210 S Main St · Jonesboro, IN 46938

$1

3 bd · 1.0 ba · 1,232 sqft · SingleFamily public records · 2 Days on market

Built 1910 5,412 sqft lot

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.5/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.2/10.0

Key facts

• 5,412 sq ft lot
• Garage
• Built 1910

Property features AI

Finance

• Other: Lot under 1/4 acre (approx. 0.12 acres)

Exterior

• Parking: On-street parking
• Utilities: Public water; Municipal sewer connected; Electricity connected (fuse panel); Natural gas connected
• Home design: Single-family residence; One and one-half story; Property listed as fixer
• Construction: Wood siding; Partial block and brick/mortar foundation
• Exterior features: Covered, wrap-around porch; Sidewalks; Mature trees; Access from lot

Interior

• Kitchen: Kitchen on main level
• Bedrooms: One bedroom on the upper level
• Bathrooms: One full bathroom with a full tub (main level)
• Heating & cooling: Forced air heating (natural gas); No central air
• Interior features: Partially finished basement with walk-out access; Utility room in basement; Family room in basement; Loft on upper level; Main-level living room
• Laundry & utility: Washer and dryer (laundry in basement); Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $731 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($925 rent vs $1).

Location & tenants

• Location reads 69/100 on livability (#197 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: health & safety D, amenities F, commute F.
• Mississinewa Community School Corporation (town): math 29% / reading 34% proficiency, ranked #233 of 301 in IN (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mississinewa High School (math 22% / reading 57%, grade F, #221 of 369 statewide, top 63%, 796 students, 61% FRL).
• Market conditions: 9 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 52 units permitted in Grant County in 2024 (8 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $0 of loan paydown is wiped out by about $0 of value loss. Plan a longer hold.
• Grant County population projected at -18% 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 $0 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

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

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1

Questions for the listing agent

1. Built in 1910 — 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 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?
4. 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?
5. 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.
6. 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.
7. 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: 92487.00% ✓
• Cap rate: 876774.76%
• Cash-on-cash: 3131315.95%
• DSCR: 139326.94
• GRM: 0.0

CMA / ARV

• ARV (on-the-fly): $149,072
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
206 S Main St	0.02mi	3/1.0	1,068 (-13%)	2mo	$156,250	$146	75
204 W 8th St	0.41mi	3/1.5	1,224 (-1%)	4mo	$163,500	$134	74
303 S Main St	0.06mi	3/1.0	1,392 (+13%)	5mo	$23,500	$17	72
517 S Main St	0.25mi	2/1.0 (-1)	1,083 (-12%)	5mo	$55,000	$51	59
207 S 3rd Ave	0.25mi	3/1.5	1,409 (+14%)	10mo	$175,000	$124	54
6109 S Jay St	0.66mi	2/1.0 (-1)	1,260 (+2%)	9mo	$25,000	$20	53
604 W 10th St	0.67mi	3/2.0	1,212 (-2%)	11mo	$135,000	$111	53
602 Guilick St	0.47mi	3/1.0	1,058 (-14%)	2mo	$128,000	$121	53
605 W 10th St	0.69mi	2/1.0 (-1)	1,164 (-6%)	2mo	$60,100	$52	52
202 W South I St	0.68mi	3/2.0	1,300 (+6%)	5mo	$176,000	$135	51
803 S Water St	0.44mi	2/1.0 (-1)	1,388 (+13%)	5mo	$28,500	$21	50
612 W 9th St	0.65mi	3/1.0	1,070 (-13%)	14mo	$132,000	$123	36

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: —
• Equity multiple: 166246.24×
• Total profit: $46,549
• Equity at exit: $0

10-year hold

• IRR: —
• Equity multiple: 358970.78×
• Total profit: $100,512
• Equity at exit: $0

Cash invested: $0 (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 46938

• Home prices YoY: -3.5%
• Active inventory: 9

Monthly cashflow live

• Estimated rent: $925 medium
• Mortgage (P&I): −$0
• Tax est. 1.5%: −$0 /mo · $0/yr
• Insurance: −$0
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $731

Break-even live

Break-even rent —

Max offer price $1

Occupancy floor 16%

Sensitivity live

Price	-10% $731	-5% $731	+0% $731	+5% $731	+10% $731
Rent	-10% $658	-5% $694	+0% $731	+5% $767	+10% $804
Rate	-1.0pp $731	-0.5pp $731	base $731	+0.5pp $731	+1.0pp $731

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: $0
• Closing costs: $0
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
400 E South a St Gas City, IN	2.0	1.0	888	$725	$0.82	44d	1	1.05mi
7145 S Meridian St Unit 161 Marion, IN	3.0	2.0	1180	$1,195	$1.01	44d	1	1.22mi
800 E South B St Gas City, IN	1.0–2.0	1.0–2.0	818	$760	$0.93	44d	1	1.46mi

Listing history 2 events

1. 2026-06-19
   days on market $1 Active 2 DOM
2. 2026-06-17
   listed $1 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,098
• − Mortgage interest: −$0
• − Property taxes: −$0
• − Insurance: −$0
• − Repairs & maintenance: −$888
• − Management: −$888
• − Depreciation: −$0
• Taxable income: $9,323
• Est. tax owed @ 24.0%: −$2,237
• After-tax cash flow: $6,530/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: Mississinewa Community School Corporation
• NCES district ID: 1806870
• Math proficiency: 29% ▼ -10.00%
• Reading proficiency: 34% ▼ -10.00%
• Median HH income: $41,555
• Composite: 26.62/100
• National rank: #7175
• State rank: #233 of 301 in IN

Livability — Jonesboro

• Score: 69/100
• State rank: #197
• US rank: #8836

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jonesboro, IN
• Population (ZIP): 2,576

Population outlook (Grant County) Hauer SSP2

• Today (2025): 64,394 people
• By 2030: 62,145 · -3.5%
• By 2040: 57,252 · -11.1%
• By 2050: 52,968 · -17.7%
• By 2075: 45,986 · -28.6%
• By 2100: 39,400 · -38.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Russian 1% Iranian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Grant

• 2024 margin: Solid R (+41.8) · D 28.2% · R 70.0% · Other 1.9%
• 2008→2024 swing: -28.7pp toward R · 2008: -13.1pp · 2024: -41.8pp
• All cycles: 2024: R+41.8 2020: R+38.8 2016: R+39.5 2012: R+22.0 2008: R+13.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -7.69%
• Current HPI: 212.8427
• 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

Property tax history

-3.5%/yr

Latest (2024): $297 · -26.7% YoY. Source: county tax records.