1916 S George St · Marion, IN 46953

$10,799

2 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 36 Days on market

Built 1900 6,098 sqft lot $10/sqft · 87% below area

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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 +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

This single family home in Marion, Indiana offers a great opportunity for investors looking to add value. With a one and a half story layout, the property features 2 bedrooms and 1 bathroom on a 0.14-acre lot. (as-is, handyman special, investor special)

Key facts

• 6,098 sq ft lot
• Built 1900
• Listed 36 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family site-built home; One story
• Construction: Asphalt construction material
• Exterior features: Level lot

Interior

• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: 6 total rooms; Crawl space basement; Main-level laundry
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $11k.

Deal economics

• At list price, monthly cash flow is $621 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($901 rent vs $11k).
• Recommended offer: $10k (3.0% below list) — sets the bar for market timing.
• Cap rate 75.3% vs local median 8.2% in Marion — 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 65/100 on livability (#337 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Marion Community Schools (town): math 18% / reading 24% proficiency, ranked #277 of 301 in IN (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Allen Elementary School (math 22% / reading 17%, grade F, #814 of 994 statewide, top 83%, 399 students, 84% FRL); John L Mcculloch Junior High Sch (math 11% / reading 22%, grade F, #287 of 330 statewide, top 88%, 524 students, 74% FRL); Marion High School (math 12% / reading 47%, grade F, #308 of 369 statewide, top 84%, 1,050 students, 66% FRL).
• Market conditions: 114 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $74 of loan paydown is wiped out by about $324 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 $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($10k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $1k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; 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 $10,475 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 8.35% ✓
• Cap rate: 75.26%
• Cash-on-cash: 246.32%
• DSCR: 11.96
• GRM: 1.0

CMA / ARV

• ARV (median comp): $83,089
• List price: $10,799
• Delta: -87.00%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1616 S Mcclure St	0.32mi	2/1.0	972 (-9%)	2mo	$20,000	$21	69
2114 S Branson St	0.34mi	3/1.5 (+1)	1,000 (-6%)	10mo	$120,000	$120	58
703 E 28th St	0.50mi	3/1.0 (+1)	1,085 (+2%)	18mo	$59,192	$55	54
1002 E 28th St	0.56mi	3/1.0 (+1)	1,162 (+9%)	0mo	$22,750	$20	53
2910 S Brownlee St	0.62mi	3/1.0 (+1)	1,015 (-5%)	10mo	$10,250	$10	50
617 E 27th St	0.45mi	3/1.0 (+1)	1,212 (+14%)	2mo	$40,000	$33	49
2500 S Waite St	0.39mi	3/1.0 (+1)	1,180 (+11%)	13mo	$47,000	$40	48
1122 E 27th St	0.56mi	3/1.0 (+1)	976 (-8%)	9mo	$108,500	$111	47
820 E 30th St	0.64mi	1/1.0 (-1)	1,104 (+4%)	14mo	$72,000	$65	47
2602 S Adams St	0.56mi	3/1.5 (+1)	1,024 (-4%)	17mo	$33,500	$33	47
1818 S Nebraska St	0.67mi	3/1.0 (+1)	960 (-10%)	12mo	$97,000	$101	38
2916 S Adams St	0.72mi	2/1.0	968 (-9%)	19mo	$36,000	$37	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: 13.50×
• Total profit: $37,805
• Equity at exit: $1,610

10-year hold

• IRR: —
• Equity multiple: 28.75×
• Total profit: $83,919
• Equity at exit: $934

Cash invested: $3,024 (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 46953

• Home prices YoY: -23.4%
• Active inventory: 114
• Price-to-rent: 1.0×

Monthly cashflow live

• Estimated rent: $901 medium
• Mortgage (P&I): −$57
• Tax from tax record: −$30 /mo · $364/yr
• Insurance: −$4
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $621

Break-even live

Break-even rent $116

Max offer price $10,799

Occupancy floor 26%

Sensitivity live

Price	-10% $627	-5% $624	+0% $621	+5% $618	+10% $615
Rent	-10% $549	-5% $585	+0% $621	+5% $656	+10% $692
Rate	-1.0pp $626	-0.5pp $623	base $621	+0.5pp $618	+1.0pp $615

