800 N Gentry St · Frankfort, IN 46041

$99,900

3 bd · 1.0 ba · 1,339 sqft · SingleFamily public records · 37 Days on market

Built 1939 2,178 sqft lot $75/sqft · 37% below area Est $158k · 37% under ↓ 9% 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 +26.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +6.1/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity for investors or buyers looking to build equity. Home is in need of updates and repairs and is being sold as-is. Strong potential with a convenient Frankfort location.

Key facts

• 2,178 sq ft lot
• Built 1939
• Listed 37 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence, site-built; 2 stories
• Construction: Wood siding exterior
• Exterior features: Lot dimensions approximately 33 x 66

Interior

• Bedrooms: Bedrooms located on main level
• Bathrooms: 2 full bathrooms, both on the main level
• Heating & cooling: Central air conditioning; Natural gas forced air heating
• Interior features: 6 total rooms; Crawl space, full unfinished basement
• Laundry & utility: Main level laundry with electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $254 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 3.9% in Frankfort — 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 73/100 on livability (#107 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Community Schools Of Frankfort (rural): math 27% / reading 30% proficiency, ranked #251 of 301 in IN (top 83%) — 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.
• Zoned schools: Frankfort Middle School (math 19% / reading 27%, grade F, #263 of 330 statewide, top 80%, 706 students, 83% FRL); Frankfort High School (math 8% / reading 42%, grade F, #323 of 369 statewide, top 88%, 895 students, 75% FRL).
• Market conditions: 129 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 59 units permitted in Clinton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Clinton County population projected at -15% 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 $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.11% ✓
• Cap rate: 9.34%
• Cash-on-cash: 10.89%
• DSCR: 1.48
• GRM: 7.5

CMA / ARV

• ARV (median comp): $157,973
• List price: $99,900
• Delta: -36.76%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
557 W Green St	0.18mi	3/1.0	1,300 (-3%)	5mo	$180,000	$138	82
652 Rossville Ave	0.30mi	4/2.5 (+1)	1,340 (+0%)	2mo	$237,000	$177	74
1159 W Mcclurg St	0.53mi	3/1.0	1,350 (+1%)	4mo	$134,900	$100	70
951 W Barner St	0.38mi	2/1.0 (-1)	1,296 (-3%)	2mo	$165,000	$127	70
461 W Morrison St	0.30mi	3/2.0	1,436 (+7%)	1mo	$200,000	$139	70
552 Delphi Ave	0.17mi	2/1.0 (-1)	1,184 (-12%)	2mo	$67,000	$57	66
458 W Morrison St	0.27mi	3/2.0	1,232 (-8%)	8mo	$189,000	$153	63
756 Delphi Ave	0.31mi	2/1.0 (-1)	1,462 (+9%)	6mo	$110,000	$75	61
1159 Myrtle Ave	0.56mi	3/1.0	1,176 (-12%)	0mo	$247,500	$210	53
1300 Myrtle Ave	0.62mi	3/1.0	1,172 (-12%)	1mo	$220,000	$188	49
1257 W Morrison St	0.64mi	2/1.0 (-1)	1,194 (-11%)	8mo	$162,000	$136	40
1258 Magnolia Ave	0.68mi	4/2.5 (+1)	1,446 (+8%)	7mo	$245,000	$169	38

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

Projected returns pro-forma

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

5-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-49
• Equity at exit: $14,895

10-year hold

• IRR: 9.6%
• Equity multiple: 1.74×
• Total profit: $20,674
• Equity at exit: $8,638

Cash invested: $27,972 (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 46041

• Home prices YoY: -17.8%
• Active inventory: 129
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,113 high
• Mortgage (P&I): −$524
• Tax from tax record: −$60 /mo · $717/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $254

