711 Lillian Way · Utica, IN 47130

$609,000

4 bd · 3.0 ba · 2,918 sqft · Land · 3 Days on market

Built 2026 Good condition 0.27 ac lot 2-car garage $209/sqft · 9% below area Est $672k · 9% under $33/mo HOA · 1% of rent ↓ 5% since listing

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Why this score? — see what drove the F 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).

• ARV discount +11.7/15.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.6/5.0
• Cash flow +1.1/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

The ARHAUS floor plan is making its debut with some elevated high end features. The timeless BRICK and STONE exterior is the perfect blend of LUXE and LONGEVITY. Step inside this 4 bed, 3 bath ENGLISH COTTAGE MASTERPIECE, and be captivated by the 15ft VAULTED CEILINGS, oversized windows, arched doorways and an OPEN FLOOR PLAN that defines luxury living. The CHEF'S KITCHEN boasts a large Custom Pantry, Cabinets with Bespoke Lighting and ceiling detail, QUARTZ WATERFALL countertops, a farmhouse sink, stainless appliances, and an OVERSIZED ISLAND.

Key facts

• Open floor plan
• Custom pantry
• Chef's kitchen

Tags

• BRICK AND STONE EXTERIOR
• 15FT VAULTED CEILINGS
• OPEN FLOOR PLAN
• CHEF'S KITCHEN
• CUSTOM PANTRY
• QUARTZ WATERFALL COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath land listed at $609k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-2k ($-30k/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (59.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (63.4% below list).
• Recommended offer: $223k (63.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#436 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Greater Clark County Schools (suburban): math 26% / reading 37% proficiency, ranked #224 of 301 in IN (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Utica Elementary School (math 60% / reading 56%, grade C+, #160 of 994 statewide, top 17%, 525 students, 30% FRL); Parkview Middle School (math 22% / reading 34%, grade F, #226 of 330 statewide, top 69%, 713 students, 63% FRL); Jeffersonville High School (math 17% / reading 52%, grade F, #270 of 369 statewide, top 77%, 2,130 students, 58% FRL) — zoned schools at 50% FRL track the district average.
• Market conditions: Rents flat; 785 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 911 units permitted in Clark County in 2024 (133 in 5+ unit buildings).
• This rent runs 38% of the median local income ($70k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $18k of value loss. Plan a longer hold.
• Clark County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $222,731 (63.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.37% ✗
• Cap rate: 1.40%
• Cash-on-cash: -17.47%
• DSCR: 0.22
• GRM: 22.8

CMA / ARV

• ARV (median comp): $671,845
• List price: $609,000
• Delta: -9.35%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
707 Lillian Way	0.02mi	4/3.0	2,918 (0%)	0mo	$604,000	$207	99
710 Lillian Way	0.08mi	4/3.0	2,918 (0%)	3mo	$719,165	$246	94
728 Lillian Way	0.08mi	4/3.0	3,058 (+5%)	1mo	$630,000	$206	87
799 Dani Ann Way	0.10mi	4/3.5	3,093 (+6%)	1mo	$605,000	$196	82
4808 Upper River Rd	0.45mi	3/3.5 (-1)	2,910 (-0%)	0mo	$825,000	$284	72
119 Stable Way	0.18mi	4/3.0	3,279 (+12%)	1mo	$700,500	$214	70
201 S 3rd St	0.29mi	4/3.5	2,600 (-11%)	3mo	$357,500	$138	64
622 Brendle Way	0.17mi	4/2.5	2,376 (-19%)	2mo	$309,990	$130	64
627 Brendle Way	0.18mi	4/2.5	2,376 (-19%)	2mo	$314,990	$133	63
2932 Chestnut Eagle Rdg	1.49mi	4/3.0	2,630 (-10%)	2mo	$454,900	$173	47
8038 Lakeside Quarry Dr	1.01mi	4/3.0	3,265 (+12%)	1mo	$695,000	$213	44
1020 Ridgeview Dr	0.97mi	5/3.5 (+1)	3,450 (+18%)	3mo	$774,500	$224	30

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 · 0.58% rent growth · sell at horizon

5-year hold

• IRR: -53.5%
• Equity multiple: -0.54×
• Total profit: $-262,011
• Equity at exit: $90,804

10-year hold

• IRR: —
• Equity multiple: -1.65×
• Total profit: $-452,197
• Equity at exit: $52,655

Cash invested: $170,520 (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 47130

• Rents YoY: 0.6%
• Active inventory: 785
• Price-to-rent: 22.8×

Monthly cashflow live

• Estimated rent: $2,227 medium
• Mortgage (P&I): −$3,194
• Tax est. 1.5%: −$761 /mo · $9,135/yr
• Insurance: −$254
• HOA: −$33
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $-2,482