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: $2,700
• Closing costs: $324
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
703 E 28th St Marion, IN	2.0	1.0	1085	$1,200	$1.11	45d	1	0.49mi
2516 S Washington St Unit 1 Marion, IN	1.0	1.0	800	$675	$0.84	45d	1	0.59mi

Listing history 23 events

1. 2026-06-02
   pricedays on market $10,799 Active 36 DOM
2. 2026-06-01
   days on market $10,899 Active 35 DOM
3. 2026-05-31
   days on market $10,899 Active 34 DOM
4. 2026-05-30
   days on market $10,899 Active 33 DOM
5. 2026-05-15
   price $11,430 253-char remark
6. 2026-05-11
   price $11,530 253-char remark
7. 2026-05-06
   price $11,630 253-char remark
8. 2026-04-27
   listed $11,990 Active 253-char remark
9. 2026-04-13
   status Active
10. 2026-04-13
    price $11,990
11. 2026-04-09
    price $11,999
12. 2026-04-02
    price $12,897
13. 2026-03-23
    price $12,997
14. 2026-03-17
    price $13,997
15. 2026-03-10
    price $13,998
16. 2026-03-06
    price $13,999
17. 2026-03-02
    price $14,999
18. 2026-02-23
    price $16,741
19. 2026-02-16
    price $18,741
20. 2026-02-10
    price $19,321
21. 2026-02-04
    price $19,999
22. 2026-01-31
    price $24,999
23. 2026-01-20
    listed $29,900 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: $364 · $30/mo
• Projected year-2 tax: $364 · $30/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) · 54% 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: $10,817
• − Mortgage interest: −$605
• − Property taxes: −$364
• − Insurance: −$54
• − Repairs & maintenance: −$865
• − Management: −$865
• − Depreciation: −$314
• Taxable income: $7,749
• Est. tax owed @ 24.0%: −$1,860
• After-tax cash flow: $5,588/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: Marion Community Schools
• NCES district ID: 1806390
• Math proficiency: 18% ▼ -9.00%
• Reading proficiency: 24% ▼ -6.00%
• Median HH income: $33,415
• Composite: 17.13/100
• National rank: #9115
• State rank: #277 of 301 in IN

Livability — Marion

• Score: 65/100
• State rank: #337
• US rank: #13006

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marion, IN
• County: Grant County · 41,561 people
• City population: 41,561
• Metro: Marion, IN
• Population (ZIP): 23,372
• Household income: $46,288
• Rent vs Own: 32.2% rent · 67.8% own
• Severe rent burden: 597.0

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 (77%)
• Race & ethnicity: White 77% Black 10% Two or more races 9% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 3% Iranian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -52.47%
• Current HPI: 171.7246
• Rent YoY: —
• Metro: Marion, 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

-64.2% since first listed

24 events — show timeline

• 2026-06-05 Price Changed $10,699 IRMLS
• 2026-06-01 Price Changed $10,799 IRMLS
• 2026-05-27 Price Changed $10,899 IRMLS
• 2026-05-22 Price Changed $10,900 IRMLS
• 2026-05-19 Price Changed $10,999 IRMLS
• 2026-05-15 Price Changed $11,430 IRMLS
• 2026-05-11 Price Changed $11,530 IRMLS
• 2026-05-06 Price Changed $11,630 IRMLS
• 2026-04-27 Listed $11,990 IRMLS
• 2026-04-13 Relisted — IRMLS
• 2026-04-13 Price Changed $11,990 IRMLS
• 2026-04-09 Price Changed $11,999 IRMLS
• 2026-04-02 Price Changed $12,897 IRMLS
• 2026-03-23 Price Changed $12,997 IRMLS
• 2026-03-17 Price Changed $13,997 IRMLS
• 2026-03-10 Price Changed $13,998 IRMLS
• 2026-03-06 Price Changed $13,999 IRMLS
• 2026-03-02 Price Changed $14,999 IRMLS
• 2026-02-23 Price Changed $16,741 IRMLS
• 2026-02-16 Price Changed $18,741 IRMLS
• 2026-02-10 Price Changed $19,321 IRMLS
• 2026-02-04 Price Changed $19,999 IRMLS
• 2026-01-31 Price Changed $24,999 IRMLS
• 2026-01-20 Listed $29,900 IRMLS

Property tax history

+8.1%/yr

Latest (2025): $364 · +7.1% YoY. Source: county tax records.