11 N Indiana St · Roachdale, IN 46172

$172,900

3 bd · 1.0 ba · 1,156 sqft · SingleFamily public records · 11 Days on market

Built 1900 0.26 ac lot $150/sqft · 79% above area Est $191k · 10% under

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Why this score? — see what drove the D 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 +11.9/15.0
• Appreciation +9.4/10.0
• Cash flow +7.1/30.0
• Schools +4.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +1.3/10.0

Listing remarks MLS

BACK ON MARKET with NEW ROOF, Radon Mitigation System, and many other updates!! Charming, recently renovated 3 bedroom, 1.5 bath home conveniently located near shops, restaurants, the park, and the school. This move-in ready home features fresh paint, new carpet, and updated laminate flooring throughout. The kitchen is equipped with stainless steel appliances-including the refrigerator, dishwasher, microwave, and oven-all included with the home. Enjoy relaxing mornings on the inviting, covered front porch or entertaining on the open deck overlooking the spacious side and backyard, offering plenty of room for outdoor activities, gardening, or pets. The detached garage provides two parking spaces with convenient access from both the front and back. The basement offers abundant storage space and houses the furnace and water heater. With thoughtful updates, great outdoor spaces, and a convenient location, this home is ready to welcome its next owner.

Key facts

• Covered front porch
• Open deck
• Recently renovated

Tags

• RECENTLY RENOVATED
• STAINLESS STEEL APPLIANCES
• COVERED FRONT PORCH
• OPEN DECK
• DETACHED GARAGE
• ABUNDANT STORAGE SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $173k.

Deal economics

• At list price, monthly cash flow is $-244 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $130k (25.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $111k (35.6% below list).
• Recommended offer: $111k (35.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#594 in IN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D+, employment D, amenities F.
• North Putnam Community Schools (rural): math 47% / reading 48% proficiency, ranked #73 of 301 in IN (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Roachdale Elementary School (math 47% / reading 47%, grade D-, #325 of 994 statewide, top 36%, 207 students, 52% FRL); North Putnam Middle School (math 38% / reading 42%, grade F, #120 of 330 statewide, top 37%, 309 students, 52% FRL); North Putnam Sr High School (math 52% / reading 67%, grade C+, #49 of 369 statewide, top 16%, 437 students, 43% FRL).
• Market conditions: 14 active listings in the ZIP; 166 units permitted in Putnam County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (8.8% local appreciation)).
• Putnam County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 21y 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 $58k; list at $173k implies a 201% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,281 (35.6% below list)

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. Built in 1900 — 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. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.64% ✗
• Cap rate: 4.60%
• Cash-on-cash: -6.06%
• DSCR: 0.73
• GRM: 12.9

CMA / ARV

• ARV (median comp): $191,417
• List price: $172,900
• Delta: -9.67%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
206 N Walnut St	0.16mi	2/1.0 (-1)	1,000 (-14%)	1mo	$150,900	$151	64
6 S Main St	0.26mi	3/2.0	1,030 (-11%)	5mo	$140,000	$136	62
312 E Raildroad Street St	0.37mi	3/2.0	1,248 (+8%)	15mo	$125,000	$100	53
203 E Columbia St	0.16mi	2/1.0 (-1)	982 (-15%)	14mo	$125,000	$127	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.81% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.3%
• Equity multiple: 2.34×
• Total profit: $64,681
• Equity at exit: $140,976

10-year hold

• IRR: 16.4%
• Equity multiple: 5.13×
• Total profit: $200,007
• Equity at exit: $289,546

Cash invested: $48,412 (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 46172

• Home prices YoY: 3.5%
• Active inventory: 14
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $1,113 medium
• Mortgage (P&I): −$907
• Tax from tax record: −$145 /mo · $1,736/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $-244

Break-even live

Break-even rent $1,422

Max offer price $129,744

Occupancy floor —

Sensitivity live

Price	-10% $-146	-5% $-195	+0% $-244	+5% $-293	+10% $-342
Rent	-10% $-332	-5% $-288	+0% $-244	+5% $-200	+10% $-156
Rate	-1.0pp $-157	-0.5pp $-200	base $-244	+0.5pp $-289	+1.0pp $-335

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: $43,225
• Closing costs: $5,187
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-06
   status Pending 960-char remark

   Show marketing remark (960 chars)

   BACK ON MARKET with NEW ROOF, Radon Mitigation System, and many other updates!! Charming, recently renovated 3 bedroom, 1.5 bath home conveniently located near shops, restaurants, the park, and the school. This move-in ready home features fresh paint, new carpet, and updated laminate flooring throughout. The kitchen is equipped with stainless steel appliances-including the refrigerator, dishwasher, microwave, and oven-all included with the home. Enjoy relaxing mornings on the inviting, covered front porch or entertaining on the open deck overlooking the spacious side and backyard, offering plenty of room for outdoor activities, gardening, or pets. The detached garage provides two parking spaces with convenient access from both the front and back. The basement offers abundant storage space and houses the furnace and water heater. With thoughtful updates, great outdoor spaces, and a convenient location, this home is ready to welcome its next owner.

2. 2026-04-30
   status Active 960-char remark

   Show marketing remark (960 chars)

   BACK ON MARKET with NEW ROOF, Radon Mitigation System, and many other updates!! Charming, recently renovated 3 bedroom, 1.5 bath home conveniently located near shops, restaurants, the park, and the school. This move-in ready home features fresh paint, new carpet, and updated laminate flooring throughout. The kitchen is equipped with stainless steel appliances-including the refrigerator, dishwasher, microwave, and oven-all included with the home. Enjoy relaxing mornings on the inviting, covered front porch or entertaining on the open deck overlooking the spacious side and backyard, offering plenty of room for outdoor activities, gardening, or pets. The detached garage provides two parking spaces with convenient access from both the front and back. The basement offers abundant storage space and houses the furnace and water heater. With thoughtful updates, great outdoor spaces, and a convenient location, this home is ready to welcome its next owner.

