330 E Main St · Camden, IN 46917

$69,000

3 bd · 1.5 ba · 2,228 sqft · SingleFamily public records · 216 Days on market

Built 1900 0.25 ac lot $31/sqft · 65% below area ↓ 27% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Attention investors, this 4-bedroom, 2-bathroom residence is available for purchase. The roof on the main house is approximately 10 years old. All windows have been updated and professionally installed. The living and dining rooms feature new flooring. The downstairs bathroom has been updated. A beautiful curved open staircase is a notable feature. However, please note that the back porch roof has a leak, resulting in damage to the kitchen ceiling. Additionally, the boiler is inoperable, but the property has been winterized.

Key facts

• Updated windows
• New flooring
• Updated bathroom

Tags

• CURVED OPEN STAIRCASE
• UPDATED WINDOWS
• NEW FLOORING
• UPDATED BATHROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $509 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#502 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Delphi Community School Corporation (town): math 36% / reading 41% proficiency, ranked #160 of 301 in IN (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 2 active listings in the ZIP; 32 units permitted in Carroll County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($477 loan paydown + $7k appreciation (10.0% local appreciation)).
• Carroll County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 216 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $60,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 216 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.79% ✓
• Cap rate: 15.15%
• Cash-on-cash: 31.65%
• DSCR: 2.41
• GRM: 4.6

CMA / ARV

• ARV (median comp): $194,502
• List price: $69,000
• Delta: -64.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
350 N Lee St	0.23mi	4/1.0 (+1)	2,148 (-4%)	6mo	$243,000	$113	72
375 W SR 218	0.26mi	4/1.0 (+1)	2,153 (-3%)	7mo	$195,000	$91	70
235 E Main St	0.07mi	4/2.0 (+1)	2,480 (+11%)	7mo	$270,000	$109	65
375 W Washington St	0.39mi	3/2.0	2,151 (-4%)	17mo	$257,500	$120	60
289 N Church St	0.33mi	4/2.0 (+1)	2,116 (-5%)	16mo	$227,500	$108	56

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: 48.4%
• Equity multiple: 4.63×
• Total profit: $70,042
• Equity at exit: $62,161

10-year hold

• IRR: 42.2%
• Equity multiple: 10.36×
• Total profit: $180,771
• Equity at exit: $134,052

Cash invested: $19,320 (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 46917

• Home prices YoY: 12.5%
• Active inventory: 2
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,237 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$77 /mo · $928/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $509

Break-even live

Break-even rent $592

Max offer price $69,000

Occupancy floor 54%

Sensitivity live

Price	-10% $549	-5% $529	+0% $509	+5% $490	+10% $470
Rent	-10% $412	-5% $461	+0% $509	+5% $558	+10% $607
Rate	-1.0pp $544	-0.5pp $527	base $509	+0.5pp $492	+1.0pp $473

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $69,000 Active 216 DOM
2. 2026-06-18
   days on market $69,000 Active 215 DOM
3. 2026-06-17
   days on market $69,000 Active 214 DOM
4. 2026-06-16
   days on market $69,000 Active 213 DOM
5. 2026-06-15
   days on market $69,000 Active 212 DOM
6. 2026-06-14
   days on market $69,000 Active 210 DOM
7. 2026-06-13
   days on market $69,000 Active 209 DOM
8. 2026-06-10
   days on market $69,000 Active 207 DOM
9. 2026-06-09
   days on market $69,000 Active 206 DOM
10. 2026-06-08
    days on market $69,000 Active 205 DOM
11. 2026-06-07
    days on market $69,000 Active 204 DOM
12. 2026-06-05
    pricedays on market $69,000 Active 201 DOM
13. 2026-05-30
    days on market $73,000 Active 199 DOM
14. 2026-05-06
    price $73,000 530-char remark

    Show marketing remark (530 chars)

    Attention investors, this 4-bedroom, 2-bathroom residence is available for purchase. The roof on the main house is approximately 10 years old. All windows have been updated and professionally installed. The living and dining rooms feature new flooring. The downstairs bathroom has been updated. A beautiful curved open staircase is a notable feature. However, please note that the back porch roof has a leak, resulting in damage to the kitchen ceiling. Additionally, the boiler is inoperable, but the property has been winterized.

