1114 E Jackson St · Muncie, IN 47305

$58,000

2 bd · 1.0 ba · 1,220 sqft · SingleFamily public records · 126 Days on market

Built 1900 5,000 sqft lot $48/sqft · 11% above area Est $52k · 11% over ↓ 8% 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
• Appreciation +7.6/10.0
• Livability +4.0/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• ARV discount +2.4/15.0
• Schools +1.7/10.0

Listing remarks MLS

Opportunity awaits with this 3-bedroom, 1-bath home, 1,220 square foot home is ready for renovation. This property needs significant repairs and updates but offers strong potential for the right buyer. With a functional layout and solid footprint, it could be transformed into a great primary residence or investment property. Ideal for investors, flippers, or buyers looking to build sweat equity. Property is being sold as-is. Bring your vision and contractor, this one has potential to become a beautiful home again.

Key facts

• 5,000 sq ft lot
• Built 1900
• Listed 125 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $58k.

Deal economics

• At list price, monthly cash flow is $323 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($945 rent vs $58k).
• Recommended offer: $51k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.0% vs local median 6.0% in Muncie — 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 80/100 on livability (#18 in IN, #1,654 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools D+, crime F, employment F.
• Muncie Community Schools (urban): math 18% / reading 25% proficiency, ranked #275 of 301 in IN (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.3%/yr); 26 active listings in the ZIP; 40 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; lower-income renter base — watch delinquency; 171 units permitted in Delaware County in 2024 (57 in 5+ unit buildings).
• This rent runs 31% of the median local income ($36k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $3k of equity ($401 loan paydown + $3k appreciation (5.3% local appreciation)).
• Delaware County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.3% appreciation + 3.3% rent growth), your $16k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($51k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $51,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is F 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?
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: 1.63% ✓
• Cap rate: 12.97%
• Cash-on-cash: 23.83%
• DSCR: 2.06
• GRM: 5.1

CMA / ARV

• ARV (median comp): $52,053
• List price: $58,000
• Delta: 11.42%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
334 E Gilbert St	0.49mi	3/1.0 (+1)	1,192 (-2%)	0mo	$135,000	$113	68
215 N Monroe St	0.37mi	3/1.0 (+1)	1,228 (+1%)	12mo	$137,000	$112	66
526 S Shipley St	0.52mi	3/2.0 (+1)	1,232 (+1%)	4mo	$35,000	$28	61
721 South Hackley St	0.38mi	2/1.0	1,080 (-12%)	7mo	$39,000	$36	57
906 N Wolfe St	0.62mi	3/1.0 (+1)	1,152 (-6%)	2mo	$150,000	$130	55
1302 E 6th St	0.61mi	3/1.0 (+1)	1,141 (-6%)	9mo	$70,000	$61	48
1400 E Willard St	0.51mi	3/1.5 (+1)	1,173 (-4%)	23mo	$45,000	$38	44
409 S Pershing Dr	0.28mi	3/2.0 (+1)	1,400 (+15%)	12mo	$90,000	$64	44
1004 N Brady St	0.70mi	3/1.0 (+1)	1,081 (-11%)	20mo	$115,000	$106	27

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.27% appreciation · 3.27% rent growth · sell at horizon

5-year hold

• IRR: 34.4%
• Equity multiple: 3.16×
• Total profit: $35,110
• Equity at exit: $33,839

10-year hold

• IRR: 32.6%
• Equity multiple: 6.45×
• Total profit: $88,538
• Equity at exit: $59,221

Cash invested: $16,240 (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 47305

• Home prices YoY: 2.0%
• Rents YoY: 3.3%
• Active inventory: 26
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $945 high
• Mortgage (P&I): −$304
• Tax from tax record: −$96 /mo · $1,152/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $323

