4428 Jackson St · Jefferson, IN 46041

$125,000

3 bd · 1.0 ba · 1,082 sqft · SingleFamily public records · 12 Days on market

Built 1956 0.70 ac lot $116/sqft · 6% above area Est $118k · 6% over

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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 +24.9/30.0
• DSCR +8.1/10.0
• 1% rule +5.5/10.0
• ARV discount +4.9/15.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 4428 Jackson St in Frankfort, IN! This 3-bedroom, 1-bath home offers 1,082 sq ft of comfortable living space and sits on an impressive 0.7-acre double lot, a rare find within city limits. Enjoy the extra space for outdoor activities, entertaining, future expansion, or simply added privacy. Inside, the home features a functional layout with spacious bedrooms, a bright living area, and an efficient kitchen suited for everyday living. This property offers both value and potential.

Key facts

• Added privacy
• 0.7-acre double lot
• Efficient kitchen

Tags

• 0.7-ACRE DOUBLE LOT
• ADDED PRIVACY
• FUNCTIONAL LAYOUT
• EFFICIENT KITCHEN

Property features AI

Finance

• Other: Lot dimensions approximately 202 x 155 (about 0.7 acre)

Exterior

• Parking: Detached garage; Two garage spaces; Gravel and off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence (site-built); One story
• Construction: Aluminum siding; Block foundation
• Exterior features: Level lot; Paved, publicly maintained road access; No fencing; Metal roof

Interior

• Kitchen: Kitchen details not provided
• Bedrooms: Total of 5 rooms (bedroom count not specified)
• Flooring: Hardwood; Vinyl
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating; Window air conditioning unit(s)
• Interior features: Hardwood and vinyl floors; One fireplace; Partial basement
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Clinton Prairie School Corporation (rural): math 35% / reading 41% proficiency, ranked #149 of 301 in IN (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Clinton Prairie Elementary School (math 47% / reading 39%, grade F, #417 of 994 statewide, top 43%, 663 students, 50% FRL); Clinton Prairie Jr-Sr High School (math 19% / reading 42%, grade F, #305 of 369 statewide, top 83%, 530 students, 42% FRL) — zoned schools average 46% FRL vs 31% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 129 active listings in the ZIP; 59 units permitted in Clinton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Clinton County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1956 — 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. 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: 1.05% ✓
• Cap rate: 8.86%
• Cash-on-cash: 9.17%
• DSCR: 1.41
• GRM: 7.9

CMA / ARV

• ARV (median comp): $118,068
• List price: $125,000
• Delta: 5.87%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -2.5%
• Equity multiple: 0.91×
• Total profit: $-3,258
• Equity at exit: $18,638

10-year hold

• IRR: 7.2%
• Equity multiple: 1.54×
• Total profit: $18,945
• Equity at exit: $10,808

Cash invested: $35,000 (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 46041

• Home prices YoY: -17.8%
• Active inventory: 129
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,314 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$63 /mo · $753/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $267

Break-even live

Break-even rent $975

Max offer price $125,000

Occupancy floor 75%

Sensitivity live

Price	-10% $338	-5% $303	+0% $267	+5% $232	+10% $197
Rent	-10% $164	-5% $216	+0% $267	+5% $319	+10% $371
Rate	-1.0pp $330	-0.5pp $299	base $267	+0.5pp $235	+1.0pp $202

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-07
   statusdays on market $125,000 Pending 12 DOM
2. 2026-06-03
   days on market $125,000 Active 11 DOM
3. 2026-06-02
   days on market $125,000 Active 10 DOM
4. 2026-06-01
   days on market $125,000 Active 9 DOM
5. 2026-05-31
   days on market $125,000 Active 8 DOM
6. 2026-05-30
   days on market $125,000 Active 7 DOM
7. 2026-05-04
   status Pending 493-char remark
8. 2026-04-30
   listed $125,000 Active 493-char remark

ⓘ 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: $753 · $63/mo
• Projected year-2 tax: $908 · $76/mo
• Expected delta: +$155/yr (+$13/mo · 20.5%)

ⓘ 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 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,765
• − Mortgage interest: −$7,002
• − Property taxes: −$753
• − Insurance: −$625
• − Repairs & maintenance: −$1,261
• − Management: −$1,261
• − Depreciation: −$3,636
• Taxable income: $1,226
• Est. tax owed @ 24.0%: −$294
• After-tax cash flow: $2,915/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: Clinton Prairie School Corporation
• NCES district ID: 1802160
• Math proficiency: 35% ▼ -5.00%
• Reading proficiency: 41% ▬ 0.00%
• Median HH income: $58,334
• Composite: 33.61/100
• National rank: #5408
• State rank: #149 of 301 in IN

Livability — Jefferson

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Jefferson, IN
• Population (ZIP): 23,359

Population outlook (Clinton County) Hauer SSP2

• Today (2025): 31,197 people
• By 2030: 30,257 · -3.0%
• By 2040: 28,383 · -9.0%
• By 2050: 26,644 · -14.6%
• By 2075: 23,858 · -23.5%
• By 2100: 22,236 · -28.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 24% Two or more races 11%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Iranian 1% Italian 1% Slovak 1%
• Foreign-born: 11% · Canada, Philippines
• Languages at home: 86% English-only · Spanish 14%

Political lean MEDSL · Clinton

• 2024 margin: Solid R (+48.0) · D 25.2% · R 73.2% · Other 1.6%
• 2008→2024 swing: -35.0pp toward R · 2008: -13.0pp · 2024: -48.0pp
• All cycles: 2024: R+48.0 2020: R+46.1 2016: R+48.0 2012: R+30.7 2008: R+13.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -57.02%
• Current HPI: 263.2258
• 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

4 events — show timeline

• 2026-06-04 Pending — IRMLS
• 2026-05-27 Relisted — IRMLS
• 2026-05-04 Pending — IRMLS
• 2026-04-30 Listed $125,000 IRMLS

Property tax history

-1.9%/yr

Latest (2023): $753 · -17.6% YoY. Source: county tax records.