307 W 6th · Earl Park, IN 47942

$122,900

3 bd · 1.0 ba · 1,010 sqft · SingleFamily public records · 42 Days on market

Built 1900 0.30 ac lot $122/sqft · 10% below area Est $129k · at est.

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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 +14.8/30.0
• ARV discount +9.7/15.0
• Appreciation +8.6/10.0
• DSCR +4.5/10.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Take a look at this great home available for purchase in Earl Park, Indiana! This updated home offers you a beautiful wood accented family room & breakfast bar, tiled bath, and gorgeous galley kitchen with stainless steel appliances. You'll find ample storage with the walk-in pantry and the enclosed storage room off the main entrance. Have we mentioned the oversized garage and storage shed?? This home has so much to offer and at a wonderful price in a fantastic community! Property is sold as is. Inspections welcome

Key facts

• Soaking tub
• Eat-in kitchen
• 0.3 acre lot

Tags

• EAT-IN KITCHEN
• SOAKING TUB
• TANKLESS WATER HEATER

Property features AI

Exterior

• Parking: Attached or detached 1-car garage
• Utilities: Public water; Public sewer; 200+ amp electric service
• Home design: One and one-half story dwelling; Built in 1900
• Construction: Metal roofing
• Exterior features: Metal roof

Interior

• Kitchen: Dishwasher; Refrigerator; Electric range
• Bedrooms: Primary bedroom; Two additional bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Eat-in kitchen; 5 total rooms; Neighborhood and rural views

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $123k.

Deal economics

• At list price, monthly cash flow is $33 ($399/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $96k (21.9% below list).
• Recommended offer: $96k (21.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#392 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Benton Community School Corporation (rural): math 38% / reading 43% proficiency, ranked #134 of 301 in IN (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 8 active listings in the ZIP.

Forward outlook

• In year one you build about $10k of equity ($850 loan paydown + $9k appreciation (7.1% local appreciation)).
• Benton County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.1% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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.
• Current owner paid $95k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $95,959 (21.9% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.78% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.16%
• DSCR: 1.05
• GRM: 10.7

CMA / ARV

• ARV (median comp): $129,162
• List price: $122,900
• Delta: -4.85%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 E 4th Street St	0.30mi	3/1.0	960 (-5%)	8mo	$140,000	$146	71
109 S Elm St	0.27mi	3/1.0	1,080 (+7%)	10mo	$67,500	$63	68
207 N Elm St	0.24mi	2/1.5 (-1)	1,056 (+5%)	21mo	$112,000	$106	57

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

Projected returns pro-forma

7.11% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.9%
• Equity multiple: 2.33×
• Total profit: $45,774
• Equity at exit: $86,019

10-year hold

• IRR: 17.9%
• Equity multiple: 4.81×
• Total profit: $131,260
• Equity at exit: $164,174

Cash invested: $34,412 (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 47942

• Home prices YoY: 2.4%
• Active inventory: 8
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $960 medium
• Mortgage (P&I): −$645
• Tax from tax record: −$29 /mo · $349/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $33

Break-even live

Break-even rent $917

Max offer price $122,900

Occupancy floor 92%

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: $30,725
• Closing costs: $3,687
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $122,900 Active 42 DOM
2. 2026-06-18
   price $122,900 Active 41 DOM
3. 2026-06-18
   days on market $124,900 Active 41 DOM
4. 2026-06-17
   days on market $124,900 Active 40 DOM
5. 2026-06-16
   days on market $124,900 Active 39 DOM
6. 2026-06-15
   days on market $124,900 Active 38 DOM
7. 2026-06-14
   days on market $124,900 Active 36 DOM
8. 2026-06-13
   days on market $124,900 Active 35 DOM
9. 2026-06-10
   days on market $124,900 Active 33 DOM
10. 2026-06-09
    days on market $124,900 Active 32 DOM
11. 2026-06-08
    days on market $124,900 Active 31 DOM
12. 2026-06-07
    days on market $124,900 Active 30 DOM
13. 2026-06-02
    days on market $124,900 Active 25 DOM
14. 2026-06-01
    days on market $124,900 Active 24 DOM
15. 2026-05-31
    days on market $124,900 Active 23 DOM
16. 2026-05-30
    days on market $124,900 Active 22 DOM
17. 2026-05-08
    listed $124,900 Active 343-char remark
18. 2022-11-07
    soldstatus $95,000 Closed 528-char remark

