801 E High St · Rockville, IN 47872

$154,900

4 bd · 2.0 ba · 1,620 sqft · SingleFamily public records · 37 Days on market

Built 1999 0.46 ac lot Est $212k · 27% under ↓ 16% since listing

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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 +20.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +4.9/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Location, Location, Location! Situated within walking distance to downtown Rockville, and a short drive to 2 Lakes! Nothing to do but move in! NEW floors in the living room, kitchen, laundry room, and office area! New paint in every room in the house! Large deck on the back of the home, and a Large deck on the front of the home! Updated kitchen with stainless steel appliances, custom butcher block counter tops, an island, painted white cabinets, new lighting, and an eat-in kitchen area! Large primary bedroom with a walk in closet, and private bathroom that has new flooring and fresh paint! There is a bonus room that can be used as a family room, sitting room, or add a wall and you have a 4t

Key facts

• New floors
• New large deck
• Updated kitchen

Tags

• NEW FLOORS
• NEW LARGE DECK
• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• BUTCHER BLOCK COUNTER TOPS
• PAINTED WHITE CABINETS

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Public water; Municipal sewer connected; Solid waste service available
• Home design: Single-family residence; Attached property; Updated/remodeled condition; One level
• Construction: Block and partial foundation; Block, vinyl siding, and wood siding construction
• Exterior features: Deck; Approximately 0.46 acre lot (1/4–1/2 acre)

Interior

• Kitchen: Gas cooktop; Gas oven; Refrigerator; Kitchen island; Eat-in kitchen
• Bedrooms: 3 bedrooms on the main level; Primary suite with walk-in closet and sitting room
• Bathrooms: 2 full bathrooms on the main level; Primary bathroom with tub and separate shower stall
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Vaulted ceilings; Kitchen island; Eat-in kitchen; Smart thermostat; Walk-in closet(s)
• Laundry & utility: In-unit laundry; Washer; Dryer; Water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $214 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $154k (0.7% below list).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#372 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• North Central Parke Comm School Corporation (town): math 30% / reading 39% proficiency, ranked #198 of 301 in IN (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Parke Heritage High School (math 12% / reading 57%, grade F, #270 of 369 statewide, top 77%, 341 students, 57% FRL).
• Market conditions: 84 active listings in the ZIP; 61 units permitted in Parke 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 $5k of value loss. Plan a longer hold.
• Parke County population projected at -10% 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 ($150k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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.

Recommended offer $150,253 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.99% ✗
• Cap rate: 7.95%
• Cash-on-cash: 5.93%
• DSCR: 1.26
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $212,220
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
230 Olive Ct	0.17mi	3/2.0 (-1)	1,480 (-9%)	4mo	$242,500	$164	69
210 E York St	0.37mi	3/1.0 (-1)	1,542 (-5%)	16mo	$122,500	$79	52
409 W High St	0.69mi	3/2.0 (-1)	1,800 (+11%)	23mo	$235,000	$131	25

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: -7.2%
• Equity multiple: 0.74×
• Total profit: $-11,472
• Equity at exit: $23,096

10-year hold

• IRR: 2.4%
• Equity multiple: 1.17×
• Total profit: $7,504
• Equity at exit: $13,393

Cash invested: $43,372 (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 47872

• Home prices YoY: -7.8%
• Active inventory: 84
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,538 medium
• Mortgage (P&I): −$812
• Tax from tax record: −$124 /mo · $1,483/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $214