3. 2026-03-16
   status Pending 960-char remark

   Show marketing remark (960 chars)

   BACK ON MARKET with NEW ROOF, Radon Mitigation System, and many other updates!! Charming, recently renovated 3 bedroom, 1.5 bath home conveniently located near shops, restaurants, the park, and the school. This move-in ready home features fresh paint, new carpet, and updated laminate flooring throughout. The kitchen is equipped with stainless steel appliances-including the refrigerator, dishwasher, microwave, and oven-all included with the home. Enjoy relaxing mornings on the inviting, covered front porch or entertaining on the open deck overlooking the spacious side and backyard, offering plenty of room for outdoor activities, gardening, or pets. The detached garage provides two parking spaces with convenient access from both the front and back. The basement offers abundant storage space and houses the furnace and water heater. With thoughtful updates, great outdoor spaces, and a convenient location, this home is ready to welcome its next owner.

4. 2026-03-11
   listed $172,900 Active 960-char remark

   Show marketing remark (960 chars)

   BACK ON MARKET with NEW ROOF, Radon Mitigation System, and many other updates!! Charming, recently renovated 3 bedroom, 1.5 bath home conveniently located near shops, restaurants, the park, and the school. This move-in ready home features fresh paint, new carpet, and updated laminate flooring throughout. The kitchen is equipped with stainless steel appliances-including the refrigerator, dishwasher, microwave, and oven-all included with the home. Enjoy relaxing mornings on the inviting, covered front porch or entertaining on the open deck overlooking the spacious side and backyard, offering plenty of room for outdoor activities, gardening, or pets. The detached garage provides two parking spaces with convenient access from both the front and back. The basement offers abundant storage space and houses the furnace and water heater. With thoughtful updates, great outdoor spaces, and a convenient location, this home is ready to welcome its next owner.

5. 2012-05-10
   soldstatus $57,500 228-char remark

   Show marketing remark (228 chars)

   Lots of upgrades in this charmer, newer furnace,c/a,windows,roof,plumbing,dishwasher-and more! This home is move-in ready with lots to offer. Two car garage and covered front porch,beautiful landscaping makes it one to see soon.

6. 2011-06-02
   listed $59,900 228-char remark

   Show marketing remark (228 chars)

   Lots of upgrades in this charmer, newer furnace,c/a,windows,roof,plumbing,dishwasher-and more! This home is move-in ready with lots to offer. Two car garage and covered front porch,beautiful landscaping makes it one to see soon.

7. 2005-08-18
   soldstatus $35,000
8. 2005-05-05
   listed $42,900

ⓘ 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: $1,736 · $145/mo
• Projected year-2 tax: $1,736 · $145/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 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°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: $13,354
• − Mortgage interest: −$9,685
• − Property taxes: −$1,736
• − Insurance: −$864
• − Repairs & maintenance: −$1,068
• − Management: −$1,068
• − Depreciation: −$5,030
• Taxable loss: −$6,098
• Est. tax savings @ 24.0%: +$1,464
• After-tax cash flow: $-1,468/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 Putnam Community Schools
• NCES district ID: 1807980
• Math proficiency: 47% ▼ -12.00%
• Reading proficiency: 48% ▼ -8.00%
• Median HH income: $54,825
• Composite: 41.18/100
• National rank: #3549
• State rank: #73 of 301 in IN

Livability — Roachdale

• Score: 58/100
• State rank: #594
• US rank: #21251

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roachdale, IN
• Population (ZIP): 2,215

Population outlook (Putnam County) Hauer SSP2

• Today (2025): 37,226 people
• By 2030: 36,723 · -1.4%
• By 2040: 35,407 · -4.9%
• By 2050: 34,177 · -8.2%
• By 2075: 32,038 · -13.9%
• By 2100: 28,380 · -23.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Slovak 4% Italian 1% Serbian 1%
• Foreign-born: 0%

Political lean MEDSL · Putnam

• 2024 margin: Solid R (+52.0) · D 23.1% · R 75.1% · Other 1.8%
• 2008→2024 swing: -40.0pp toward R · 2008: -12.0pp · 2024: -52.0pp
• All cycles: 2024: R+52.0 2020: R+50.2 2016: R+49.6 2012: R+32.6 2008: R+12.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.81%
• Current HPI: 263.1969
• 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

+303.0% since first listed

8 events — show timeline

• 2026-05-06 Pending — MIBOR as Distributed by MLS Grid
• 2026-04-30 Relisted — MIBOR as Distributed by MLS Grid
• 2026-03-16 Pending — MIBOR as Distributed by MLS Grid
• 2026-03-11 Listed $172,900 MIBOR as Distributed by MLS Grid
• 2012-05-10 Sold (MLS) $57,500 MIBOR as Distributed by MLS Grid
• 2011-06-02 Listed $59,900 MIBOR as Distributed by MLS Grid
• 2005-08-18 Sold (MLS) $35,000 MIBOR as Distributed by MLS Grid
• 2005-05-05 Listed $42,900 MIBOR as Distributed by MLS Grid

Property tax history

+16.1%/yr

Latest (2024): $1,736 · +14.5% YoY. Source: county tax records.