7859 Moore Rd · Gosport, IN 47433

$365,000

3 bd · 2.0 ba · 3,200 sqft · SingleFamily · 42 Days on market

Built 2022 5.25 ac lot $114/sqft · 16% below area Est $435k · 16% under ↓ 12% since listing

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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).

• ARV discount +14.7/15.0
• Appreciation +10.0/10.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +1.3/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Embrace country living with room to breathe. Nestled on 5+ wooded acres, this move-in-ready Clear Creek home offers modern farmhouse charm, a flexible studio/workshop, and a brand-new back deck for quiet mornings or sunset dinners. Inside, you'll love the open-concept layout with 9' ceilings, a center island kitchen, and spacious living room-perfect for hosting or relaxing. The nearly finished walk-out basement offers endless potential: home office, gym, guest suite, or creative space. Bonus perks include a detached garage with a two story studio space, large chicken coop, high-speed fiber internet, and whole-house generator hookup. Whether you dream of homesteading, working from home, or simply enjoying your own private acreage, this home is ready for your next chapter-just 45 minutes from Bloomington and 30 from DePauw.

Key facts

• 5.25 acre lot
• Garage
• Built 2022

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $365k.

Deal economics

• At list price, monthly cash flow is $-1k ($-18k/yr) — negative.
• To cash-flow at today's rent, offer at most $153k (58.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (63.4% below list).
• Recommended offer: $134k (63.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#133 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, employment D, amenities F.
• Cloverdale Community Schools (rural): math 36% / reading 40% proficiency, ranked #167 of 301 in IN (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 30 active listings in the ZIP; 120 units permitted in Owen County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $39k of equity ($3k loan paydown + $36k appreciation (10.0% local appreciation)).
• Owen County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$63k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($354k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $133,681 (63.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 63% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.37% ✗
• Cap rate: 1.47%
• Cash-on-cash: -17.22%
• DSCR: 0.23
• GRM: 22.8

CMA / ARV

• ARV (median comp): $434,759
• List price: $365,000
• Delta: -16.05%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7859 Moore Rd	0.00mi	3/2.0	3,200 (0%)	1mo	$345,000	$108	100

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.4%
• Equity multiple: 2.03×
• Total profit: $105,416
• Equity at exit: $328,821

10-year hold

• IRR: 12.9%
• Equity multiple: 4.76×
• Total profit: $383,916
• Equity at exit: $709,115

Cash invested: $102,200 (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 47433

• Home prices YoY: 9.4%
• Active inventory: 30
• Price-to-rent: 22.8×

Monthly cashflow live

• Estimated rent: $1,337 medium
• Mortgage (P&I): −$1,914
• Tax est. 1.5%: −$456 /mo · $5,475/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $-1,466

Break-even live

Break-even rent $3,193

Max offer price $152,816

Occupancy floor —

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: $91,250
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-05-14
   status Pending 833-char remark

   Show marketing remark (833 chars)

   Embrace country living with room to breathe. Nestled on 5+ wooded acres, this move-in-ready Clear Creek home offers modern farmhouse charm, a flexible studio/workshop, and a brand-new back deck for quiet mornings or sunset dinners. Inside, you'll love the open-concept layout with 9' ceilings, a center island kitchen, and spacious living room-perfect for hosting or relaxing. The nearly finished walk-out basement offers endless potential: home office, gym, guest suite, or creative space. Bonus perks include a detached garage with a two story studio space, large chicken coop, high-speed fiber internet, and whole-house generator hookup. Whether you dream of homesteading, working from home, or simply enjoying your own private acreage, this home is ready for your next chapter-just 45 minutes from Bloomington and 30 from DePauw.

2. 2026-05-12
   historical Active Under Contract 829-char remark

   Show marketing remark (833 chars)

   Embrace country living with room to breathe. Nestled on 5+ wooded acres, this move-in-ready Clear Creek home offers modern farmhouse charm, a flexible studio/workshop, and a brand-new back deck for quiet mornings or sunset dinners. Inside, you'll love the open-concept layout with 9' ceilings, a center island kitchen, and spacious living room-perfect for hosting or relaxing. The nearly finished walk-out basement offers endless potential: home office, gym, guest suite, or creative space. Bonus perks include a detached garage with a two story studio space, large chicken coop, high-speed fiber internet, and whole-house generator hookup. Whether you dream of homesteading, working from home, or simply enjoying your own private acreage, this home is ready for your next chapter-just 45 minutes from Bloomington and 30 from DePauw.

3. 2026-05-12
   status Active 833-char remark

   Show marketing remark (833 chars)

   Embrace country living with room to breathe. Nestled on 5+ wooded acres, this move-in-ready Clear Creek home offers modern farmhouse charm, a flexible studio/workshop, and a brand-new back deck for quiet mornings or sunset dinners. Inside, you'll love the open-concept layout with 9' ceilings, a center island kitchen, and spacious living room-perfect for hosting or relaxing. The nearly finished walk-out basement offers endless potential: home office, gym, guest suite, or creative space. Bonus perks include a detached garage with a two story studio space, large chicken coop, high-speed fiber internet, and whole-house generator hookup. Whether you dream of homesteading, working from home, or simply enjoying your own private acreage, this home is ready for your next chapter-just 45 minutes from Bloomington and 30 from DePauw.

4. 2026-05-12
   status Pending 829-char remark

   Show marketing remark (833 chars)

   Embrace country living with room to breathe. Nestled on 5+ wooded acres, this move-in-ready Clear Creek home offers modern farmhouse charm, a flexible studio/workshop, and a brand-new back deck for quiet mornings or sunset dinners. Inside, you'll love the open-concept layout with 9' ceilings, a center island kitchen, and spacious living room-perfect for hosting or relaxing. The nearly finished walk-out basement offers endless potential: home office, gym, guest suite, or creative space. Bonus perks include a detached garage with a two story studio space, large chicken coop, high-speed fiber internet, and whole-house generator hookup. Whether you dream of homesteading, working from home, or simply enjoying your own private acreage, this home is ready for your next chapter-just 45 minutes from Bloomington and 30 from DePauw.

