8210 N County Road 700 W · Scipio, IN 47273

$1

3 bd · 1.5 ba · 1,276 sqft · SingleFamily public records · 37 Days on market

Built 1962 0.79 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
• Cash flow +4.9/30.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.7/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

ONLINE ONLY MULTI-PAR AUCTION. There are 3 lots being auctioned off. Lot A is the . 55 acre lot with road frontage beside the home. Lot B is the home on . 79 acres. Lot C is the . 67 acre lot with road frontage directly behind the home. You can buy a single lot or multiple lots. Discover a unique opportunity at 8210 N County Road 700 W, SCIPIO, IN. This single-family residence, built in 1962, offers 1276 square feet of comfortable living space, designed for a relaxed lifestyle. The residence features three bedrooms, providing ample private space for residents and guests. A full bathroom and an additional half bathroom that offer convenience and functionality throughout the home. Spanning a

Key facts

• 0.79 acre lot
• 2 garage spots
• Built 1962

Property features AI

Exterior

• Parking: Attached 2-car garage (approx. 552 sq ft)
• Utilities: Public water; Municipal sewer connected
• Home design: Single-family residence; One story
• Construction: Brick construction; Block foundation
• Exterior features: Approximately 0.79-acre lot (about 1/2–1 acre); Has additional parcels

Interior

• Kitchen: Electric oven; Range hood; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Hardwood floors
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Electric forced-air heat; Central air conditioning
• Interior features: Hardwood floors; Living room; Dining room; Family room; Sun room
• Laundry & utility: Electric water heater

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $204,897 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $-490 ($-6k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1).

Location & tenants

• Location reads 65/100 on livability (#346 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: health & safety D, amenities F, commute F.
• Jennings County School Corporation (rural): math 32% / reading 38% proficiency, ranked #194 of 301 in IN (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Jennings County High School (math 26% / reading 62%, grade F, #189 of 369 statewide, top 51%, 1,184 students, 52% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: 11 active listings in the ZIP; 84 units permitted in Jennings County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Jennings County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($0) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 307346.0% of price.

Recommended offer $1

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 37 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 0.57% ✗
• Cap rate: 3.42%
• Cash-on-cash: -10.25%
• DSCR: 0.54
• GRM: 14.6

CMA / ARV

• ARV (median comp): $204,897
• List price: $1
• Delta: -100.00%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8220 N Greenacres Rd	0.10mi	3/1.5	1,224 (-4%)	2mo	$147,000	$120	87

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: -34.8%
• Equity multiple: -0.12×
• Total profit: $-64,400
• Equity at exit: $30,551

10-year hold

• IRR: -45.2%
• Equity multiple: -0.68×
• Total profit: $-96,202
• Equity at exit: $17,716

Cash invested: $57,371 (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 47273

• Home prices YoY: -6.0%
• Active inventory: 11

Monthly cashflow live

• Estimated rent: $1,172 medium
• Mortgage (P&I): −$1,075
• Tax est. 1.5%: −$256 /mo · $3,073/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $-490

Break-even live

Break-even rent $1,792

Max offer price $133,976

Occupancy floor —

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: $51,224
• Closing costs: $6,147
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-19
   days on market $1 Active 37 DOM
2. 2026-06-18
   days on market $1 Active 36 DOM
3. 2026-06-17
   days on market $1 Active 35 DOM
4. 2026-06-16
   days on market $1 Active 34 DOM
5. 2026-06-15
   days on market $1 Active 33 DOM
6. 2026-06-14
   days on market $1 Active 31 DOM
7. 2026-06-12
   days on market $1 Active 30 DOM
8. 2026-06-09
   days on market $1 Active 27 DOM
9. 2026-06-08
   days on market $1 Active 26 DOM
10. 2026-06-07
    days on market $1 Active 25 DOM
11. 2026-06-02
    days on market $1 Active 20 DOM
12. 2026-06-01
    days on market $1 Active 19 DOM
13. 2026-05-31
    days on market $1 Active 18 DOM
14. 2026-05-30
    days on market $1 Active 17 DOM
15. 2026-05-13
    listed $1 Active 884-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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,064
• − Mortgage interest: −$11,477
• − Property taxes: −$3,073
• − Insurance: −$1,024
• − Repairs & maintenance: −$1,125
• − Management: −$1,125
• − Depreciation: −$5,961
• Taxable loss: −$9,722
• Est. tax savings @ 24.0%: +$2,333
• After-tax cash flow: $-3,548/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: Jennings County School Corporation
• NCES district ID: 1805190
• Math proficiency: 32% ▼ -11.00%
• Reading proficiency: 38% ▼ -6.00%
• Median HH income: $45,418
• Composite: 29.89/100
• National rank: #6394
• State rank: #194 of 301 in IN

Livability — Scipio

• Score: 65/100
• State rank: #346
• US rank: #13233

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,838

Population outlook (Jennings County) Hauer SSP2

• Today (2025): 26,584 people
• By 2030: 25,591 · -3.7%
• By 2040: 23,423 · -11.9%
• By 2050: 20,973 · -21.1%
• By 2075: 15,445 · -41.9%
• By 2100: 10,714 · -59.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99% Two or more races 1%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 1%

Political lean MEDSL · Jennings

• 2024 margin: Solid R (+58.8) · D 19.7% · R 78.5% · Other 1.8%
• 2008→2024 swing: -50.8pp toward R · 2008: -8.0pp · 2024: -58.8pp
• All cycles: 2024: R+58.8 2020: R+56.9 2016: R+52.7 2012: R+22.4 2008: R+8.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -15.97%
• Current HPI: 249.7382
• 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

+58.0%/yr

Latest (2024): $594 · +181.4% YoY. Source: county tax records.