Under contract 07/17/26
Section 8 duplex. Fully rented. $500/mo at 2% seller financing.
Muncie, Indiana · Old West End — both units occupied and paying $1,500/mo. The seller carries $99,000 at 2.00% on paper that's already signed. You take the buyer's seat.
$115,000
Price, all-in
~$22,500
Total cash to close
$500/mo
Payment @ 2.00%
$1,500/mo
Rents in place
The month, as it sits today
Rent — 3 bd / 1.5 ba (Section 8)$900
Rent — 1 bd / 1 ba$600
Seller-finance payment− $500
Taxes + insurance + water/sewer− $293
Cash flow before reserves+$707 /mo
≈ 38% cash-on-cash on ~$22,500 in, before reserves. Rents are below market ($700/$450 in 2022 → $900/$600 today, room above). A bank makes you pay ~$671/mo for $96k at 7.5% — this is $500/mo for $99k at 2%.
Freshly turned, tenants in place
Full photo package, floor plan, and county file included in the deal file.
Terms as executed
Schedule A · 07/17/2026Executed
Seller carryback$99,000 @ 2.00%
Payment$500 × 84 mo
Balloon (month 85)$68,822
PrepaymentAnytime · no penalty
AssignmentUnrestricted (§12.2)
Close~Aug 31 · Closed Title
The full file, on the next screen
Serious buyers get everything we have — instantly:
- Property address + showing access
- Executed purchase contract (redacted PDF)
- County record card, assessor report, floor plan
- Recorded comps, full photo set, complete underwriting