Break-even live

Break-even rent $537

Max offer price $58,000

Occupancy floor 61%

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: $14,500
• Closing costs: $1,740
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 N Pershing Dr Muncie, IN	3.0	1.0	1062	$1,100	$1.04	43d	1	0.31mi
1109 E Kirby Ave Muncie, IN	2.0–3.0	1.0	971	$835	$0.86	43d	2	0.33mi
1521 E Kirby Ave Muncie, IN	2.0–4.0	1.0–2.0	972	$800	$0.82	43d	2	0.39mi
1310 E 5th St Muncie, IN	3.0	1.0	864	$1,300	$1.50	43d	1	0.57mi
1802 E Willard St Muncie, IN	3.0	2.5	1224	$1,100	$0.90	43d	1	0.65mi
1414 E Highland Ave Muncie, IN	2.0	1.5	1056	$900	$0.85	43d	1	0.76mi
326 W Charles St Muncie, IN	2.0	1.0	836	$1,300	$1.56	43d	1	0.84mi
400 W Washington St Unit 101 Muncie, IN	1.0	1.0	700	$1,050	$1.50	43d	1	0.85mi
400 W Washington St Unit 213 Muncie, IN	2.0	2.0	1009	$1,200	$1.19	43d	1	0.85mi
412 W Howard St Muncie, IN	3.0	1.0	1300	$1,000	$0.77	43d	1	0.89mi
514 W Charles St Muncie, IN	2.0	1.0	1062	$800	$0.75	43d	1	0.94mi
522 W Adams St Muncie, IN	2.0	1.0	750	$810	$1.08	43d	6	0.94mi
417 S Council St Muncie, IN	3.0	1.0	1132	$1,025	$0.91	43d	1	0.98mi
520 N Alameda Ave Unit A Muncie, IN	1.0	1.0	750	$895	$1.19	43d	1	1.01mi
626 W Main St Muncie, IN	1.0	1.0	738	$715	$0.97	43d	2	1.01mi
1721 S Elm St Muncie, IN	2.0	1.0	940	$925	$0.98	43d	1	1.05mi
1525 S Walnut St Unit 11 Muncie, IN	2.0	1.0	800	$775	$0.97	43d	1	1.06mi
305 N Biltmore Ave Muncie, IN	2.0	1.0	912	$1,186	$1.30	43d	1	1.15mi
810 W 1st St Muncie, IN	1.0	1.0	980	$599	$0.61	43d	1	1.16mi
301 E Memorial Dr Muncie, IN	3.0	1.5	1172	$1,099	$0.94	43d	1	1.16mi
907 W Main St Apt 1 Muncie, IN	2.0	1.0	750	$775	$1.03	43d	1	1.16mi
906 W Main St Muncie, IN	1.0–2.0	1.0	712	$995	$1.40	43d	3	1.16mi
319 W 10th St Muncie, IN	2.0	1.0	869	$885	$1.02	43d	1	1.20mi
415 W 9th St Muncie, IN	2.0	1.0	705	$925	$1.31	43d	1	1.20mi
2105 S Vine St Muncie, IN	3.0	1.0	960	$1,365	$1.42	43d	1	1.21mi
509 W 8th St Muncie, IN	3.0	1.0	1008	$1,325	$1.31	43d	1	1.22mi
1703 E 14th St Apt 15 Muncie, IN	2.0	1.0	756	$777	$1.03	43d	1	1.23mi
1001 W 1st St Unit 1 Muncie, IN	3.0	1.5	1098	$875	$0.80	43d	1	1.26mi
2213 E Memorial Dr Muncie, IN	2.0	1.0–2.0	997	$1,078	$1.08	43d	1	1.28mi
206 W 13th St Muncie, IN	2.0	1.0	992	$900	$0.91	43d	1	1.30mi
1804 S Wall Ave Muncie, IN	2.0	1.0	900	$899	$1.00	43d	1	1.31mi
2302 S Hackley St Muncie, IN	2.0	1.0	870	$1,199	$1.38	43d	1	1.31mi
824 W Wayne St Muncie, IN	1.0	1.0	710	$795	$1.12	43d	1	1.32mi
920 N Linden St Muncie, IN	2.0	1.0	745	$925	$1.24	43d	1	1.35mi
1609 S Gharkey St Muncie, IN	2.0	1.0	744	$750	$1.01	43d	1	1.35mi
301 W 13th St Muncie, IN	1.0–2.0	1.0	725	$844	$1.16	43d	1	1.36mi
222 W Centennial Ave Muncie, IN	2.0	1.5	1042	$925	$0.89	43d	1	1.40mi
1001 W Wayne St Muncie, IN	3.0	2.0	1100	$1,200	$1.09	43d	1	1.40mi
2321 N Macedonia Ave Muncie, IN	2.0	1.0	1009	$860	$0.85	43d	1	1.46mi
2316 S Walnut St Muncie, IN	3.0	1.0	956	$1,100	$1.15	43d	1	1.46mi

