7120 W Us Highway 52 · Arlington, IN 46104

$159,500

2 bd · 1.0 ba · 1,399 sqft · SingleFamily public records · 106 Days on market

Built 1900 0.31 ac lot $114/sqft · 37% above area Est $182k · 12% under

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Why this score? — see what drove the D+ 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 +13.0/15.0
• Cash flow +11.0/30.0
• Appreciation +6.4/10.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0

Listing remarks MLS

Welcome home to this 3-bedroom property in Arlington offering solid updates and plenty of functional space. Major improvements provide peace of mind, including a newer roof, new 200-amp electrical service, a 6-month-old water heater, plumbing updated just 2 years ago, and a 2-year-old well. Inside, you'll find a comfortable layout featuring a spacious living room, formal dining room, and plenty of natural light throughout. The home also includes a basement, offering additional storage or workspace potential. Step outside to enjoy the back patio, perfect for relaxing or entertaining, along with a 2-car detached garage that provides ample parking and storage. With important mechanical updates already completed, this property offers a great opportunity for buyers looking for a move-in ready home with long-term value in a quiet small-town setting.

Key facts

• Plumbing updated
• Newer roof
• 2-year-old well

Tags

• NEWER ROOF
• NEW 200-AMP ELECTRICAL SERVICE
• 6-MONTH-OLD WATER HEATER
• PLUMBING UPDATED
• 2-YEAR-OLD WELL
• SPACIOUS LIVING ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-67 ($-804/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (7.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $111k (30.6% below list).
• Recommended offer: $111k (30.6% below list) — sets the bar for 1% rule.

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 $6k of equity ($1k loan paydown + $4k 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 $45k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($145k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $110,633 (30.6% 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. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.69% ✗
• Cap rate: 5.79%
• Cash-on-cash: -1.80%
• DSCR: 0.92
• GRM: 12.0

CMA / ARV

• ARV (median comp): $181,839
• List price: $159,500
• Delta: -12.29%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7228 W North St	0.18mi	3/2.0 (+1)	1,415 (+1%)	8mo	$230,000	$163	75
6866 Parks Dr	0.22mi	3/1.5 (+1)	1,350 (-4%)	14mo	$180,000	$133	66
1502 N 700 W	0.63mi	3/2.0 (+1)	1,452 (+4%)	15mo	$275,000	$189	42
1560 N 700 W	0.57mi	3/1.0 (+1)	1,245 (-11%)	20mo	$235,000	$189	33

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

Projected returns pro-forma

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

5-year hold

• IRR: 5.1%
• Equity multiple: 1.29×
• Total profit: $13,026
• Equity at exit: $69,764

10-year hold

• IRR: 8.3%
• Equity multiple: 2.22×
• Total profit: $54,569
• Equity at exit: $106,020

Cash invested: $44,660 (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: 12.0×

Monthly cashflow live

• Estimated rent: $1,106 medium
• Mortgage (P&I): −$836
• Tax from tax record: −$38 /mo · $458/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $-67

Break-even live

Break-even rent $1,191

Max offer price $147,659

Occupancy floor —

Sensitivity live

Price	-10% $23	-5% $-22	+0% $-67	+5% $-112	+10% $-157
Rent	-10% $-154	-5% $-111	+0% $-67	+5% $-23	+10% $20
Rate	-1.0pp $13	-0.5pp $-26	base $-67	+0.5pp $-108	+1.0pp $-150

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: $39,875
• Closing costs: $4,785
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $159,500 Active 106 DOM
2. 2026-06-18
   days on market $159,500 Active 103 DOM
3. 2026-06-17
   days on market $159,500 Active 102 DOM
4. 2026-06-16
   days on market $159,500 Active 101 DOM
5. 2026-06-15
   days on market $159,500 Active 100 DOM
6. 2026-06-13
   days on market $159,500 Active 98 DOM
7. 2026-06-13
   days on market $159,500 Active 97 DOM
8. 2026-06-09
   days on market $159,500 Active 94 DOM
9. 2026-06-08
   days on market $159,500 Active 93 DOM
10. 2026-06-07
    days on market $159,500 Active 92 DOM
11. 2026-06-05
    days on market $159,500 Active 89 DOM
12. 2026-06-03
    days on market $159,500 Active 88 DOM
13. 2026-06-02
    days on market $159,500 Active 87 DOM
14. 2026-06-01
    days on market $159,500 Active 86 DOM
15. 2026-05-31
    days on market $159,500 Active 85 DOM
16. 2026-03-07
    listed $159,500 Active 864-char remark

    Show marketing remark (864 chars)

    Welcome home to this 3-bedroom property in Arlington offering solid updates and plenty of functional space. Major improvements provide peace of mind, including a newer roof, new 200-amp electrical service, a 6-month-old water heater, plumbing updated just 2 years ago, and a 2-year-old well. Inside, you'll find a comfortable layout featuring a spacious living room, formal dining room, and plenty of natural light throughout. The home also includes a basement, offering additional storage or workspace potential. Step outside to enjoy the back patio, perfect for relaxing or entertaining, along with a 2-car detached garage that provides ample parking and storage. With important mechanical updates already completed, this property offers a great opportunity for buyers looking for a move-in ready home with long-term value in a quiet small-town setting.

ⓘ 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: $458 · $38/mo
• Projected year-2 tax: $907 · $76/mo
• Expected delta: +$449/yr (+$37/mo · 98.1%)

ⓘ 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: $13,276
• − Mortgage interest: −$8,934
• − Property taxes: −$458
• − Insurance: −$798
• − Repairs & maintenance: −$1,062
• − Management: −$1,062
• − Depreciation: −$4,640
• Taxable loss: −$3,678
• Est. tax savings @ 24.0%: +$883
• After-tax cash flow: $78/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 $159,500 MIBOR as Distributed by MLS Grid

Property tax history

+4.9%/yr

Latest (2024): $458 · +2.5% YoY. Source: county tax records.