9070 N Prairie Rd · Oakville, IN 47386

$2

3 bd · 2.0 ba · 2,700 sqft · SingleFamily public records · 17 Days on market

Built 1977 1.88 ac lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Cash flow +1.7/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

To be sold in an Online Only Auction on Thursday, May 14th @ 5 PM EST. Take a drive through the countryside and visit this 1.88 +/- Acre property in Springport, IN! This scenic lot is hilly with trees and vegitation and is located in Henry County, Prairie Township, and Blue River Valley Schools System. On this property you will find a 3 Bedroom, 2 Bathroom, and 2,700 sqft home that is need of major renovations or rebuild.

Key facts

• Hilly with trees
• 1.88 acre property
• Scenic lot

Tags

• 1.88 ACRE PROPERTY
• SCENIC LOT
• HILLY WITH TREES

Property features AI

Exterior

• Parking: Attached 2-car garage (approximately 600 sq ft)
• Utilities: Septic system; Private water
• Home design: Single-family residence; One level; Property listed as a fixer
• Construction: Wood siding; Other foundation
• Exterior features: Rural setting, not in a subdivision; Mature trees

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 3 full bathrooms
• Heating & cooling: Other heating; Other cooling
• Interior features: Attic access
• Laundry & utility: No laundry appliances listed

🔨 Auction listing. The $2 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $320,713 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $2.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $2).
• Recommended offer: $1 (50.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• Blue River Valley Schools (rural): math 22% / reading 32% proficiency, ranked #255 of 301 in IN (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Blue River Valley Elementary Sch (math 27% / reading 27%, grade F, #737 of 994 statewide, top 76%, 322 students, 56% FRL); Blue River Valley Jr-Sr High Sch (math 12% / reading 37%, grade F, #325 of 369 statewide, top 91%, 320 students, 41% FRL) — zoned schools average 49% FRL vs 32% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 5 active listings in the ZIP; 47 units permitted in Henry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Henry County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($1) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 240535.1% of price.

Recommended offer $1 (50.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.39% ✗
• Cap rate: 1.71%
• Cash-on-cash: -16.37%
• DSCR: 0.27
• GRM: 21.3

CMA / ARV

• ARV (median comp): $320,713
• List price: $2
• Delta: -100.00%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -48.4%
• Equity multiple: -0.45×
• Total profit: $-129,951
• Equity at exit: $47,819

10-year hold

• IRR: -93.7%
• Equity multiple: -1.38×
• Total profit: $-213,520
• Equity at exit: $27,729

Cash invested: $89,800 (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 47386

• Home prices YoY: -5.7%
• Active inventory: 5

Monthly cashflow live

• Estimated rent: $1,255 medium
• Mortgage (P&I): −$1,682
• Tax est. 1.5%: −$401 /mo · $4,811/yr
• Insurance: −$134
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $-1,225

Break-even live

Break-even rent $2,806

Max offer price $143,501

Occupancy floor —

Sensitivity live

Price	-10% $-1,003	-5% $-1,114	+0% $-1,225	+5% $-1,335	+10% $-1,446
Rent	-10% $-1,324	-5% $-1,274	+0% $-1,225	+5% $-1,175	+10% $-1,126
Rate	-1.0pp $-1,063	-0.5pp $-1,143	base $-1,225	+0.5pp $-1,308	+1.0pp $-1,392

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: $80,178
• Closing costs: $9,621
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-05
   listed $1 Active 425-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $15,064
• − Mortgage interest: −$17,965
• − Property taxes: −$4,811
• − Insurance: −$1,604
• − Repairs & maintenance: −$1,205
• − Management: −$1,205
• − Depreciation: −$9,330
• Taxable loss: −$21,055
• Est. tax savings @ 24.0%: +$5,053
• After-tax cash flow: $-9,643/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: Blue River Valley Schools
• NCES district ID: 1800660
• Math proficiency: 22% ▼ -14.00%
• Reading proficiency: 32% ▼ -11.00%
• Median HH income: $51,634
• Composite: 23.84/100
• National rank: #7803
• State rank: #255 of 301 in IN

Livability — Oakville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 1,210

Population outlook (Henry County) Hauer SSP2

• Today (2025): 48,028 people
• By 2030: 47,125 · -1.9%
• By 2040: 44,820 · -6.7%
• By 2050: 42,207 · -12.1%
• By 2075: 35,814 · -25.4%
• By 2100: 26,779 · -44.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Native American 2%
• Common ancestry: Italian 3% Iranian 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Henry

• 2024 margin: Solid R (+47.7) · D 25.3% · R 73.0% · Other 1.7%
• 2008→2024 swing: -43.8pp toward R · 2008: -3.9pp · 2024: -47.7pp
• All cycles: 2024: R+47.7 2020: R+45.2 2016: R+43.7 2012: R+17.0 2008: R+3.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -13.93%
• Current HPI: 228.8052
• 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

Property tax history

+1.8%/yr

Latest (2024): $1,386 · -63.3% YoY. Source: county tax records.