1306 E Washington St · Frankfort, IN 46041

$75,000

2 bd · 1.0 ba · 928 sqft · SingleFamily public records · 2 Days on market

Built 1918 5,280 sqft lot

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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 +25.4/30.0
• DSCR +8.4/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Looking for a great investment in the heart of Frankfort? You found it! Just under 1,000 sq ft with 2 bedrooms, 1 bath, living room, dining room and kitchen. Home features a very nice covered front porch and backyard with 1 car detached garage. Bring the hardwood floors back to life in this home built in 1918. The archways add additional character to the home taking you back in time. Bring your tools and update this charmer to make some money. Home is being sold as-is and owner has never lived in the property. Room sizes are approximate, buyer to verify. Showings only during daylight hours with an agent.

Key facts

• Covered front porch
• Archways
• Hardwood floors

Tags

• COVERED FRONT PORCH
• HARDWOOD FLOORS
• DETACHED GARAGE
• ARCHWAYS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $172 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($977 rent vs $75k).
• Cap rate 9.0% vs local median 3.9% in Frankfort — 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 73/100 on livability (#107 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Community Schools Of Frankfort (rural): math 27% / reading 30% proficiency, ranked #251 of 301 in IN (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Blue Ridge Primary Elementary Sch (440 students, 77% FRL); Frankfort High School (math 8% / reading 42%, grade F, #323 of 369 statewide, top 88%, 895 students, 75% FRL).
• Market conditions: 129 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 59 units permitted in Clinton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Clinton County population projected at -15% 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: property tax is 2.8% of price; built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,000

Questions for the listing agent

1. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.30% ✓
• Cap rate: 9.04%
• Cash-on-cash: 9.81%
• DSCR: 1.44
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $185,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 N Hoke Ave	0.06mi	2/2.0	976 (+5%)	1mo	$120,000	$123	84
1258 Mccarty St	0.21mi	2/1.0	984 (+6%)	2mo	$179,900	$183	79
602 N Clay St	0.57mi	2/1.0	918 (-1%)	1mo	$189,000	$206	71
751 Center Dr	0.49mi	3/1.0 (+1)	925 (-0%)	5mo	$170,000	$184	68
1654 E Mcclurg St	0.36mi	2/1.0	844 (-9%)	3mo	$161,500	$191	66
1705 Goder Dr	0.42mi	3/1.0 (+1)	864 (-7%)	1mo	$197,000	$228	64
608 Center Dr	0.43mi	3/1.0 (+1)	900 (-3%)	8mo	$180,000	$200	63
208 N Crescent Dr	0.33mi	3/1.0 (+1)	864 (-7%)	7mo	$180,000	$208	63
1722 E Clinton St	0.26mi	2/1.0	819 (-12%)	8mo	$155,000	$189	62
654 N Crescent Dr	0.54mi	3/1.0 (+1)	1,008 (+9%)	5mo	$135,000	$134	51
509 N Crescent Dr	0.45mi	3/1.0 (+1)	816 (-12%)	8mo	$206,200	$253	47
700 Mapleleaf Dr	0.53mi	3/2.0 (+1)	1,050 (+13%)	4mo	$210,000	$200	41

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: $-1,149
• Equity at exit: $11,183

10-year hold

• IRR: 8.3%
• Equity multiple: 1.64×
• Total profit: $13,350
• Equity at exit: $6,485

Cash invested: $21,000 (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 46041

• Home prices YoY: -17.8%
• Active inventory: 129
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $977 high
• Mortgage (P&I): −$393
• Tax from tax record: −$175 /mo · $2,104/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $172

