2015 Glen Ct · Richmond, IN 47374

$47,500

3 bd · 1.0 ba · 1,418 sqft · SingleFamily public records · 104 Days on market

Built 1930 5,314 sqft lot

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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
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Tenants rights, no weekends, 24 hr notice. Contact Lori @765-967-1750 to see this home.

Key facts

• 5,314 sq ft lot
• 2 garage spots
• Built 1930

Property features AI

Exterior

• Parking: Detached garage; Approximately 2.5 garage spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Single story
• Exterior features: Shingle roof; Lot approximately 38 x 140

Interior

• Bedrooms: 6 total rooms
• Bathrooms: 1 full bathroom
• Interior features: Partial basement; Crawl space

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $48k.

Deal economics

• At list price, monthly cash flow is $427 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($964 rent vs $48k).
• Recommended offer: $43k (9.0% below list) — sets the bar for market timing.
• Cap rate 17.1% vs local median 5.2% in Richmond — 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 83/100 on livability (#10 in IN, #869 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, employment D-.
• Richmond Community Schools (town): math 18% / reading 27% proficiency, ranked #270 of 301 in IN (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Starr Elementary School (math 22% / reading 12%, grade F, #837 of 994 statewide, top 86%, 212 students, 93% FRL); Test Intermediate School (math 13% / reading 24%, grade F, #276 of 330 statewide, top 84%, 762 students, 75% FRL); Richmond High School (math 21% / reading 48%, grade F, #270 of 369 statewide, top 77%, 1,332 students, 66% FRL).
• Market conditions: 278 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 38 units permitted in Wayne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $328 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Wayne County population projected at -21% 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 $13k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($43k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $43,225 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.03% ✓
• Cap rate: 17.07%
• Cash-on-cash: 38.50%
• DSCR: 2.71
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $102,096
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
231 N 18th St	0.24mi	3/1.0	1,452 (+2%)	4mo	$104,900	$72	82
109 N 21st St	0.28mi	3/1.5	1,456 (+3%)	2mo	$105,000	$72	79
1903 N A St	0.31mi	3/2.0	1,464 (+3%)	2mo	$62,000	$42	75
908 N 18th St	0.36mi	3/1.0	1,344 (-5%)	9mo	$36,000	$27	67
17 S 23rd St	0.44mi	3/2.5	1,292 (-9%)	8mo	$149,900	$116	52
117 S 15th St	0.70mi	2/2.0 (-1)	1,380 (-3%)	2mo	$79,900	$58	52
2514 S B St	0.70mi	3/2.5	1,380 (-3%)	6mo	$231,900	$168	52
106 N 16th St	0.43mi	3/1.0	1,252 (-12%)	11mo	$60,000	$48	51
42 S 16th St	0.59mi	2/1.0 (-1)	1,316 (-7%)	6mo	$11,000	$8	51
627 N 13th St	0.54mi	2/1.0 (-1)	1,310 (-8%)	8mo	$35,000	$27	50
54 S 24th St	0.55mi	4/2.5 (+1)	1,372 (-3%)	9mo	$210,000	$153	50
105 S 17th St	0.62mi	3/1.5	1,577 (+11%)	11mo	$127,000	$81	41

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: 34.6%
• Equity multiple: 2.47×
• Total profit: $19,499
• Equity at exit: $7,082

10-year hold

• IRR: 41.5%
• Equity multiple: 4.91×
• Total profit: $52,050
• Equity at exit: $4,107

Cash invested: $13,300 (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 47374

• Active inventory: 278
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $964 medium
• Mortgage (P&I): −$249
• Tax from tax record: −$66 /mo · $796/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $427

Break-even live

Break-even rent $424

Max offer price $47,500

Occupancy floor 51%

Sensitivity live

Price	-10% $454	-5% $440	+0% $427	+5% $413	+10% $400
Rent	-10% $351	-5% $389	+0% $427	+5% $465	+10% $503
Rate	-1.0pp $451	-0.5pp $439	base $427	+0.5pp $414	+1.0pp $402

