6434 Prophets Rock Rd · Battle Ground, IN 47906

$80,000

3 bd · 1.0 ba · 1,402 sqft · SingleFamily public records · 15 Days on market

Built 1968

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Historic home long cabin foresell buy owner on land contract for land value, five year land contract or cash sale. no realtors, this is for sale by owner. The property has Burnett& apos; s tree running through it. Which is part of the property.

Key facts

• Built 1968
• Listed 14 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $830 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#66 in IN, #4,321 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Tippecanoe School Corporation (rural): math 44% / reading 49% proficiency, ranked #80 of 301 in IN (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.2%/yr); 333 active listings in the ZIP; 1,341 units permitted in Tippecanoe County in 2024 (869 in 5+ unit buildings).
• This rent runs 39% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Tippecanoe County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.2% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Recommended offer $78,800 (1.5% below list)

Questions for the listing agent

1. Built in 1968 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.15% ✓
• Cap rate: 18.74%
• Cash-on-cash: 44.45%
• DSCR: 2.98
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $235,536
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
504 Jewett St	0.08mi	3/2.0	1,500 (+7%)	14mo	$15,000	$10	70
6109 Battleview Dr	0.66mi	3/1.5	1,400 (-0%)	2mo	$230,000	$164	66
6429 Prophets Rock Rd	0.03mi	3/1.0	1,612 (+15%)	15mo	$214,000	$133	61
2501 Musket Way	0.58mi	4/2.0 (+1)	1,371 (-2%)	1mo	$300,000	$219	59
6260 Musket Way	0.68mi	4/2.0 (+1)	1,485 (+6%)	0mo	$342,500	$231	49
6268 Musket Way	0.69mi	3/2.0	1,365 (-3%)	13mo	$299,900	$220	49
3045 State Road 225 E	0.64mi	2/1.0 (-1)	1,348 (-4%)	12mo	$540,000	$401	49
201 High School Ave	0.74mi	3/1.0	1,296 (-8%)	15mo	$218,000	$168	40
6731 Harrison Rd	0.71mi	3/2.0	1,496 (+7%)	15mo	$244,900	$164	39

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 · 3.2% rent growth · sell at horizon

5-year hold

• IRR: 41.7%
• Equity multiple: 2.80×
• Total profit: $40,246
• Equity at exit: $11,928

10-year hold

• IRR: 48.0%
• Equity multiple: 5.67×
• Total profit: $104,580
• Equity at exit: $6,917

Cash invested: $22,400 (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 47906

• Rents YoY: 3.2%
• Active inventory: 333
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,723 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$78 /mo · $941/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $830

Break-even live

Break-even rent $673

Max offer price $80,000

Occupancy floor 47%

Sensitivity live

Price	-10% $875	-5% $852	+0% $830	+5% $807	+10% $784
Rent	-10% $694	-5% $762	+0% $830	+5% $898	+10% $966
Rate	-1.0pp $870	-0.5pp $850	base $830	+0.5pp $809	+1.0pp $788

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-19
   days on market $80,000 Active 15 DOM
2. 2026-06-18
   days on market $80,000 Active 14 DOM
3. 2026-06-17
   days on market $80,000 Active 13 DOM
4. 2026-06-16
   days on market $80,000 Active 12 DOM
5. 2026-06-15
   days on market $80,000 Active 11 DOM
6. 2026-06-14
   days on market $80,000 Active 9 DOM
7. 2026-06-13
   days on market $80,000 Active 8 DOM
8. 2026-06-10
   days on market $80,000 Active 6 DOM
9. 2026-06-09
   days on market $80,000 Active 5 DOM
10. 2026-06-08
    days on market $80,000 Active 4 DOM
11. 2026-06-07
    days on market $80,000 Active 3 DOM
12. 2026-06-05
    remarks 244-char remark
13. 2026-06-05
    listed $80,000 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: $941 · $78/mo
• Projected year-2 tax: $941 · $78/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,674
• − Mortgage interest: −$4,481
• − Property taxes: −$941
• − Insurance: −$400
• − Repairs & maintenance: −$1,654
• − Management: −$1,654
• − Depreciation: −$2,327
• Taxable income: $9,217
• Est. tax owed @ 24.0%: −$2,212
• After-tax cash flow: $7,745/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 School Corporation
• NCES district ID: 1811340
• Math proficiency: 44% ▼ -6.00%
• Reading proficiency: 49% ▼ -5.00%
• Median HH income: $55,087
• Composite: 40.36/100
• National rank: #3741
• State rank: #80 of 301 in IN

Livability — Battle Ground

• Score: 75/100
• State rank: #66
• US rank: #4321

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Tippecanoe County · 181,820 people
• Metro: Lafayette-West Lafayette, IN
• Population (ZIP): 75,198
• Household income: $53,103
• Rent vs Own: 56.5% rent · 43.5% own
• Severe rent burden: 5978.0

Population outlook (Tippecanoe County) Hauer SSP2

• Today (2025): 215,327 people
• By 2030: 232,284 · +7.9%
• By 2040: 266,517 · +23.8%
• By 2050: 302,826 · +40.6%
• By 2075: 394,445 · +83.2%
• By 2100: 463,500 · +115.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Asian 16% Hispanic / Latino 7% Two or more races 5% Black 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 4% Slovak 3% Italian 2%
• Foreign-born: 18% · China, Canada, South Korea
• Languages at home: 79% English-only · Chinese 5% Spanish 4% Other Indo-European 4%

Political lean MEDSL · Tippecanoe

• 2024 margin: Toss-up / Even · D 49.0% · R 49.1% · Other 1.9%
• 2008→2024 swing: -11.8pp toward R · 2008: 11.6pp · 2024: -0.1pp
• All cycles: 2024: R+0.1 2020: D+0.6 2016: R+5.7 2012: R+3.6 2008: D+11.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -134.80%
• Current HPI: 210.545
• Rent YoY: ▲ 3.20%
• Metro: Lafayette-West Lafayette, IN
• 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

• 2026-06-05 Listed $80,000 FSBO.com

Property tax history

-1.5%/yr

Latest (2024): $941 · -0.2% YoY. Source: county tax records.