7108 W Us Highway 52 · Arlington, IN 46104

$77,500

1 bd · 1.0 ba · 576 sqft · SingleFamily public records · 103 Days on market

Built 1928 0.31 ac lot $135/sqft · 58% above area Est $98k · 21% under

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Why this score? — see what drove the B- 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 +22.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• Appreciation +6.4/10.0
• 1% rule +5.0/10.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investment Opportunity! 1 bedroom rental property with full basement in quiet town. Conveniently located on U.S. Hwy 52, just minutes to Shelbyville, Greenfield, or Rushville.

Key facts

• Quiet town
• Full basement
• Conveniently located

Tags

• FULL BASEMENT
• QUIET TOWN
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $134 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($776 rent vs $78k).
• Recommended offer: $71k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#90 in IN) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Rush County Schools (town): math 38% / reading 41% proficiency, ranked #147 of 301 in IN (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 8 active listings in the ZIP; 59 units permitted in Rush County in 2024 (40 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($536 loan paydown + $2k appreciation (2.8% local appreciation)).
• Rush County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.8% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($71k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,525 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.00% ✓
• Cap rate: 8.36%
• Cash-on-cash: 7.39%
• DSCR: 1.33
• GRM: 8.3

CMA / ARV

• ARV (median comp): $98,381
• List price: $77,500
• Delta: -21.22%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

2.78% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.8%
• Equity multiple: 1.78×
• Total profit: $16,934
• Equity at exit: $33,898

10-year hold

• IRR: 15.8%
• Equity multiple: 3.28×
• Total profit: $49,453
• Equity at exit: $51,514

Cash invested: $21,700 (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 46104

• Home prices YoY: 1.4%
• Active inventory: 8
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $776 medium
• Mortgage (P&I): −$406
• Tax from tax record: −$41 /mo · $493/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$163
• Net cashflow: $134

Break-even live

Break-even rent $607

Max offer price $77,500

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: $19,375
• Closing costs: $2,325
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $77,500 Active 103 DOM
2. 2026-06-17
   days on market $77,500 Active 102 DOM
3. 2026-06-16
   days on market $77,500 Active 101 DOM
4. 2026-06-15
   days on market $77,500 Active 100 DOM
5. 2026-06-13
   days on market $77,500 Active 98 DOM
6. 2026-06-13
   days on market $77,500 Active 97 DOM
7. 2026-06-09
   days on market $77,500 Active 94 DOM
8. 2026-06-08
   days on market $77,500 Active 93 DOM
9. 2026-06-07
   days on market $77,500 Active 92 DOM
10. 2026-06-05
    days on market $77,500 Active 89 DOM
11. 2026-06-03
    days on market $77,500 Active 88 DOM
12. 2026-06-02
    days on market $77,500 Active 87 DOM
13. 2026-06-01
    days on market $77,500 Active 86 DOM
14. 2026-05-31
    days on market $77,500 Active 85 DOM
15. 2026-03-07
    listed $77,500 Active 176-char remark

    Show marketing remark (176 chars)

    Investment Opportunity! 1 bedroom rental property with full basement in quiet town. Conveniently located on U.S. Hwy 52, just minutes to Shelbyville, Greenfield, or Rushville.

ⓘ 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: $493 · $41/mo
• Projected year-2 tax: $576 · $48/mo
• Expected delta: +$83/yr (+$7/mo · 16.8%)

ⓘ 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 · 19 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: $9,318
• − Mortgage interest: −$4,341
• − Property taxes: −$493
• − Insurance: −$388
• − Repairs & maintenance: −$745
• − Management: −$745
• − Depreciation: −$2,255
• Taxable income: $351
• Est. tax owed @ 24.0%: −$84
• After-tax cash flow: $1,520/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: Rush County Schools
• NCES district ID: 1809750
• Math proficiency: 38% ▼ -14.00%
• Reading proficiency: 41% ▼ -14.00%
• Median HH income: $46,237
• Composite: 33.72/100
• National rank: #5377
• State rank: #147 of 301 in IN

Livability — Arlington

• Score: 73/100
• State rank: #90
• US rank: #5137

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arlington, IN
• Population (ZIP): 1,098

Population outlook (Rush County) Hauer SSP2

• Today (2025): 15,654 people
• By 2030: 15,036 · -3.9%
• By 2040: 13,674 · -12.6%
• By 2050: 12,239 · -21.8%
• By 2075: 9,466 · -39.5%
• By 2100: 7,104 · -54.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Scottish 2% Serbian 2%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Rush

• 2024 margin: Solid R (+54.0) · D 21.9% · R 75.9% · Other 2.2%
• 2008→2024 swing: -40.4pp toward R · 2008: -13.7pp · 2024: -54.0pp
• All cycles: 2024: R+54.0 2020: R+54.0 2016: R+52.2 2012: R+34.3 2008: R+13.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.78%
• Current HPI: 204.0035
• 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

1 event — show timeline

• 2026-03-07 Listed $77,500 MIBOR as Distributed by MLS Grid

Property tax history

+2.7%/yr

Latest (2024): $493 · -2.5% YoY. Source: county tax records.