330 S Howard St · Union City, IN 47390

$20,000

4 bd · 1.5 ba · 1,772 sqft · SingleFamily public records · 3 Days on market

Built 1880 8,712 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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Key facts

• 8,712 sq ft lot
• Garage
• Built 1880

Property features AI

Finance

• Other: Listing broker: Tarter Realty Auction and Appraisal Company

Exterior

• Parking: Detached garage (gravel) with space for 1 vehicle
• Utilities: Public water; Public sewer
• Home design: Single-family, site-built residence; Two-story
• Construction: Vinyl siding; Concrete perimeter foundation
• Exterior features: Level lot; Lot dimensions approximately 46 x 185 (0.2 acre)

Interior

• Kitchen: No appliance details provided
• Bedrooms: Total of 7 rooms (bedroom count not specified)
• Flooring: Hardwood; Tile
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Has heating; Wood stove heating; No central cooling
• Interior features: Wood burning stove / wood stove; Hardwood and tile flooring; Partial basement
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $848 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).

Location & tenants

• Location reads 63/100 on livability (#432 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, amenities F, commute F.
• Randolph Eastern School Corporation (town): math 29% / reading 31% proficiency, ranked #246 of 301 in IN (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: North Side Elementary School (math 46% / reading 27%, grade F, #571 of 994 statewide, top 58%, 561 students, 72% FRL); Union City Community Jr/Sr High (math 9% / reading 36%, grade F, #337 of 369 statewide, top 92%, 367 students, 67% FRL) — zoned schools average 70% FRL vs 54% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 35 active listings in the ZIP; 19 units permitted in Randolph County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($138 loan paydown + $2k appreciation (10.0% local appreciation)).
• Randolph County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $20,000

Questions for the listing agent

1. Built in 1880 — 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: 6.28% ✓
• Cap rate: 57.15%
• Cash-on-cash: 181.64%
• DSCR: 9.08
• GRM: 1.3

CMA / ARV

• ARV (on-the-fly): $115,180
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
330 S Howard St	0.00mi	4/1.0	1,772 (0%)	0mo	$15,500	$9	98
344 N Union St	0.47mi	3/1.0 (-1)	1,740 (-2%)	0mo	$75,000	$43	68
228 Division St	0.51mi	3/1.0 (-1)	1,820 (+3%)	5mo	$75,000	$41	61
722 N Union St	0.70mi	3/1.5 (-1)	1,792 (+1%)	6mo	$125,000	$70	55
508 N High St	0.58mi	4/1.5	1,612 (-9%)	8mo	$105,000	$65	51
623 N Union	0.62mi	3/1.5 (-1)	1,597 (-10%)	2mo	$148,000	$93	48
122 S Division St	0.60mi	3/1.0 (-1)	1,581 (-11%)	2mo	$126,000	$80	46
198 N SR 227	0.65mi	3/1.0 (-1)	1,593 (-10%)	1mo	$220,000	$138	45
337 N Walnut St	0.48mi	5/1.0 (+1)	1,546 (-13%)	11mo	$79,900	$52	40
710 N Union St	0.67mi	4/1.0	1,569 (-12%)	11mo	$140,000	$89	39
704 N Union St	0.66mi	3/1.0 (-1)	1,684 (-5%)	20mo	$100,000	$59	37
628 N Columbia St	0.64mi	3/2.5 (-1)	1,532 (-14%)	7mo	$33,750	$22	33

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 12.59×
• Total profit: $64,902
• Equity at exit: $18,018

10-year hold

• IRR: —
• Equity multiple: 27.56×
• Total profit: $148,716
• Equity at exit: $38,856

Cash invested: $5,600 (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 47390

• Home prices YoY: 9.1%
• Active inventory: 35
• Price-to-rent: 1.3×

Monthly cashflow live

• Estimated rent: $1,256 medium
• Mortgage (P&I): −$105
• Tax from tax record: −$31 /mo · $372/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $848

Break-even live

Break-even rent $183

Max offer price $20,000

Occupancy floor 27%

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-21
   status Pending
2. 2026-05-21
   status Pending
3. 2026-05-18
   listed $20,000 Active
4. 2026-05-18
   listed $20,000 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: $372 · $31/mo
• Projected year-2 tax: $372 · $31/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 ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,066
• − Mortgage interest: −$1,120
• − Property taxes: −$372
• − Insurance: −$100
• − Repairs & maintenance: −$1,205
• − Management: −$1,205
• − Depreciation: −$582
• Taxable income: $10,482
• Est. tax owed @ 24.0%: −$2,516
• After-tax cash flow: $7,656/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: Randolph Eastern School Corporation
• NCES district ID: 1803180
• Math proficiency: 29% ▼ -15.00%
• Reading proficiency: 31% ▼ -15.00%
• Median HH income: $36,652
• Composite: 24.92/100
• National rank: #7570
• State rank: #246 of 301 in IN

Livability — Union City

• Score: 63/100
• State rank: #432
• US rank: #15530

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Union City, IN
• Population (ZIP): 5,084

Population outlook (Randolph County) Hauer SSP2

• Today (2025): 22,998 people
• By 2030: 21,815 · -5.1%
• By 2040: 19,360 · -15.8%
• By 2050: 17,010 · -26.0%
• By 2075: 12,491 · -45.7%
• By 2100: 8,986 · -60.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 15% Two or more races 9% Black 3%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Romanian 3% Portuguese 2% Italian 1%
• Foreign-born: 6% · Canada, South Korea, Guatemala
• Languages at home: 88% English-only · Spanish 10% Korean 1% Other Indo-European 1%

Political lean MEDSL · Randolph

• 2024 margin: Solid R (+53.7) · D 22.3% · R 75.9% · Other 1.8%
• 2008→2024 swing: -44.9pp toward R · 2008: -8.8pp · 2024: -53.7pp
• All cycles: 2024: R+53.7 2020: R+52.4 2016: R+48.5 2012: R+24.1 2008: R+8.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 22.82%
• Current HPI: 273.6736
• 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

+0.0% since first listed

4 events — show timeline

• 2026-05-21 Pending — RRELMS
• 2026-05-21 Pending — IRMLS
• 2026-05-18 Listed $20,000 IRMLS
• 2026-05-18 Listed $20,000 RRELMS

Property tax history

+2.7%/yr

Latest (2024): $372 · -6.9% YoY. Source: county tax records.