88 Scott St · Rochester, IN 46975

$65,000

3 bd · 1.5 ba · 1,494 sqft · SingleFamily public records · 46 Days on market

Built 1943 0.25 ac lot $44/sqft · 38% below area Est $105k · 38% under ↓ 26% since listing

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

Listing remarks MLS

REDUCED & MOTIVATED!! 88 Scott Street, Rochester IN-3 bedroom 2 bath home on a double corner lot. Hardwood floors throughout the main floor, newer windows, open concept main floor, appliances included, and a ton of outdoor space for entertaining.

Key facts

• Spacious setting
• Seller financing
• Full renovation

Tags

• SELLER FINANCING
• INVESTOR SPECIAL
• FIXER UPPER
• FULL RENOVATION
• SPACIOUS SETTING
• CUSTOM COUNTRY RETREAT

Property features AI

Exterior

• Utilities: Private well water; Septic tank sewer
• Home design: Single-family, site-built home; Two-story
• Construction: Vinyl siding
• Exterior features: Level lot; Lot dimensions approximately 66 x 165; Approximately 0.25 acre lot

Interior

• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: No central heating listed; No cooling listed
• Interior features: Partial basement; Seven total rooms
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $626 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.9% vs local median 2.4% in Rochester — 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 69/100 on livability (#206 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: employment D, amenities F, commute F.
• Tippecanoe Valley School Corporation (rural): math 40% / reading 42% proficiency, ranked #126 of 301 in IN (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Akron Elementary School (math 37% / reading 37%, grade F, #550 of 994 statewide, top 57%, 385 students, 56% FRL).
• Market conditions: 97 active listings in the ZIP; 23 units permitted in Fulton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Fulton County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $55k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.96% ✓
• Cap rate: 17.85%
• Cash-on-cash: 41.29%
• DSCR: 2.84
• GRM: 4.2

CMA / ARV

• ARV (median comp): $104,538
• List price: $65,000
• Delta: -37.82%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
79 N 650 East	0.05mi	3/1.0	1,416 (-5%)	6mo	$124,900	$88	82

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: 37.8%
• Equity multiple: 2.61×
• Total profit: $29,330
• Equity at exit: $9,692

10-year hold

• IRR: 44.3%
• Equity multiple: 5.22×
• Total profit: $76,807
• Equity at exit: $5,620

Cash invested: $18,200 (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 46975

• Home prices YoY: -28.7%
• Active inventory: 97
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,276 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$14 /mo · $164/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $626

Break-even live

Break-even rent $483

Max offer price $65,000

Occupancy floor 46%

Sensitivity live

Price	-10% $663	-5% $645	+0% $626	+5% $608	+10% $589
Rent	-10% $525	-5% $576	+0% $626	+5% $677	+10% $727
Rate	-1.0pp $659	-0.5pp $643	base $626	+0.5pp $609	+1.0pp $592

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $65,000 Active 46 DOM
2. 2026-06-19
   days on market $65,000 Active 44 DOM
3. 2026-06-18
   days on market $65,000 Active 43 DOM
4. 2026-06-17
   days on market $65,000 Active 42 DOM
5. 2026-06-16
   days on market $65,000 Active 41 DOM
6. 2026-06-15
   days on market $65,000 Active 40 DOM
7. 2026-06-14
   days on market $65,000 Active 38 DOM
8. 2026-06-12
   days on market $65,000 Active 37 DOM
9. 2026-06-09
   days on market $65,000 Active 34 DOM
10. 2026-06-08
    days on market $65,000 Active 33 DOM
11. 2026-06-07
    days on market $65,000 Active 32 DOM
12. 2026-06-05
    days on market $65,000 Active 29 DOM
13. 2026-06-02
    days on market $65,000 Active 27 DOM
14. 2026-06-01
    days on market $65,000 Active 26 DOM
15. 2026-05-31
    days on market $65,000 Active 25 DOM
16. 2026-05-30
    days on market $65,000 Active 24 DOM
17. 2026-05-06
    listed $65,000 Active 414-char remark
18. 2022-12-30
    soldstatus $55,000 Closed 252-char remark

    Show marketing remark (252 chars)

    REDUCED & MOTIVATED!! 88 Scott Street, Rochester IN-3 bedroom 2 bath home on a double corner lot. Hardwood floors throughout the main floor, newer windows, open concept main floor, appliances included, and a ton of outdoor space for entertaining.

19. 2022-12-23
    status Pending 252-char remark

    Show marketing remark (252 chars)

    REDUCED & MOTIVATED!! 88 Scott Street, Rochester IN-3 bedroom 2 bath home on a double corner lot. Hardwood floors throughout the main floor, newer windows, open concept main floor, appliances included, and a ton of outdoor space for entertaining.

20. 2022-12-16
    status Active 252-char remark

    Show marketing remark (252 chars)

    REDUCED & MOTIVATED!! 88 Scott Street, Rochester IN-3 bedroom 2 bath home on a double corner lot. Hardwood floors throughout the main floor, newer windows, open concept main floor, appliances included, and a ton of outdoor space for entertaining.

