7.49%
• DSCR: 1.33
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $109,620
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4130 S Whitley Rd	0.00mi	3/1.0	1,044 (0%)	1mo	$109,120	$105	99

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: -4.9%
• Equity multiple: 0.82×
• Total profit: $-4,582
• Equity at exit: $13,404

10-year hold

• IRR: 4.8%
• Equity multiple: 1.35×
• Total profit: $8,803
• Equity at exit: $7,773

Cash invested: $25,172 (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 46787

• Home prices YoY: -17.4%
• Active inventory: 6
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $910 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$52 /mo · $630/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$191
• Net cashflow: $157

Break-even live

Break-even rent $711

Max offer price $89,900

Occupancy floor 78%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-06
   status Pending
2. 2026-05-04
   listed $89,900 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: $630 · $52/mo
• Projected year-2 tax: $697 · $58/mo
• Expected delta: +$67/yr (+$6/mo · 10.7%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 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: $10,914
• − Mortgage interest: −$5,036
• − Property taxes: −$630
• − Insurance: −$450
• − Repairs & maintenance: −$873
• − Management: −$873
• − Depreciation: −$2,615
• Taxable income: $438
• Est. tax owed @ 24.0%: −$105
• After-tax cash flow: $1,781/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: Whitko Community School Corporation
• NCES district ID: 1813230
• Math proficiency: 27% ▼ -5.00%
• Reading proficiency: 39% ▼ -3.00%
• Median HH income: $52,047
• Composite: 28.84/100
• National rank: #6650
• State rank: #204 of 301 in IN

Livability — South Whitley

• Score: 62/100
• State rank: #454
• US rank: #16110

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,144

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 (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Iranian 4% Italian 3% Lithuanian 3%
• Foreign-born: 1% · Vietnam
• Languages at home: 90% English-only · German/W. Germanic 9% Vietnamese 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: ▼ -48.57%
• Current HPI: 230.5496
• 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

2 events — show timeline

• 2026-05-06 Pending — IRMLS
• 2026-05-04 Listed $89,900 IRMLS

Property tax history

+5.5%/yr

Latest (2024): $630 · +11.7% YoY. Source: county tax records.