15. 2026-03-19
    price $79,000 530-char remark

    Show marketing remark (530 chars)

    Attention investors, this 4-bedroom, 2-bathroom residence is available for purchase. The roof on the main house is approximately 10 years old. All windows have been updated and professionally installed. The living and dining rooms feature new flooring. The downstairs bathroom has been updated. A beautiful curved open staircase is a notable feature. However, please note that the back porch roof has a leak, resulting in damage to the kitchen ceiling. Additionally, the boiler is inoperable, but the property has been winterized.

16. 2026-01-19
    price $84,000 530-char remark

    Show marketing remark (530 chars)

    Attention investors, this 4-bedroom, 2-bathroom residence is available for purchase. The roof on the main house is approximately 10 years old. All windows have been updated and professionally installed. The living and dining rooms feature new flooring. The downstairs bathroom has been updated. A beautiful curved open staircase is a notable feature. However, please note that the back porch roof has a leak, resulting in damage to the kitchen ceiling. Additionally, the boiler is inoperable, but the property has been winterized.

17. 2025-11-12
    listed $99,500 Active 530-char remark

    Show marketing remark (530 chars)

    Attention investors, this 4-bedroom, 2-bathroom residence is available for purchase. The roof on the main house is approximately 10 years old. All windows have been updated and professionally installed. The living and dining rooms feature new flooring. The downstairs bathroom has been updated. A beautiful curved open staircase is a notable feature. However, please note that the back porch roof has a leak, resulting in damage to the kitchen ceiling. Additionally, the boiler is inoperable, but the property has been winterized.

ⓘ 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: $928 · $77/mo
• Projected year-2 tax: $928 · $77/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,847
• − Mortgage interest: −$3,865
• − Property taxes: −$928
• − Insurance: −$345
• − Repairs & maintenance: −$1,188
• − Management: −$1,188
• − Depreciation: −$2,007
• Taxable income: $5,326
• Est. tax owed @ 24.0%: −$1,278
• After-tax cash flow: $4,836/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: Delphi Community School Corporation
• NCES district ID: 1802700
• Math proficiency: 36% ▼ -11.00%
• Reading proficiency: 41% ▼ -8.00%
• Median HH income: $47,044
• Composite: 32.95/100
• National rank: #5589
• State rank: #160 of 301 in IN

Livability — Camden

• Score: 61/100
• State rank: #502
• US rank: #17846

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Camden, IN
• Population (ZIP): 1,992

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 19,409 people
• By 2030: 18,970 · -2.3%
• By 2040: 17,934 · -7.6%
• By 2050: 16,753 · -13.7%
• By 2075: 14,084 · -27.4%
• By 2100: 11,350 · -41.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 6% Two or more races 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Russian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1% Arabic 1%

Political lean MEDSL · Carroll

• 2024 margin: Solid R (+52.1) · D 23.1% · R 75.2% · Other 1.7%
• 2008→2024 swing: -39.3pp toward R · 2008: -12.8pp · 2024: -52.1pp
• All cycles: 2024: R+52.1 2020: R+51.2 2016: R+50.9 2012: R+30.3 2008: R+12.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 30.68%
• Current HPI: 276.6746
• 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

-26.6% since first listed

4 events — show timeline

• 2026-05-06 Price Changed $73,000 IRMLS
• 2026-03-19 Price Changed $79,000 IRMLS
• 2026-01-19 Price Changed $84,000 IRMLS
• 2025-11-12 Listed $99,500 IRMLS

Property tax history

+2.0%/yr

Latest (2024): $928 · -1.8% YoY. Source: county tax records.