21. 2022-11-02
    historical Active Under Contract 252-char remark

    Show marketing remark (252 chars)

    REDUCED & MOTIVATED!! 88 Scott Street, Rochester IN-3 bedroom 2 bath home on a double corner lot. Hardwood floors throughout the main floor, newer windows, open concept main floor, appliances included, and a ton of outdoor space for entertaining.

22. 2022-10-31
    price $59,900 252-char remark

    Show marketing remark (252 chars)

    REDUCED & MOTIVATED!! 88 Scott Street, Rochester IN-3 bedroom 2 bath home on a double corner lot. Hardwood floors throughout the main floor, newer windows, open concept main floor, appliances included, and a ton of outdoor space for entertaining.

23. 2022-09-30
    price $69,900 252-char remark

    Show marketing remark (252 chars)

    REDUCED & MOTIVATED!! 88 Scott Street, Rochester IN-3 bedroom 2 bath home on a double corner lot. Hardwood floors throughout the main floor, newer windows, open concept main floor, appliances included, and a ton of outdoor space for entertaining.

24. 2022-09-15
    price $73,900 252-char remark

    Show marketing remark (252 chars)

    REDUCED & MOTIVATED!! 88 Scott Street, Rochester IN-3 bedroom 2 bath home on a double corner lot. Hardwood floors throughout the main floor, newer windows, open concept main floor, appliances included, and a ton of outdoor space for entertaining.

25. 2022-07-27
    price $78,900 252-char remark

    Show marketing remark (252 chars)

    REDUCED & MOTIVATED!! 88 Scott Street, Rochester IN-3 bedroom 2 bath home on a double corner lot. Hardwood floors throughout the main floor, newer windows, open concept main floor, appliances included, and a ton of outdoor space for entertaining.

26. 2021-10-10
    listed $87,900 Active 252-char remark

    Show marketing remark (252 chars)

    REDUCED & MOTIVATED!! 88 Scott Street, Rochester IN-3 bedroom 2 bath home on a double corner lot. Hardwood floors throughout the main floor, newer windows, open concept main floor, appliances included, and a ton of outdoor space for entertaining.

ⓘ 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: $164 · $14/mo
• Projected year-2 tax: $358 · $30/mo
• Expected delta: +$194/yr (+$16/mo · 118.5%)

ⓘ 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 2/10 Low 7 d/yr ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,309
• − Mortgage interest: −$3,641
• − Property taxes: −$164
• − Insurance: −$325
• − Repairs & maintenance: −$1,225
• − Management: −$1,225
• − Depreciation: −$1,891
• Taxable income: $6,839
• Est. tax owed @ 24.0%: −$1,641
• After-tax cash flow: $5,873/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: Tippecanoe Valley School Corporation
• NCES district ID: 1811370
• Math proficiency: 40% ▼ -9.00%
• Reading proficiency: 42% ▼ -5.00%
• Median HH income: $49,697
• Composite: 35.29/100
• National rank: #4969
• State rank: #126 of 301 in IN

Livability — Rochester

• Score: 69/100
• State rank: #206
• US rank: #9060

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Fulton County · 13,824 people
• City population: 13,824
• Metro: nan
• Population (ZIP): 13,824
• Household income: $61,185
• Rent vs Own: 21.3% rent · 78.7% own
• Severe rent burden: 238.0

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 19,537 people
• By 2030: 19,013 · -2.7%
• By 2040: 17,959 · -8.1%
• By 2050: 17,038 · -12.8%
• By 2075: 15,117 · -22.6%
• By 2100: 13,179 · -32.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Iranian 2% Scottish 2% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · German/W. Germanic 2% Spanish 1%

Political lean MEDSL · Fulton

• 2024 margin: Solid R (+51.2) · D 23.7% · R 74.9% · Other 1.4%
• 2008→2024 swing: -35.2pp toward R · 2008: -16.0pp · 2024: -51.2pp
• All cycles: 2024: R+51.2 2020: R+48.2 2016: R+48.4 2012: R+33.2 2008: R+16.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -85.72%
• Current HPI: 212.9033
• Rent YoY: —
• Metro: nan
• 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

-26.1% since first listed

10 events — show timeline

• 2026-05-06 Listed $65,000 IRMLS
• 2022-12-30 Sold (MLS) $55,000 IRMLS
• 2022-12-23 Pending — IRMLS
• 2022-12-16 Relisted — IRMLS
• 2022-11-02 Contingent — IRMLS
• 2022-10-31 Price Changed $59,900 IRMLS
• 2022-09-30 Price Changed $69,900 IRMLS
• 2022-09-15 Price Changed $73,900 IRMLS
• 2022-07-27 Price Changed $78,900 IRMLS
• 2021-10-10 Listed $87,900 IRMLS

Property tax history

-8.0%/yr

Latest (2024): $164 · -2.3% YoY. Source: county tax records.