5219 Salem Ridge Rd · Aurora, IN 47001

$79,900

3 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 3 Days on market

Built 1975 2.38 ac lot

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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
• Schools +2.7/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

FIXER-UPPER OPPORTUNITY! Looking for a property with potential? This 3-bedroom modular home is ready for your vision and personal touch! Features include a detached garage, storage shed, and plenty of possibilities on 2+ acres. Awesome location just minutes from Aurora, offering convenience while maintaining a country setting. Newer roof shingles approx 5 years old. Property is being sold in as is condition; no warranties expressed or implied. Cash or conventional financing only, preapproval or proof of funds letter must be submitted with offer.

Key facts

• Country setting
• Storage shed
• 2 acres

Tags

• DETACHED GARAGE
• STORAGE SHED
• 2 ACRES
• COUNTRY SETTING

Property features AI

Exterior

• Parking: 2-car garage; Gravel parking
• Utilities: Public water; Septic tank
• Home design: Single-family residence; One level / 1 story
• Construction: Aluminum siding and brick exterior
• Exterior features: Shingle roof; Rolling slope lot; Shed(s) on property

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating
• Interior features: Electric water heater; 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $642 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).

Location & tenants

• Location reads 53/100 on livability (#648 in IN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing B; Watch: amenities F, commute F, employment F.
• Rising Sun-Ohio County Com (rural): math 24% / reading 38% proficiency, ranked #225 of 301 in IN (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ohio County Elementary School (math 27% / reading 27%, grade F, #737 of 994 statewide, top 76%, 409 students, 49% FRL); Rising Sun High School (math 34% / reading 64%, grade D, #123 of 369 statewide, top 36%, 226 students, 35% FRL).
• Market conditions: 8 active listings in the ZIP; 6 units permitted in Ohio County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Ohio County population projected at -30% 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $79,900

Questions for the listing agent

1. Built in 1975 — 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. 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.
5. 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.
6. 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: 1.89% ✓
• Cap rate: 15.94%
• Cash-on-cash: 34.46%
• DSCR: 2.53
• GRM: 4.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 29.9%
• Equity multiple: 2.25×
• Total profit: $27,991
• Equity at exit: $11,913

10-year hold

• IRR: 37.2%
• Equity multiple: 4.45×
• Total profit: $77,152
• Equity at exit: $6,908

Cash invested: $22,372 (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 47001

• Home prices YoY: -20.1%
• Active inventory: 8
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,512 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $642

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 53%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-16
   status $79,900 Pending 3 DOM
2. 2026-06-15
   days on market $79,900 Active 3 DOM
3. 2026-06-12
   remarks 551-char remark
4. 2026-06-12
   listed $79,900 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°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: $18,146
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,452
• − Management: −$1,452
• − Depreciation: −$2,324
• Taxable income: $6,844
• Est. tax owed @ 24.0%: −$1,643
• After-tax cash flow: $6,066/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: Rising Sun-Ohio County Com
• NCES district ID: 1809600
• Math proficiency: 24% ▼ -12.00%
• Reading proficiency: 38% ▼ -14.00%
• Median HH income: $51,559
• Composite: 27.13/100
• National rank: #7034
• State rank: #225 of 301 in IN

Livability — Aurora

• Score: 53/100
• State rank: #648
• US rank: #24657

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,374

Population outlook (Ohio County) Hauer SSP2

• Today (2025): 5,660 people
• By 2030: 5,409 · -4.4%
• By 2040: 4,718 · -16.6%
• By 2050: 3,978 · -29.7%
• By 2075: 2,798 · -50.6%
• By 2100: 2,129 · -62.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Slovak 3% Romanian 1% Scotch-Irish 1%
• Foreign-born: 2% · Canada

Political lean MEDSL · Ohio

• 2024 margin: Solid R (+55.5) · D 21.6% · R 77.0% · Other 1.4%
• 2008→2024 swing: -36.5pp toward R · 2008: -19.0pp · 2024: -55.5pp
• All cycles: 2024: R+55.5 2020: R+51.9 2016: R+49.1 2012: R+27.2 2008: R+19.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -59.44%
• Current HPI: 235.8562
• 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

1 event — show timeline

• 2026-06-12 Listed $79,900 SEIBR

Property tax history

+56.0%/yr

Latest (2024): $158 · +416.0% YoY. Source: county tax records.