306 E Pike St · Vevay, IN 47043

$95,000

4 bd · 1.0 ba · 1,792 sqft · SingleFamily public records · 361 Days on market

Built 1860 7,000 sqft lot $53/sqft · 47% below area Est $180k · 47% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Investors Special - This is a 3-4 bedroom, 1 bath fixer upper in Vevay, Indiana. Nice level, fenced back yard with alley access. Hardwood floors and two fireplaces (currently inoperable).

Key facts

• Alley access
• Fenced back yard
• Hardwood floors

Tags

• FENCED BACK YARD
• ALLEY ACCESS
• HARDWOOD FLOORS
• TWO FIREPLACES

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $530 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#555 in IN) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D, amenities F, commute F.
• Switzerland County School Corporation (rural): math 25% / reading 31% proficiency, ranked #254 of 301 in IN (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 35 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 80 units permitted in Switzerland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($657 loan paydown + $8k appreciation (8.2% local appreciation)).
• Switzerland County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.2% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 361 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $20k; list at $95k implies a 375% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1860 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 361 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 1860 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
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: 1.58% ✓
• Cap rate: 13.83%
• Cash-on-cash: 26.90%
• DSCR: 2.20
• GRM: 5.3

CMA / ARV

• ARV (median comp): $180,500
• List price: $95,000
• Delta: -47.37%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
313 E Pike St	0.04mi	4/1.0	1,554 (-13%)	21mo	$115,000	$74	59
108 E Jackson St	0.23mi	4/2.0	1,624 (-9%)	21mo	$155,000	$95	52

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

Projected returns pro-forma

8.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.2%
• Equity multiple: 3.77×
• Total profit: $73,802
• Equity at exit: $73,124

10-year hold

• IRR: 34.9%
• Equity multiple: 8.11×
• Total profit: $189,136
• Equity at exit: $146,067

Cash invested: $26,600 (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 47043

• Home prices YoY: 4.0%
• Active inventory: 35
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$51 /mo · $610/yr
• Insurance: −$40
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $530

Break-even live

Break-even rent $829

Max offer price $95,000

Occupancy floor 60%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
516 Pearl St Apt 2 Vevay, IN	3.0	2.0	1500	$1,500	$1.00	43d	1	0.22mi

Listing history 17 events

1. 2026-06-18
   days on market $95,000 Active 361 DOM
2. 2026-06-17
   days on market $95,000 Active 360 DOM
3. 2026-06-16
   days on market $95,000 Active 359 DOM
4. 2026-06-15
   days on market $95,000 Active 358 DOM
5. 2026-06-13
   days on market $95,000 Active 356 DOM
6. 2026-06-12
   days on market $95,000 Active 355 DOM
7. 2026-06-09
   days on market $95,000 Active 352 DOM
8. 2026-06-08
   days on market $95,000 Active 351 DOM
9. 2026-06-07
   days on market $95,000 Active 350 DOM
10. 2026-06-07
    days on market $95,000 Active 349 DOM
11. 2026-06-04
    days on market $95,000 Active 346 DOM
12. 2026-06-02
    days on market $95,000 Active 345 DOM
13. 2026-06-01
    days on market $95,000 Active 344 DOM
14. 2026-05-31
    days on market $95,000 Active 343 DOM
15. 2026-05-31
    days on market $95,000 Active 342 DOM
16. 2025-06-19
    listed $95,000 Active 187-char remark

    Show marketing remark (187 chars)

    Investors Special - This is a 3-4 bedroom, 1 bath fixer upper in Vevay, Indiana. Nice level, fenced back yard with alley access. Hardwood floors and two fireplaces (currently inoperable).

17. 2024-06-17
    soldstatus $20,000

ⓘ 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: $610 · $51/mo
• Projected year-2 tax: $709 · $59/mo
• Expected delta: +$99/yr (+$8/mo · 16.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 20 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: $18,000
• − Mortgage interest: −$5,321
• − Property taxes: −$610
• − Insurance: −$1,272
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$2,764
• Taxable income: $5,152
• Est. tax owed @ 24.0%: −$1,237
• After-tax cash flow: $5,123/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: Switzerland County School Corporation
• NCES district ID: 1811220
• Math proficiency: 25% ▼ -10.00%
• Reading proficiency: 31% ▼ -9.00%
• Median HH income: $44,127
• Composite: 23.96/100
• National rank: #7780
• State rank: #254 of 301 in IN

Livability — Vevay

• Score: 59/100
• State rank: #555
• US rank: #19928

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vevay, IN
• Population (ZIP): 4,851

Population outlook (Switzerland County) Hauer SSP2

• Today (2025): 10,189 people
• By 2030: 9,909 · -2.7%
• By 2040: 9,347 · -8.3%
• By 2050: 8,721 · -14.4%
• By 2075: 7,542 · -26.0%
• By 2100: 6,601 · -35.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2%
• Common ancestry: Slovak 3% Italian 2% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · German/W. Germanic 4% Spanish 0%

Political lean MEDSL · Switzerland

• 2024 margin: Solid R (+57.5) · D 20.5% · R 78.0% · Other 1.5%
• 2008→2024 swing: -49.2pp toward R · 2008: -8.3pp · 2024: -57.5pp
• All cycles: 2024: R+57.5 2020: R+52.2 2016: R+44.7 2012: R+12.8 2008: R+8.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.15%
• Current HPI: 212.0481
• 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

+375.0% since first listed

2 events — show timeline

• 2025-06-19 Listed $95,000 SEIBR
• 2024-06-17 Sold (Public Records) $20,000 Public Records

Property tax history

-0.7%/yr

Latest (2024): $610 · -0.2% YoY. Source: county tax records.