6213 S 594 W · Mount Etna, IN 46792

$43,900

4 bd · 1.0 ba · 1,804 sqft · SingleFamily public records · 196 Days on market

Built 1900 1.08 ac lot ↓ 31% 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
• Schools +3.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.4/10.0

Listing remarks

Discover the potential in this 4-bedroom, 1-bath home located in Huntington. This property needs work but offers a great opportunity for investors or buyers looking to customize a home to their own style. With spacious rooms and a versatile layout, the home is ready for renovation and personal touches. Being sold as-is.

Key facts

• 1.08 acre lot
• Built 1900
• Listed 195 days

Property features AI

Finance

• Financial info: Annual tax approximately $1,448

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence (site-built); Residential property
• Construction: Built with other construction materials
• Exterior features: Level lot; Lot approximately 1.08 acres; Lot dimensions about 118 x 398.5

Interior

• Bedrooms: Total of 7 rooms (bedroom count not specified)
• Flooring: Hardwood
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: No heating; No cooling
• Interior features: Hardwood flooring; Unfinished basement
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $44k.

Deal economics

• At list price, monthly cash flow is $741 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $44k).
• Recommended offer: $39k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#580 in IN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime D, amenities F.
• Huntington County Community School Corporation (rural): math 34% / reading 39% proficiency, ranked #176 of 301 in IN (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Salamonie Elementary School (math 52% / reading 42%, grade D-, #325 of 994 statewide, top 36%, 286 students, 46% FRL); Riverview School (math 29% / reading 40%, grade F, #167 of 330 statewide, top 52%, 503 students, 54% FRL); Huntington North High School (math 30% / reading 55%, grade F, #195 of 369 statewide, top 53%, 1,424 students, 42% FRL).
• Market conditions: 12 active listings in the ZIP; 79 units permitted in Huntington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $304 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Huntington County population projected at -14% 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 $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 196 days — a 12% lower offer ($39k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $38,632 (12.0% below list)

Questions for the listing agent

1. It's been on market 196 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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.
9. 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.
10. 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: 3.18% ✓
• Cap rate: 26.55%
• Cash-on-cash: 72.35%
• DSCR: 4.22
• GRM: 2.6

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: 72.1%
• Equity multiple: 4.27×
• Total profit: $40,143
• Equity at exit: $6,546

10-year hold

• IRR: 76.0%
• Equity multiple: 8.81×
• Total profit: $95,964
• Equity at exit: $3,796

Cash invested: $12,292 (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 46792

• Home prices YoY: -2.9%
• Active inventory: 12
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,396 medium
• Mortgage (P&I): −$230
• Tax from tax record: −$113 /mo · $1,356/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $741

Break-even live

Break-even rent $458

Max offer price $43,900

Occupancy floor 42%

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: $10,975
• Closing costs: $1,317
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $43,900 Active 196 DOM
2. 2026-06-18
   days on market $43,900 Active 195 DOM
3. 2026-06-17
   days on market $43,900 Active 194 DOM
4. 2026-06-16
   days on market $43,900 Active 193 DOM
5. 2026-06-15
   days on market $43,900 Active 192 DOM
6. 2026-06-14
   days on market $43,900 Active 190 DOM
7. 2026-06-12
   days on market $43,900 Active 189 DOM
8. 2026-06-09
   days on market $43,900 Active 186 DOM
9. 2026-06-08
   days on market $43,900 Active 185 DOM
10. 2026-06-07
    days on market $43,900 Active 184 DOM
11. 2026-06-05
    days on market $43,900 Active 181 DOM
12. 2026-06-03
    days on market $43,900 Active 180 DOM
13. 2026-06-02
    days on market $43,900 Active 179 DOM
14. 2026-06-01
    days on market $43,900 Active 178 DOM
15. 2026-05-31
    days on market $43,900 Active 177 DOM
16. 2026-05-30
    days on market $43,900 Active 176 DOM
17. 2026-05-19
    price $49,900
18. 2026-04-23
    price $59,900
19. 2026-04-07
    price $64,999
20. 2025-12-05
    listed $72,500 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: $1,356 · $113/mo
• Projected year-2 tax: $1,356 · $113/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 · 17 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,749
• − Mortgage interest: −$2,459
• − Property taxes: −$1,356
• − Insurance: −$220
• − Repairs & maintenance: −$1,340
• − Management: −$1,340
• − Depreciation: −$1,277
• Taxable income: $8,757
• Est. tax owed @ 24.0%: −$2,102
• After-tax cash flow: $6,791/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: Huntington County Community School Corporation
• NCES district ID: 1804710
• Math proficiency: 34% ▼ -6.00%
• Reading proficiency: 39% ▼ -10.00%
• Median HH income: $47,010
• Composite: 31.29/100
• National rank: #6013
• State rank: #176 of 301 in IN

Livability — Mount Etna

• Score: 58/100
• State rank: #580
• US rank: #20844

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,577

Population outlook (Huntington County) Hauer SSP2

• Today (2025): 35,613 people
• By 2030: 34,759 · -2.4%
• By 2040: 32,682 · -8.2%
• By 2050: 30,495 · -14.4%
• By 2075: 26,298 · -26.2%
• By 2100: 22,653 · -36.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Italian 5% Slovak 2% Lithuanian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Huntington

• 2024 margin: Solid R (+48.4) · D 24.9% · R 73.3% · Other 1.8%
• 2008→2024 swing: -21.2pp toward R · 2008: -27.2pp · 2024: -48.4pp
• All cycles: 2024: R+48.4 2020: R+49.9 2016: R+51.0 2012: R+39.8 2008: R+27.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -7.11%
• Current HPI: 238.5693
• 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

-31.2% since first listed

4 events — show timeline

• 2026-05-19 Price Changed $49,900 IRMLS
• 2026-04-23 Price Changed $59,900 IRMLS
• 2026-04-07 Price Changed $64,999 IRMLS
• 2025-12-05 Listed $72,500 IRMLS

Property tax history

+2.6%/yr

Latest (2024): $1,356 · -6.3% YoY. Source: county tax records.