1710 W 5th St · Marion, IN 46953

$29,900

3 bd · 1.0 ba · 1,088 sqft · SingleFamily public records · 33 Days on market

Built 1952 0.40 ac lot ↓ 14% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Opportunity awaits with this 2-bedroom, 2-bath home offering 1,088 square feet of living space on a generous 0.40-acre lot. Built in 1952, this property features an enclosed porch, detached 2-car garage, and plenty of outdoor space with room to expand, garden, or create your ideal backyard setup. The home will require updates and repairs both inside and out, making it a great potential project for investors, flippers, or buyers looking to renovate and build equity. It has a convenient layout and sizeable lot.

Key facts

• Garden
• Enclosed porch
• Outdoor space

Tags

• ENCLOSED PORCH
• DETACHED GARAGE
• OUTDOOR SPACE
• GARDEN

Property features AI

Finance

• Other: Located in the Boswells subdivision

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence, site-built; One story
• Construction: Aluminum siding exterior; Built above a crawl space
• Exterior features: Porch (enclosed); Level lot

Interior

• Bedrooms: Total of 5 rooms (includes bedrooms and living spaces); Laundry located on the main level
• Bathrooms: 2 full bathrooms, both on the main level
• Heating & cooling: Natural gas forced-air heating; No air conditioning
• Interior features: Crawl space basement; Enclosed porch
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $667 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $29k (3.0% below list) — sets the bar for market timing.
• Cap rate 33.1% 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: John W Kendall Elem School (math 37% / reading 32%, grade F, #597 of 994 statewide, top 63%, 372 students, 69% 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) — zoned schools at 70% FRL track the district average.
• Market conditions: 114 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d 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).
• This rent runs 30% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $207 of loan paydown is wiped out by about $897 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($29k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $29,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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 1952 — 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. 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: 3.89% ✓
• Cap rate: 33.08%
• Cash-on-cash: 95.66%
• DSCR: 5.26
• GRM: 2.1

CMA / ARV

• ARV (on-the-fly): $71,808
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1420 W 5th St	0.30mi	2/1.5 (-1)	1,074 (-1%)	5mo	$48,000	$45	73
1645 W Spencer Ave	0.38mi	3/1.0	1,132 (+4%)	4mo	$58,000	$51	72
706 S Western Ave	0.47mi	2/1.0 (-1)	1,116 (+3%)	11mo	$51,000	$46	60
1640 W Spencer Ave	0.42mi	2/1.5 (-1)	1,004 (-8%)	2mo	$74,000	$74	59
1148 W 6th St	0.45mi	2/1.0 (-1)	1,161 (+7%)	8mo	$123,100	$106	56
202 N G St	0.60mi	3/2.0	1,114 (+2%)	12mo	$18,000	$16	54
2110 W Spencer Ave	0.63mi	3/1.0	1,144 (+5%)	13mo	$89,900	$79	51
1504 W 5th St	0.23mi	2/1.0 (-1)	936 (-14%)	14mo	$35,000	$37	49
304 N Norton Ave	0.53mi	2/1.5 (-1)	960 (-12%)	3mo	$154,000	$160	46
1323 W Jeffras Ave	0.64mi	3/1.0	1,193 (+10%)	12mo	$79,000	$66	44
601 N Bradner Ave	0.75mi	3/1.0	960 (-12%)	7mo	$150,000	$156	40
215 N G St	0.59mi	3/1.0	1,242 (+14%)	12mo	$25,000	$20	39

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: 96.6%
• Equity multiple: 5.50×
• Total profit: $37,706
• Equity at exit: $4,458

10-year hold

• IRR: 99.3%
• Equity multiple: 11.48×
• Total profit: $87,751
• Equity at exit: $2,585

Cash invested: $8,372 (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: 2.1×

Monthly cashflow live

• Estimated rent: $1,163 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$82 /mo · $988/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $667

Break-even live

Break-even rent $318

Max offer price $29,900

Occupancy floor 38%

Sensitivity live

Price	-10% $684	-5% $676	+0% $667	+5% $659	+10% $650
Rent	-10% $575	-5% $621	+0% $667	+5% $713	+10% $759
Rate	-1.0pp $682	-0.5pp $675	base $667	+0.5pp $660	+1.0pp $652

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2116 W 2nd St Marion, IN	1.0–2.0	1.0	764	$945	$1.24	45d	1	0.49mi
2145 W 2nd St Marion, IN	3.0	1.5	1377	$1,650	$1.20	45d	1	0.54mi
2111 W Frederick Dr Marion, IN	1.0–2.0	1.0–1.5	965	$937	$0.97	45d	4	1.07mi

Listing history 17 events

1. 2026-06-21
   days on market $29,900 Active 33 DOM
2. 2026-06-19
   days on market $29,900 Active 31 DOM
3. 2026-06-18
   price $29,900 Active 30 DOM
4. 2026-06-18
   days on market $34,900 Active 30 DOM
5. 2026-06-17
   days on market $34,900 Active 29 DOM
6. 2026-06-16
   days on market $34,900 Active 28 DOM
7. 2026-06-15
   days on market $34,900 Active 27 DOM
8. 2026-06-14
   days on market $34,900 Active 25 DOM
9. 2026-06-12
   days on market $34,900 Active 24 DOM
10. 2026-06-09
    days on market $34,900 Active 21 DOM
11. 2026-06-08
    days on market $34,900 Active 20 DOM
12. 2026-06-07
    days on market $34,900 Active 19 DOM
13. 2026-06-02
    days on market $34,900 Active 14 DOM
14. 2026-06-01
    days on market $34,900 Active 13 DOM
15. 2026-05-31
    days on market $34,900 Active 12 DOM
16. 2026-05-30
    days on market $34,900 Active 11 DOM
17. 2026-05-18
    listed $34,900 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: $988 · $82/mo
• Projected year-2 tax: $988 · $82/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 ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,959
• − Mortgage interest: −$1,675
• − Property taxes: −$988
• − Insurance: −$150
• − Repairs & maintenance: −$1,117
• − Management: −$1,117
• − Depreciation: −$870
• Taxable income: $8,043
• Est. tax owed @ 24.0%: −$1,930
• After-tax cash flow: $6,078/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

-14.3% since first listed

2 events — show timeline

• 2026-06-18 Price Changed $29,900 IRMLS
• 2026-05-18 Listed $34,900 IRMLS

Property tax history

+8.2%/yr

Latest (2025): $988 · +116.0% YoY. Source: county tax records.