Break-even live

Break-even rent $759

Max offer price $75,000

Occupancy floor 77%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
757 E Clinton St Unit 3a Frankfort, IN	1.0	1.0	900	$800	$0.89	43d	1	0.33mi
453 E Walnut St Unit 3 Frankfort, IN	1.0	1.0	600	$875	$1.46	12d	1	0.53mi
455 E Barner St Unit 1 Frankfort, IN	2.0	1.0	640	$975	$1.52	12d	1	0.58mi
402 E Green St Frankfort, IN	3.0	1.0	1100	$1,000	$0.91	43d	1	0.70mi
701 Stone Ridge Dr Frankfort, IN	1.0–3.0	1.0–2.0	860	$1,017	$1.18	12d	5	0.71mi
457 N Main St Apt 3 Frankfort, IN	1.0	1.0	750	$900	$1.20	20d	1	0.74mi
350 N Main St Unit 3C Frankfort, IN	2.0	2.0	970	$1,200	$1.24	4d	1	0.76mi
501 S Main St Unit 2 Frankfort, IN	3.0	1.0	700	$850	$1.21	21d	1	0.80mi
1152 N Jackson St Frankfort, IN	2.0	1.0	950	$1,049	$1.10	12d	1	0.92mi
1152 N Jackson St Unit 2 Frankfort, IN	2.0	1.0	950	$1,049	$1.10	14d	1	0.92mi
1053 S Jackson St Frankfort, IN	1.0–2.0	1.0	850	$995	$1.17	12d	2	0.94mi
201 W Palmer St Frankfort, IN	2.0	1.0	850	$990	$1.16	4d	1	0.95mi
201 W Palmer St Frankfort, IN	2.0	1.0	950	$1,049	$1.10	43d	1	0.95mi
201 W Palmer St Frankfort, IN	2.0	1.0	950	$1,049	$1.10	12d	1	0.95mi
458 W Clinton St Unit 02 Frankfort, IN	2.0	1.0	780	$725	$0.93	4d	1	0.97mi
1052 John St Frankfort, IN	3.0	1.0	900	$1,395	$1.55	13d	1	1.09mi

Listing history 3 events

1. 2025-09-11
   status Pending
2. 2025-09-05
   listed $75,000 Active
3. 2023-10-13
   soldstatus $66,352

ⓘ 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: $2,104 · $175/mo
• Projected year-2 tax: $2,104 · $175/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 18 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: $11,722
• − Mortgage interest: −$4,201
• − Property taxes: −$2,104
• − Insurance: −$375
• − Repairs & maintenance: −$938
• − Management: −$938
• − Depreciation: −$2,182
• Taxable income: $984
• Est. tax owed @ 24.0%: −$236
• After-tax cash flow: $1,825/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: Community Schools Of Frankfort
• NCES district ID: 1803660
• Math proficiency: 27% ▼ -3.00%
• Reading proficiency: 30% ▼ -6.00%
• Median HH income: $42,144
• Composite: 24.2/100
• National rank: #7728
• State rank: #251 of 301 in IN

Livability — Frankfort

• Score: 73/100
• State rank: #107
• US rank: #5623

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: Frankfort, IN
• Population (ZIP): 23,359

Population outlook (Clinton County) Hauer SSP2

• Today (2025): 31,197 people
• By 2030: 30,257 · -3.0%
• By 2040: 28,383 · -9.0%
• By 2050: 26,644 · -14.6%
• By 2075: 23,858 · -23.5%
• By 2100: 22,236 · -28.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 24% Two or more races 11%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Iranian 1% Italian 1% Slovak 1%
• Foreign-born: 11% · Canada, Philippines
• Languages at home: 86% English-only · Spanish 14%

Political lean MEDSL · Clinton

• 2024 margin: Solid R (+48.0) · D 25.2% · R 73.2% · Other 1.6%
• 2008→2024 swing: -35.0pp toward R · 2008: -13.0pp · 2024: -48.0pp
• All cycles: 2024: R+48.0 2020: R+46.1 2016: R+48.0 2012: R+30.7 2008: R+13.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -57.02%
• Current HPI: 263.2258
• 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

+13.0% since first listed

3 events — show timeline

• 2025-09-11 Pending — MIBOR as Distributed by MLS Grid
• 2025-09-05 Listed $75,000 MIBOR as Distributed by MLS Grid
• 2023-10-13 Sold (Public Records) $66,352 Public Records

Property tax history

+20.0%/yr

Latest (2024): $2,104 · +2.2% YoY. Source: county tax records.