Break-even live

Break-even rent $791

Max offer price $99,900

Occupancy floor 72%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 W Palmer St Frankfort, IN	2.0	1.0	950	$1,049	$1.10	43d	1	0.15mi
201 W Palmer St Frankfort, IN	2.0	1.0	950	$1,049	$1.10	12d	1	0.15mi
1052 John St Frankfort, IN	3.0	1.0	900	$1,395	$1.55	13d	1	0.19mi
350 N Main St Unit 3C Frankfort, IN	2.0	2.0	970	$1,200	$1.24	4d	1	0.30mi
1152 N Jackson St Unit 2 Frankfort, IN	2.0	1.0	950	$1,049	$1.10	14d	1	0.32mi
1152 N Jackson St Frankfort, IN	2.0	1.0	950	$1,049	$1.10	12d	1	0.32mi
402 E Green St Frankfort, IN	3.0	1.0	1100	$1,000	$0.91	43d	1	0.36mi
1053 S Jackson St Frankfort, IN	1.0–2.0	1.0	850	$995	$1.17	12d	2	1.06mi

Listing history 16 events

1. 2026-06-18
   days on market $99,900 Active 37 DOM
2. 2026-06-17
   days on market $99,900 Active 36 DOM
3. 2026-06-16
   days on market $99,900 Active 35 DOM
4. 2026-06-15
   days on market $99,900 Active 34 DOM
5. 2026-06-13
   days on market $99,900 Active 32 DOM
6. 2026-06-12
   pricedays on market $99,900 Active 31 DOM
7. 2026-06-09
   days on market $110,000 Active 28 DOM
8. 2026-06-08
   days on market $110,000 Active 27 DOM
9. 2026-06-07
   days on market $110,000 Active 26 DOM
10. 2026-06-07
    days on market $110,000 Active 25 DOM
11. 2026-06-04
    days on market $110,000 Active 22 DOM
12. 2026-06-02
    days on market $110,000 Active 21 DOM
13. 2026-06-01
    days on market $110,000 Active 20 DOM
14. 2026-05-31
    days on market $110,000 Active 19 DOM
15. 2026-05-31
    days on market $110,000 Active 18 DOM
16. 2026-05-12
    listed $110,000 Active 185-char remark

ⓘ 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: $717 · $60/mo
• Projected year-2 tax: $783 · $65/mo
• Expected delta: +$66/yr (+$6/mo · 9.2%)

ⓘ 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 ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,352
• − Mortgage interest: −$5,596
• − Property taxes: −$717
• − Insurance: −$500
• − Repairs & maintenance: −$1,068
• − Management: −$1,068
• − Depreciation: −$2,906
• Taxable income: $1,497
• Est. tax owed @ 24.0%: −$359
• After-tax cash flow: $2,686/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: Community Schools Of Frankfort
• NCES district ID: 1803660
• Math proficiency: 27% ▼ -3.00%
• Reading proficiency: 30% ▼ -6.00%
• Median HH income: $42,144
• Composite: 24.2/100
• National rank: #7728
• State rank: #251 of 301 in IN

Livability — Frankfort

• Score: 73/100
• State rank: #107
• US rank: #5623

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

• Census place: Frankfort, IN
• Population (ZIP): 23,359

Population outlook (Clinton County) Hauer SSP2

• Today (2025): 31,197 people
• By 2030: 30,257 · -3.0%
• By 2040: 28,383 · -9.0%
• By 2050: 26,644 · -14.6%
• By 2075: 23,858 · -23.5%
• By 2100: 22,236 · -28.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 24% Two or more races 11%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Iranian 1% Italian 1% Slovak 1%
• Foreign-born: 11% · Canada, Philippines
• Languages at home: 86% English-only · Spanish 14%

Political lean MEDSL · Clinton

• 2024 margin: Solid R (+48.0) · D 25.2% · R 73.2% · Other 1.6%
• 2008→2024 swing: -35.0pp toward R · 2008: -13.0pp · 2024: -48.0pp
• All cycles: 2024: R+48.0 2020: R+46.1 2016: R+48.0 2012: R+30.7 2008: R+13.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -57.02%
• Current HPI: 263.2258
• 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

-9.2% since first listed

2 events — show timeline

• 2026-06-12 Price Changed $99,900 IRMLS
• 2026-05-12 Listed $110,000 IRMLS

Property tax history

+6.9%/yr

Latest (2024): $717 · +17.2% YoY. Source: county tax records.