1767 N Cook Ln · Norway, IN 47960

$139,900

3 bd · 2.5 ba · 2,364 sqft · SingleFamily public records · 27 Days on market

Built 1980 0.94 ac lot $59/sqft · 64% below area

---

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 +21.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +5.2/10.0
• Schools +3.6/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PUBLISHED MINIMUM BID AUCTION. ONLINE BIDDING NOW OPEN! Take your opportunity to bid your price on this beautiful brick ranch home in Monticello. Built in 1980 this 2364 square foot ranch home features 3 bedrooms and 3 baths on a crawl foundation. This well-maintained estate home features a large kitchen with an island and modern appliances, primary bedroom has an attached half bath and attached bonus room on the back of the house. Attached to the home is 2 car garage with a large asphalt driveway. For additional storage is a 16x12 steel storage shed with roll-up door. Home sets on a . 945-acre lot with a large backyard and mature trees. This home is ready to make your own, so make sure to bid your price at auction!

Key facts

• Steel storage shed
• Modern appliances
• Brick ranch home

Tags

• BRICK RANCH HOME
• LARGE KITCHEN
• MODERN APPLIANCES
• ATTACHED BONUS ROOM
• LARGE ASPHALT DRIVEWAY
• STEEL STORAGE SHED

Property features AI

Exterior

• Parking: Attached garage with garage door opener; 2 garage spaces
• Utilities: Private well water; Septic tank
• Home design: Single-family residence; Site-built home; One-story
• Construction: Brick and vinyl siding exterior
• Exterior features: Corner lot; Shed(s)

Interior

• Kitchen: Dishwasher; Refrigerator; Gas range; Exhaust fan; Kitchen island
• Bedrooms: Master downstairs
• Bathrooms: 2 full bathrooms; 1 half bathroom; 3 bathrooms on the main level
• Heating & cooling: Central air conditioning; Natural gas forced air heating
• Interior features: Entrance foyer; Kitchen island; Master bedroom on main level; Crawl space basement
• Laundry & utility: Washer; Dryer; Main level laundry; Water softener (owned); Gas water heater; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $207 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 2.2% in Norway — 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 53/100 on livability (#644 in IN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, employment F.
• Twin Lakes School Corporation (town): math 39% / reading 46% proficiency, ranked #116 of 301 in IN (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Meadowlawn Elementary School (math 36% / reading 37%, grade F, #571 of 994 statewide, top 58%, 567 students, 56% FRL); Roosevelt Middle School (math 38% / reading 47%, grade D-, #98 of 330 statewide, top 30%, 523 students, 67% FRL); Twin Lakes Senior High School (math 37% / reading 62%, grade D, #123 of 369 statewide, top 36%, 674 students, 59% FRL) — zoned schools average 60% FRL vs 41% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 224 active listings in the ZIP; 47 units permitted in White County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• White County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 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.

Recommended offer $137,801 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.02% ✓
• Cap rate: 8.07%
• Cash-on-cash: 6.34%
• DSCR: 1.28
• GRM: 8.2

CMA / ARV

• ARV (median comp): $383,978
• List price: $139,900
• Delta: -63.57%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1663 N Pike Creek Ct	0.29mi	4/2.5 (+1)	2,163 (-8%)	9mo	$380,000	$176	60
6697 E Hunters Ridge Ct	0.33mi	4/2.5 (+1)	2,064 (-13%)	9mo	$415,000	$201	50
6562 E Hunter Ridge Ct	0.50mi	3/2.5	2,050 (-13%)	23mo	$368,000	$180	35
1877 N Stuart Rd	0.63mi	3/2.0	2,102 (-11%)	21mo	$269,900	$128	33

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: -6.5%
• Equity multiple: 0.76×
• Total profit: $-9,496
• Equity at exit: $20,860

10-year hold

• IRR: 3.1%
• Equity multiple: 1.22×
• Total profit: $8,672
• Equity at exit: $12,096

Cash invested: $39,172 (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 47960

• Home prices YoY: -17.8%
• Active inventory: 224
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,425 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$126 /mo · $1,518/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $207

Break-even live

Break-even rent $1,163

Max offer price $139,900

Occupancy floor 80%

Sensitivity live

Price	-10% $286	-5% $247	+0% $207	+5% $167	+10% $128
Rent	-10% $94	-5% $151	+0% $207	+5% $263	+10% $320
Rate	-1.0pp $277	-0.5pp $243	base $207	+0.5pp $171	+1.0pp $134

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-12
   statusdays on marketlisting id $139,900 Pending 27 DOM
2. 2026-06-09
   days on market $139,900 Active 21 DOM
3. 2026-06-08
   days on market $139,900 Active 20 DOM
4. 2026-06-07
   days on market $139,900 Active 19 DOM
5. 2026-06-07
   days on market $139,900 Active 18 DOM
6. 2026-06-04
   days on market $139,900 Active 15 DOM
7. 2026-06-02
   days on market $139,900 Active 14 DOM
8. 2026-06-01
   days on market $139,900 Active 13 DOM
9. 2026-05-31
   days on market $139,900 Active 12 DOM
10. 2026-05-31
    days on market $139,900 Active 11 DOM
11. 2026-05-11
    listed $139,900 Active 726-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: $1,518 · $126/mo
• Projected year-2 tax: $1,518 · $126/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 ≥101°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,094
• − Mortgage interest: −$7,837
• − Property taxes: −$1,518
• − Insurance: −$700
• − Repairs & maintenance: −$1,368
• − Management: −$1,368
• − Depreciation: −$4,070
• Taxable income: $236
• Est. tax owed @ 24.0%: −$57
• After-tax cash flow: $2,427/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: Twin Lakes School Corporation
• NCES district ID: 1811580
• Math proficiency: 39% ▼ -10.00%
• Reading proficiency: 46% ▼ -5.00%
• Median HH income: $48,963
• Composite: 36.44/100
• National rank: #4666
• State rank: #116 of 301 in IN

Livability — Norway

• Score: 53/100
• State rank: #644
• US rank: #24336

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 15,313

Population outlook (White County) Hauer SSP2

• Today (2025): 23,006 people
• By 2030: 22,204 · -3.5%
• By 2040: 20,441 · -11.1%
• By 2050: 18,711 · -18.7%
• By 2075: 14,989 · -34.8%
• By 2100: 10,896 · -52.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 6% Two or more races 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 4% Iranian 3% Lithuanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4%

Political lean MEDSL · White

• 2024 margin: Solid R (+45.0) · D 26.4% · R 71.4% · Other 2.2%
• 2008→2024 swing: -36.7pp toward R · 2008: -8.3pp · 2024: -45.0pp
• All cycles: 2024: R+45.0 2020: R+44.1 2016: R+42.9 2012: R+23.6 2008: R+8.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -52.85%
• Current HPI: 243.8468
• 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

+0.0% since first listed

4 events — show timeline

• 2026-06-10 Pending — IRMLS
• 2026-06-10 Pending — NIRA MLS as Distributed by MLS Grid
• 2026-05-16 Listed $139,900 NIRA MLS as Distributed by MLS Grid
• 2026-05-11 Listed $139,900 IRMLS

Property tax history

+6.9%/yr

Latest (2024): $1,518 · +9.9% YoY. Source: county tax records.