    Show marketing remark (528 chars)

    Take a look at this great home available for purchase in Earl Park, Indiana! This updated home offers you a beautiful wood accented family room & breakfast bar, tiled bath, and gorgeous galley kitchen with stainless steel appliances. You'll find ample storage with the walk-in pantry and the enclosed storage room off the main entrance. Have we mentioned the oversized garage and storage shed?? This home has so much to offer and at a wonderful price in a fantastic community! Property is sold as is. Inspections welcome

19. 2022-09-16
    status Pending 528-char remark

    Show marketing remark (528 chars)

    Take a look at this great home available for purchase in Earl Park, Indiana! This updated home offers you a beautiful wood accented family room & breakfast bar, tiled bath, and gorgeous galley kitchen with stainless steel appliances. You'll find ample storage with the walk-in pantry and the enclosed storage room off the main entrance. Have we mentioned the oversized garage and storage shed?? This home has so much to offer and at a wonderful price in a fantastic community! Property is sold as is. Inspections welcome

20. 2022-08-31
    listed $99,900 Active 528-char remark

    Show marketing remark (528 chars)

    Take a look at this great home available for purchase in Earl Park, Indiana! This updated home offers you a beautiful wood accented family room & breakfast bar, tiled bath, and gorgeous galley kitchen with stainless steel appliances. You'll find ample storage with the walk-in pantry and the enclosed storage room off the main entrance. Have we mentioned the oversized garage and storage shed?? This home has so much to offer and at a wonderful price in a fantastic community! Property is sold as is. Inspections welcome

21. 2019-01-16
    soldstatus $37,800
22. 2014-09-08
    soldstatus $37,800

ⓘ 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: $349 · $29/mo
• Projected year-2 tax: $697 · $58/mo
• Expected delta: +$348/yr (+$29/mo · 99.6%)

ⓘ 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 ≥103°F today · 17 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: $11,515
• − Mortgage interest: −$6,884
• − Property taxes: −$349
• − Insurance: −$614
• − Repairs & maintenance: −$921
• − Management: −$921
• − Depreciation: −$3,575
• Taxable loss: −$1,751
• Est. tax savings @ 24.0%: +$420
• After-tax cash flow: $819/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: Benton Community School Corporation
• NCES district ID: 1800480
• Math proficiency: 38% ▼ -7.00%
• Reading proficiency: 43% ▼ -7.00%
• Median HH income: $50,073
• Composite: 34.9/100
• National rank: #5076
• State rank: #134 of 301 in IN

Livability — Earl Park

• Score: 64/100
• State rank: #392
• US rank: #14495

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Earl Park, IN
• Population (ZIP): 789

Population outlook (Benton County) Hauer SSP2

• Today (2025): 8,404 people
• By 2030: 8,234 · -2.0%
• By 2040: 7,832 · -6.8%
• By 2050: 7,337 · -12.7%
• By 2075: 6,436 · -23.4%
• By 2100: 5,139 · -38.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 8% Romanian 5% Iranian 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Benton

• 2024 margin: Solid R (+47.1) · D 25.5% · R 72.7% · Other 1.8%
• 2008→2024 swing: -30.9pp toward R · 2008: -16.3pp · 2024: -47.1pp
• All cycles: 2024: R+47.1 2020: R+48.6 2016: R+47.0 2012: R+32.7 2008: R+16.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.11%
• Current HPI: 305.0335
• 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

+230.4% since first listed

6 events — show timeline

• 2026-05-08 Listed $124,900 NIRA MLS as Distributed by MLS Grid
• 2022-11-07 Sold (MLS) $95,000 IRMLS
• 2022-09-16 Pending — IRMLS
• 2022-08-31 Listed $99,900 IRMLS
• 2019-01-16 Sold (Public Records) $37,800 Public Records
• 2014-09-08 Sold (Public Records) $37,800 Public Records

Property tax history

-3.5%/yr

Latest (2024): $349 · +7.8% YoY. Source: county tax records.