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: $11,875
• Closing costs: $1,425
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
401 N 10th St Richmond, IN	1.0–2.0	1.0	817	$895	$1.09	46d	3	0.73mi
114 N 34th St Richmond, IN	2.0	1.5	980	$1,018	$1.04	46d	1	1.07mi
1032 S 23rd St Richmond, IN	1.0–2.0	1.0	937	$790	$0.84	46d	4	1.35mi

Listing history 18 events

1. 2026-06-22
   days on market $47,500 Active 104 DOM
2. 2026-06-21
   days on market $47,500 Active 103 DOM
3. 2026-06-19
   days on market $47,500 Active 101 DOM
4. 2026-06-18
   days on market $47,500 Active 100 DOM
5. 2026-06-17
   days on market $47,500 Active 99 DOM
6. 2026-06-16
   days on market $47,500 Active 98 DOM
7. 2026-06-15
   days on market $47,500 Active 97 DOM
8. 2026-06-14
   days on market $47,500 Active 95 DOM
9. 2026-06-12
   days on market $47,500 Active 94 DOM
10. 2026-06-09
    days on market $47,500 Active 91 DOM
11. 2026-06-08
    days on market $47,500 Active 90 DOM
12. 2026-06-07
    days on market $47,500 Active 89 DOM
13. 2026-06-03
    days on market $47,500 Active 85 DOM
14. 2026-06-02
    days on market $47,500 Active 84 DOM
15. 2026-06-01
    days on market $47,500 Active 83 DOM
16. 2026-05-31
    days on market $47,500 Active 82 DOM
17. 2026-05-30
    days on market $47,500 Active 81 DOM
18. 2026-03-10
    listed $47,500 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: $796 · $66/mo
• Projected year-2 tax: $796 · $66/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 ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $11,574
• − Mortgage interest: −$2,661
• − Property taxes: −$796
• − Insurance: −$238
• − Repairs & maintenance: −$926
• − Management: −$926
• − Depreciation: −$1,382
• Taxable income: $4,646
• Est. tax owed @ 24.0%: −$1,115
• After-tax cash flow: $4,005/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: Richmond Community Schools
• NCES district ID: 1809510
• Math proficiency: 18% ▼ -7.00%
• Reading proficiency: 27% ▼ -2.00%
• Median HH income: $35,288
• Composite: 18.55/100
• National rank: #8913
• State rank: #270 of 301 in IN

Livability — Richmond

• Score: 83/100
• State rank: #10
• US rank: #869

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Richmond, IN
• County: Wayne County · 44,615 people
• City population: 44,615
• Metro: Richmond, IN
• Population (ZIP): 44,615
• Household income: $50,766
• Rent vs Own: 36.0% rent · 64.0% own
• Severe rent burden: 1600.0

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 63,316 people
• By 2030: 60,893 · -3.8%
• By 2040: 55,386 · -12.5%
• By 2050: 49,946 · -21.1%
• By 2075: 37,900 · -40.1%
• By 2100: 26,562 · -58.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 7% Black 6% Hispanic / Latino 4% Asian 1%
• Common ancestry: Slovak 2% Italian 1% Lithuanian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 95% English-only · Spanish 3%

Political lean MEDSL · Wayne

• 2024 margin: Solid R (+32.5) · D 32.9% · R 65.4% · Other 1.6%
• 2008→2024 swing: -28.6pp toward R · 2008: -3.9pp · 2024: -32.5pp
• All cycles: 2024: R+32.5 2020: R+29.1 2016: R+30.1 2012: R+14.7 2008: R+3.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -118.64%
• Current HPI: 182.5038
• Rent YoY: —
• Metro: Richmond, 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

• 2026-03-10 Listed $47,500 RRELMS

Property tax history

+0.6%/yr

Latest (2024): $796 · +14.7% YoY. Source: county tax records.