Two-percent money doesn't hit the open market. This is under contract.
1001 W 1st St, Muncie, IN 47305 — a fully rented two-unit collecting $1,500/mo at below-market rents, on a $99,000 seller carryback at 2.00% with a $500/mo payment and $17,000 to step in. Executed July 17, 2026. Fully assignable. You step into the buyer's position.
The paper is the asset.
This listed at $100,000 cash. Your position is a seller-financed note no bank and no listing will give you — $99,000 carried at 2.00%. Every financing number below is written into the executed contract.
At today's 7.5% investor money, a $500 payment services about $71,500 of debt. Here it services $99,000. The below-market rate is the product.
Total interest across all 85 payments. A bank loan of $99,000 at 7.5% costs about that much in interest in its first 21 months.
Tenants amortize the note from $99,000 to $68,822 by month 85 — while the payment stays a flat $500.
| Financing | Down / entry | Rate | Monthly P&I | Qualifying | Timeline |
|---|---|---|---|---|---|
| Bank / DSCR loan on this duplex | ~$24,000 + costs | ~7.5% | ~$671 | Appraisal, DSCR, reserves, seasoning | 30–45 days, can fall through |
| This assignment | — | 2.00% | $500 | None — the financing is already signed | Close by ~Aug 31 |
Occupied on day one. Paying from day one.
Two tenants in place. Tenants pay their own gas and electric; owner pays water/sewer. Numbers below are the actuals from the listing and county record — adjust anything.
Monthly, as it sits
Run it your way
An 1895 Old West End two-unit, freshly turned.
New windows, doors, electric wiring, water heater, furnace, plumbing, sump pump and partial metal roof went in under the 2022 renovation; flooring, carpet, appliances and ductwork repairs are recent. County records the structure as a 3-family class — it runs today as two units.
Unit A — lower, 3 bd / 1.5 ba
Two levels. Large living room, 10×11 kitchen with abundant cabinets, dedicated laundry room. New electric range, refrigerator, flooring and carpet. Tenant pays gas + electric.
Occupied Below marketUnit B — upper, 1 bd / 1 ba
High ceilings, big windows, 9×7 kitchenette with refrigerator. Plumbing updates and new flooring within the last two years. Tenant pays electric.
Occupied Below market
Old West End — between downtown and Ball State.
Tree-lined historic district minutes from Downtown Muncie and Ball State University. Brick sidewalks, Victorian-era housing stock, and a steady rental base pulled by the university, the hospital system and downtown employers.
Verified against the county, the MLS and title.
We publish the source documents, not screenshots of them. Owner identity is redacted until you're under assignment — everything else is exactly as recorded.
Recent nearby sales (recorded)
| Address | Sold | Price | Bd/Ba | Dist. |
|---|---|---|---|---|
| 1008 W 1st St — across the street | Jan 2026 | $125,000 | 3/3 | 0.03 mi |
| 429 W Charles St | Mar 2026 | $180,900 | 5/5 | 0.37 mi |
| 411 W Adams St | Dec 2025 | $105,000 | 2/2 | 0.44 mi |
| 808–810 W First St (duplex) | Nov 2025 | $85,000 | 2/1 | 0.10 mi |
| 1609 S Gharkey St | Dec 2025 | $65,000 | 4/2 | 0.49 mi |
Recorded arm's-length sales from county transfer data. Pull your own comps — the parcel map above has the APN.
Pre-renovation era.
New windows, doors, wiring, water heater, furnace, plumbing, sump pump, partial metal roof. The 2022 listing marketed it as Section 8 approved — verify current voucher status with the seller.
County assessed value for 2026: $81,000 (up from $59,300).
Goldpine Ventures, LLC. 45-day escrow at Closed Title. This assignment is what's offered here.
Read the actual paper before you call.
Every document is the real one — rasterized with the seller's identity and signatures redacted. The unredacted set transfers with the assignment through escrow.
Purchase Contract & Escrow Instructions
The executed contract — price, carryback terms (§1.14), unrestricted assignment (§12.2), access rights for your walkthroughs (§6.2).
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County Property Record Card
Delaware County card: 530 three-family class, building sketch with dimensions, room/fixture counts, valuation history to 2026.
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Beacon Assessor Report
Full assessor report: land, improvements, transfer history, tax detail ($1,294/yr), special assessments, payment record.
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Photo Package
All ten listing photos — exterior, both kitchens, both baths, bedrooms — full resolution for your underwriting file.
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Why the bars? Seller of stays out of the file until you've executed the assignment — the same discipline we'd want protecting our seller if you were wholesaling to us. Identity, signatures and contact routes are escrow-verified at Closed Title, not self-reported.
From this page to keys, four moves.
Call and verify
Speak with Ben, walk the numbers, send proof of funds for the entry. First verified funds holds the deal — there is one assignment.
Sign the assignment
Assignment agreement names your entity as buyer under §12.2. Non-refundable assignment deposit locks it; you receive the unredacted executed contract same day.
Inspect and confirm title
Contract §6.2 grants access for your walkthroughs. Closed Title (Adrienne Prince) runs escrow, title search, and prepares the note and mortgage.
Close by ~Aug 31
You bring the remaining entry, sign the $99,000 note at 2%, and take the property with both tenants and deposits transferring. First $500 payment ~30 days later.
What investors ask us first.
Am I buying the property or the contract?
Why is the price above the $100,000 list?
What happens at the balloon?
Can I inspect before I'm committed?
Who's the seller, and why the redactions?
Is the third unit real?
Occupied. Financed at 2%. Signed. Your move.
Call or email with your entity name and proof of funds for the entry. We answer fast, and we'll walk every document on this page with you line by line.