Break-even live

Break-even rent $1,266

Max offer price $154,900

Occupancy floor 81%

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-15
   statusdays on market $154,900 Pending 37 DOM
2. 2026-06-14
   days on market $154,900 Active 36 DOM
3. 2026-06-12
   days on market $154,900 Active 35 DOM
4. 2026-06-09
   days on market $154,900 Active 32 DOM
5. 2026-06-08
   days on market $154,900 Active 31 DOM
6. 2026-06-07
   days on market $154,900 Active 30 DOM
7. 2026-06-05
   days on market $154,900 Active 27 DOM
8. 2026-06-03
   days on market $154,900 Active 26 DOM
9. 2026-06-02
   days on market $154,900 Active 25 DOM
10. 2026-06-01
    days on market $154,900 Active 24 DOM
11. 2026-05-31
    days on market $154,900 Active 23 DOM
12. 2026-05-30
    days on market $154,900 Active 22 DOM
13. 2026-05-20
    status Active
14. 2026-05-13
    status Pending
15. 2026-05-01
    listed $154,900 Active
16. 2025-11-30
    historical
17. 2025-11-06
    status Active
18. 2025-08-26
    status Pending
19. 2025-08-04
    price $154,900
20. 2025-06-30
    price $159,900
21. 2025-06-26
    price $167,900
22. 2025-02-05
    price $168,900
23. 2025-01-05
    price $174,900
24. 2024-10-31
    status Active
25. 2024-10-09
    status Pending
26. 2024-09-19
    price $179,900
27. 2024-08-05
    listed $184,900 Active

ⓘ 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: $1,483 · $124/mo
• Projected year-2 tax: $1,483 · $124/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥104°F today · 18 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: $18,451
• − Mortgage interest: −$8,677
• − Property taxes: −$1,483
• − Insurance: −$774
• − Repairs & maintenance: −$1,476
• − Management: −$1,476
• − Depreciation: −$4,506
• Taxable income: $59
• Est. tax owed @ 24.0%: −$14
• After-tax cash flow: $2,557/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: North Central Parke Comm School Corporation
• NCES district ID: 1800118
• Math proficiency: 30% ▼ -8.00%
• Reading proficiency: 39% ▼ -4.00%
• Median HH income: $43,739
• Composite: 29.31/100
• National rank: #6553
• State rank: #198 of 301 in IN

Livability — Rockville

• Score: 64/100
• State rank: #372
• US rank: #13880

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rockville, IN
• Population (ZIP): 8,641

Population outlook (Parke County) Hauer SSP2

• Today (2025): 15,937 people
• By 2030: 15,467 · -2.9%
• By 2040: 14,793 · -7.2%
• By 2050: 14,318 · -10.2%
• By 2075: 13,484 · -15.4%
• By 2100: 12,236 · -23.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Black 3% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Iranian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 0%
• Languages at home: 92% English-only · German/W. Germanic 5% Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Parke

• 2024 margin: Solid R (+56.9) · D 20.6% · R 77.5% · Other 1.9%
• 2008→2024 swing: -42.8pp toward R · 2008: -14.1pp · 2024: -56.9pp
• All cycles: 2024: R+56.9 2020: R+55.5 2016: R+52.0 2012: R+32.6 2008: R+14.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -19.85%
• Current HPI: 234.3039
• 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

-16.2% since first listed

15 events — show timeline

• 2026-05-20 Relisted — MIBOR as Distributed by MLS Grid
• 2026-05-13 Pending — MIBOR as Distributed by MLS Grid
• 2026-05-01 Listed $154,900 MIBOR as Distributed by MLS Grid
• 2025-11-30 Listing Removed — MIBOR as Distributed by MLS Grid
• 2025-11-06 Relisted — MIBOR as Distributed by MLS Grid
• 2025-08-26 Pending — MIBOR as Distributed by MLS Grid
• 2025-08-04 Price Changed $154,900 MIBOR as Distributed by MLS Grid
• 2025-06-30 Price Changed $159,900 MIBOR as Distributed by MLS Grid
• 2025-06-26 Price Changed $167,900 MIBOR as Distributed by MLS Grid
• 2025-02-05 Price Changed $168,900 MIBOR as Distributed by MLS Grid
• 2025-01-05 Price Changed $174,900 MIBOR as Distributed by MLS Grid
• 2024-10-31 Relisted — MIBOR as Distributed by MLS Grid
• 2024-10-09 Pending — MIBOR as Distributed by MLS Grid
• 2024-09-19 Price Changed $179,900 MIBOR as Distributed by MLS Grid
• 2024-08-05 Listed $184,900 MIBOR as Distributed by MLS Grid

Property tax history

+6.0%/yr

Latest (2024): $1,483 · -8.6% YoY. Source: county tax records.