1108 Buntin St · Vincennes, IN 47591

$87,000

3 bd · 1.0 ba · 1,239 sqft · SingleFamily public records · 9 Days on market

Built 1880 5,706 sqft lot Est $95k · 9% under

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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 +26.1/30.0
• ARV discount +11.5/15.0
• DSCR +8.8/10.0
• 1% rule +6.2/10.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this charming3 bedroom, 1 bath home located in the heart of Vincennes. Featuring a spacious covered front porch, this home offers the perfect spot for morning coffee or to simply sit and relax. inside, you will find comfortable living spaces and a functional layout designed for everyday living. Conveniently situated near local amenities, this property combines charm with easy access to everything you need. Whether you are a first time home buyer, looking to downsize, or searching for an investment opportunity, this home is full of potential and ready for its next owner.

Key facts

• Covered front porch
• Functional layout
• 5,706 sq ft lot

Tags

• COVERED FRONT PORCH
• COMFORTABLE LIVING SPACES
• FUNCTIONAL LAYOUT
• EASY ACCESS TO AMENITIES

Property features AI

Finance

• HOA & community: Sidewalks in the community

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family site-built home; One story
• Construction: Vinyl siding; Block foundation; Shingle roof; Built above grade (finished area reported)
• Exterior features: Covered porch; Patio/porch

Interior

• Kitchen: Refrigerator; Electric oven
• Bedrooms: Total of 5 rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central air; Ceiling fan(s); Natural gas forced-air heating
• Interior features: Eat-in kitchen; Unfinished basement
• Laundry & utility: Washer hookup on main level; Electric dryer hookup on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $87k.

Deal economics

• At list price, monthly cash flow is $220 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($975 rent vs $87k).
• Cap rate 9.3% vs local median 5.0% in Vincennes — 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 70/100 on livability (#148 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment D-.
• Vincennes Community School Corporation (town): math 34% / reading 38% proficiency, ranked #193 of 301 in IN (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Francis Vigo Elementary School (math 52% / reading 37%, grade F, #379 of 994 statewide, top 41%, 347 students, 62% FRL); George Rogers Clark School (math 27% / reading 34%, grade F, #203 of 330 statewide, top 63%, 609 students, 57% FRL); Lincoln High School (math 27% / reading 47%, grade F, #247 of 369 statewide, top 70%, 765 students, 55% FRL) — zoned schools at 58% FRL track the district average.
• Market conditions: 139 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 36 units permitted in Knox County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $601 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Knox County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,000

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: 1.12% ✓
• Cap rate: 9.33%
• Cash-on-cash: 10.84%
• DSCR: 1.48
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $95,403
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
911 N 9th St	0.37mi	3/1.0	1,296 (+5%)	1mo	$27,500	$21	74
208 S 10th St	0.36mi	3/1.0	1,179 (-5%)	2mo	$79,900	$68	73
917 Hart St	0.17mi	3/2.0	1,357 (+10%)	2mo	$105,000	$77	70
923 Buntin St	0.10mi	2/1.0 (-1)	1,125 (-9%)	8mo	$52,000	$46	69
914 N 9th St	0.39mi	2/1.5 (-1)	1,186 (-4%)	4mo	$73,501	$62	65
1007 N 10th St	0.41mi	3/1.0	1,384 (+12%)	3mo	$115,000	$83	59
619 S 10th St	0.64mi	2/1.0 (-1)	1,235 (-0%)	8mo	$130,000	$105	58
1303 N Upper 11th St	0.58mi	2/1.5 (-1)	1,298 (+5%)	1mo	$121,000	$93	57
521 S 6th St	0.65mi	2/2.0 (-1)	1,269 (+2%)	7mo	$92,000	$72	50
204 Carolina Dr	0.51mi	3/2.0	1,400 (+13%)	2mo	$225,000	$161	48
1001 E Locust St	0.62mi	2/1.0 (-1)	1,092 (-12%)	1mo	$65,000	$60	46
1151 E St. Clair St	0.72mi	2/1.0 (-1)	1,096 (-12%)	6mo	$105,900	$97	37