5. 2026-05-12
   status Pending 833-char remark

   Show marketing remark (833 chars)

   Embrace country living with room to breathe. Nestled on 5+ wooded acres, this move-in-ready Clear Creek home offers modern farmhouse charm, a flexible studio/workshop, and a brand-new back deck for quiet mornings or sunset dinners. Inside, you'll love the open-concept layout with 9' ceilings, a center island kitchen, and spacious living room-perfect for hosting or relaxing. The nearly finished walk-out basement offers endless potential: home office, gym, guest suite, or creative space. Bonus perks include a detached garage with a two story studio space, large chicken coop, high-speed fiber internet, and whole-house generator hookup. Whether you dream of homesteading, working from home, or simply enjoying your own private acreage, this home is ready for your next chapter-just 45 minutes from Bloomington and 30 from DePauw.

6. 2026-04-02
   listed $365,000 Active 833-char remark

   Show marketing remark (829 chars)

   Embrace country living with room to breathe. This move-in-ready Clear Creek home offers modern farmhouse charm, a flexible studio/workshop, and a brand-new back deck for quiet mornings or sunset dinners. Inside, you’ll love the open-concept layout with 9’ ceilings, a center island kitchen, and spacious living room—perfect for hosting or relaxing. The nearly finished walk-out basement offers endless potential: home office, gym, guest suite, or creative space. Bonus perks include a detached garage with a two story studio space, large chicken coop, high-speed fiber internet, and whole-house generator hookup. Whether you dream of homesteading, working from home, or simply enjoying your own private acreage, this home is ready for your next chapter—just 45 minutes from Bloomington and 30 from DePauw.

7. 2026-04-02
   listed $365,000 Active 829-char remark

   Show marketing remark (829 chars)

   Embrace country living with room to breathe. This move-in-ready Clear Creek home offers modern farmhouse charm, a flexible studio/workshop, and a brand-new back deck for quiet mornings or sunset dinners. Inside, you’ll love the open-concept layout with 9’ ceilings, a center island kitchen, and spacious living room—perfect for hosting or relaxing. The nearly finished walk-out basement offers endless potential: home office, gym, guest suite, or creative space. Bonus perks include a detached garage with a two story studio space, large chicken coop, high-speed fiber internet, and whole-house generator hookup. Whether you dream of homesteading, working from home, or simply enjoying your own private acreage, this home is ready for your next chapter—just 45 minutes from Bloomington and 30 from DePauw.

8. 2025-12-31
   historical
9. 2025-09-12
   price $375,000
10. 2025-04-14
    price $399,900
11. 2025-03-05
    listed $415,000 Active
12. 2024-11-22
    historical
13. 2024-09-06
    listed $415,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $16,042
• − Mortgage interest: −$20,446
• − Property taxes: −$5,475
• − Insurance: −$1,825
• − Repairs & maintenance: −$1,283
• − Management: −$1,283
• − Depreciation: −$10,618
• Taxable loss: −$24,889
• Est. tax savings @ 24.0%: +$5,973
• After-tax cash flow: $-11,623/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: Cloverdale Community Schools
• NCES district ID: 1802220
• Math proficiency: 36% ▼ -16.00%
• Reading proficiency: 40% ▼ -14.00%
• Median HH income: $44,267
• Composite: 32.28/100
• National rank: #5753
• State rank: #167 of 301 in IN

Livability — Gosport

• Score: 71/100
• State rank: #133
• US rank: #6926

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,722

Population outlook (Owen County) Hauer SSP2

• Today (2025): 19,045 people
• By 2030: 17,930 · -5.9%
• By 2040: 15,507 · -18.6%
• By 2050: 13,253 · -30.4%
• By 2075: 9,364 · -50.8%
• By 2100: 6,686 · -64.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Italian 12% Iranian 2% Slovak 2%
• Foreign-born: 0%

Political lean MEDSL · Owen

• 2024 margin: Solid R (+50.7) · D 23.8% · R 74.5% · Other 1.6%
• 2008→2024 swing: -40.3pp toward R · 2008: -10.3pp · 2024: -50.7pp
• All cycles: 2024: R+50.7 2020: R+49.1 2016: R+49.4 2012: R+27.6 2008: R+10.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 24.01%
• Current HPI: 278.3717
• 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

-12.0% since first listed

13 events — show timeline

• 2026-05-14 Pending — MIBOR as Distributed by MLS Grid
• 2026-05-12 Contingent — IRMLS
• 2026-05-12 Relisted — MIBOR as Distributed by MLS Grid
• 2026-05-12 Pending — IRMLS
• 2026-05-12 Pending — MIBOR as Distributed by MLS Grid
• 2026-04-02 Listed $365,000 IRMLS
• 2026-04-02 Listed $365,000 MIBOR as Distributed by MLS Grid
• 2025-12-31 Listing Removed — MIBOR as Distributed by MLS Grid
• 2025-09-12 Price Changed $375,000 MIBOR as Distributed by MLS Grid
• 2025-04-14 Price Changed $399,900 MIBOR as Distributed by MLS Grid
• 2025-03-05 Listed $415,000 MIBOR as Distributed by MLS Grid
• 2024-11-22 Listing Removed — MIBOR as Distributed by MLS Grid
• 2024-09-06 Listed $415,000 MIBOR as Distributed by MLS Grid