Listing history 19 events

1. 2026-06-19
   days on market $58,000 Active 126 DOM
2. 2026-06-18
   days on market $58,000 Active 125 DOM
3. 2026-06-17
   days on market $58,000 Active 124 DOM
4. 2026-06-16
   days on market $58,000 Active 123 DOM
5. 2026-06-15
   days on market $58,000 Active 122 DOM
6. 2026-06-14
   days on market $58,000 Active 120 DOM
7. 2026-06-13
   days on market $58,000 Active 119 DOM
8. 2026-06-10
   days on market $58,000 Active 117 DOM
9. 2026-06-09
   days on market $58,000 Active 116 DOM
10. 2026-06-08
    days on market $58,000 Active 115 DOM
11. 2026-06-07
    days on market $58,000 Active 114 DOM
12. 2026-06-05
    days on market $58,000 Active 111 DOM
13. 2026-06-03
    days on market $58,000 Active 110 DOM
14. 2026-06-02
    days on market $58,000 Active 109 DOM
15. 2026-06-01
    days on market $58,000 Active 108 DOM
16. 2026-05-31
    days on market $58,000 Active 107 DOM
17. 2026-05-30
    days on market $58,000 Active 106 DOM
18. 2026-03-17
    price $58,000 519-char remark

    Show marketing remark (519 chars)

    Opportunity awaits with this 3-bedroom, 1-bath home, 1,220 square foot home is ready for renovation. This property needs significant repairs and updates but offers strong potential for the right buyer. With a functional layout and solid footprint, it could be transformed into a great primary residence or investment property. Ideal for investors, flippers, or buyers looking to build sweat equity. Property is being sold as-is. Bring your vision and contractor, this one has potential to become a beautiful home again.

19. 2026-02-13
    listed $63,000 Active 519-char remark

    Show marketing remark (519 chars)

    Opportunity awaits with this 3-bedroom, 1-bath home, 1,220 square foot home is ready for renovation. This property needs significant repairs and updates but offers strong potential for the right buyer. With a functional layout and solid footprint, it could be transformed into a great primary residence or investment property. Ideal for investors, flippers, or buyers looking to build sweat equity. Property is being sold as-is. Bring your vision and contractor, this one has potential to become a beautiful home again.

ⓘ 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: $1,152 · $96/mo
• Projected year-2 tax: $1,152 · $96/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 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,345
• − Mortgage interest: −$3,249
• − Property taxes: −$1,152
• − Insurance: −$290
• − Repairs & maintenance: −$908
• − Management: −$908
• − Depreciation: −$1,687
• Taxable income: $3,151
• Est. tax owed @ 24.0%: −$756
• After-tax cash flow: $3,114/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: Muncie Community Schools
• NCES district ID: 1807320
• Math proficiency: 18% ▼ -9.00%
• Reading proficiency: 25% ▼ -4.00%
• Median HH income: $30,052
• Composite: 17.22/100
• National rank: #9099
• State rank: #275 of 301 in IN

Livability — Muncie

• Score: 80/100
• State rank: #18
• US rank: #1654

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Muncie, IN
• County: Delaware County · 84,658 people
• City population: 84,658
• Metro: Muncie, IN
• Population (ZIP): 3,556
• Household income: $36,389
• Rent vs Own: 64.7% rent · 35.3% own
• Severe rent burden: 336.0

Population outlook (Delaware County) Hauer SSP2

• Today (2025): 113,036 people
• By 2030: 111,313 · -1.5%
• By 2040: 106,432 · -5.8%
• By 2050: 100,747 · -10.9%
• By 2075: 91,000 · -19.5%
• By 2100: 80,687 · -28.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 62% Two or more races 24% Black 8% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 4% Iranian 1% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 96% English-only · Spanish 2% Arabic 1% Other Asian/Pacific 1%

Political lean MEDSL · Delaware

• 2024 margin: R (+15.8) · D 41.2% · R 57.0% · Other 1.8%
• 2008→2024 swing: -30.8pp toward R · 2008: 15.0pp · 2024: -15.8pp
• All cycles: 2024: R+15.8 2020: R+13.2 2016: R+13.7 2012: D+3.1 2008: D+15.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.27%
• Current HPI: 269.888
• Rent YoY: ▲ 3.27%
• Metro: Muncie, 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

-7.9% since first listed

2 events — show timeline

• 2026-03-17 Price Changed $58,000 MIBOR as Distributed by MLS Grid
• 2026-02-13 Listed $63,000 MIBOR as Distributed by MLS Grid

Property tax history

-1.4%/yr

Latest (2024): $1,152 · +17.7% YoY. Source: county tax records.