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: -0.1%
• Equity multiple: 1.00×
• Total profit: $-102
• Equity at exit: $12,972

10-year hold

• IRR: 9.5%
• Equity multiple: 1.73×
• Total profit: $17,888
• Equity at exit: $7,522

Cash invested: $24,360 (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 47591

• Home prices YoY: -19.5%
• Active inventory: 139
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $975 medium
• Mortgage (P&I): −$456
• Tax from tax record: −$58 /mo · $693/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $220

Break-even live

Break-even rent $697

Max offer price $87,000

Occupancy floor 72%

Sensitivity live

Price	-10% $269	-5% $245	+0% $220	+5% $195	+10% $171
Rent	-10% $143	-5% $182	+0% $220	+5% $259	+10% $297
Rate	-1.0pp $264	-0.5pp $242	base $220	+0.5pp $197	+1.0pp $175

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: $21,750
• Closing costs: $2,610
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
721 N 7th St Unit A Vincennes, IN	2.0	1.0	1000	$975	$0.97	45d	1	0.34mi

Listing history 8 events

1. 2026-06-21
   days on market $87,000 Active 9 DOM
2. 2026-06-21
   days on market $87,000 Active 8 DOM
3. 2026-06-18
   days on market $87,000 Active 6 DOM
4. 2026-06-17
   days on market $87,000 Active 5 DOM
5. 2026-06-16
   days on market $87,000 Active 4 DOM
6. 2026-06-15
   days on market $87,000 Active 3 DOM
7. 2026-06-13
   remarks 592-char remark
8. 2026-06-13
   listed $87,000 Active 1 DOM

ⓘ 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: $693 · $58/mo
• Projected year-2 tax: $716 · $60/mo
• Expected delta: +$23/yr (+$2/mo · 3.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $11,700
• − Mortgage interest: −$4,873
• − Property taxes: −$693
• − Insurance: −$435
• − Repairs & maintenance: −$936
• − Management: −$936
• − Depreciation: −$2,531
• Taxable income: $1,296
• Est. tax owed @ 24.0%: −$311
• After-tax cash flow: $2,329/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: Vincennes Community School Corporation
• NCES district ID: 1812120
• Math proficiency: 34% ▼ -5.00%
• Reading proficiency: 38% ▼ -4.00%
• Median HH income: $38,359
• Composite: 30.05/100
• National rank: #6354
• State rank: #193 of 301 in IN

Livability — Vincennes

• Score: 70/100
• State rank: #148
• US rank: #7480

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vincennes, IN
• Population (ZIP): 25,191

Population outlook (Knox County) Hauer SSP2

• Today (2025): 37,092 people
• By 2030: 36,271 · -2.2%
• By 2040: 34,196 · -7.8%
• By 2050: 32,405 · -12.6%
• By 2075: 28,754 · -22.5%
• By 2100: 24,110 · -35.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Hispanic / Latino 3% Black 2% Asian 1%
• Common ancestry: Lithuanian 4% Romanian 2% Slovak 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 95% English-only · Spanish 2% French/Haitian/Cajun 1% Chinese 1%

Political lean MEDSL · Knox

• 2024 margin: Solid R (+50.4) · D 24.0% · R 74.4% · Other 1.6%
• 2008→2024 swing: -43.9pp toward R · 2008: -6.5pp · 2024: -50.4pp
• All cycles: 2024: R+50.4 2020: R+47.4 2016: R+47.2 2012: R+28.9 2008: R+6.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -47.26%
• Current HPI: 194.903
• 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

• 2026-06-12 Listed $87,000 IRMLS

Property tax history

-8.4%/yr

Latest (2024): $693 · -46.1% YoY. Source: county tax records.