Break-even live

Break-even rent $5,369

Max offer price $249,838

Occupancy floor —

Sensitivity live

Price	-10% $-2,061	-5% $-2,272	+0% $-2,482	+5% $-2,693	+10% $-2,903
Rent	-10% $-2,658	-5% $-2,570	+0% $-2,482	+5% $-2,394	+10% $-2,306
Rate	-1.0pp $-2,175	-0.5pp $-2,327	base $-2,482	+0.5pp $-2,640	+1.0pp $-2,800

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: $152,250
• Closing costs: $18,270
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 S Front St Unit 1354354P Jeffersonville, IN	5.0	3.0	2949	$6,004	$2.04	0d	1	0.40mi

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $400

Exterior

• Parking: Attached 2-car garage with garage door opener
• Utilities: Public water (connected)
• Home design: One-story homeNew constructionModel: Arhaus (builder: Millenium)
• Construction: Stone and frame constructionShingle roofPoured foundationBelow-grade finished areaAbove-grade finished area
• Exterior features: Covered patio and deckPatioLandscaped yardDead-end lotPaved road accessGarage structures

Interior

• Kitchen: Walk-in pantryKitchen islandDishwasherDisposalMicrowaveOvenRange
• Bedrooms: Bedroom with vaulted ceiling (first level)Bedroom with tray ceiling (first level)Primary suite with tray/hip vault and walk-in closet (first level)
• Flooring: Tile in laundry and bathroomsCarpet in bedrooms
• Bathrooms: Three full bathroomsBathroom with free-standing tub and walk-in shower (first level)Full bath with tile flooring (first level)
• Heating & cooling: Central air conditioningForced air heating
• Interior features: Ceiling fansEat-in kitchenGarden tub / Roman tubKitchen islandPrimary bedroom with bathMain level primary bedroomMud roomOpen floorplanPantrySplit bedroom layoutCable TV availableUtility roomVaulted ceilingsWalk-in closets
• Laundry & utility: Main level laundry room

HOA detail $33/mo · $396/yr

• Likely covers: water

Listing history 48 events

1. 2026-09-25
   days on market $609,000 Active 3 DOM
2. 2026-09-24
   days on market $609,000 Active 2 DOM
3. 2026-09-22
   pricedays on marketlisting id $609,000 Active 1 DOM
4. 2026-07-26
   days on market $619,000 Active 73 DOM
5. 2026-07-24
   days on market $619,000 Active 71 DOM
6. 2026-07-23
   days on market $619,000 Active 70 DOM
7. 2026-07-22
   days on market $619,000 Active 69 DOM
8. 2026-07-21
   days on market $619,000 Active 68 DOM
9. 2026-07-20
   pricedays on market $619,000 Active 67 DOM
10. 2026-07-18
    days on market $639,000 Active 65 DOM
11. 2026-07-18
    days on market $639,000 Active 64 DOM
12. 2026-07-16
    days on market $639,000 Active 63 DOM
13. 2026-07-15
    days on market $639,000 Active 62 DOM
14. 2026-07-14
    days on market $639,000 Active 61 DOM
15. 2026-07-13
    days on market $639,000 Active 60 DOM
16. 2026-07-13
    days on market $639,000 Active 59 DOM
17. 2026-07-11
    days on market $639,000 Active 58 DOM
18. 2026-07-10
    days on market $639,000 Active 57 DOM
19. 2026-07-09
    days on market $639,000 Active 56 DOM
20. 2026-07-07
    days on market $639,000 Active 54 DOM
21. 2026-07-06
    days on market $639,000 Active 53 DOM
22. 2026-07-05
    days on market $639,000 Active 52 DOM
23. 2026-07-03
    days on market $639,000 Active 50 DOM
24. 2026-07-02
    days on market $639,000 Active 49 DOM
25. 2026-07-01
    days on market $639,000 Active 48 DOM
26. 2026-06-30
    days on market $639,000 Active 47 DOM
27. 2026-06-29
    days on market $639,000 Active 46 DOM
28. 2026-06-28
    days on market $639,000 Active 45 DOM
29. 2026-06-27
    days on market $639,000 Active 44 DOM
30. 2026-06-27
    days on market $639,000 Active 43 DOM
31. 2026-06-25
    days on market $639,000 Active 41 DOM
32. 2026-06-22
    days on market $639,000 Active 39 DOM
33. 2026-06-21
    days on market $639,000 Active 38 DOM
34. 2026-06-18
    days on market $639,000 Active 35 DOM
35. 2026-06-17
    days on market $639,000 Active 34 DOM
36. 2026-06-16
    days on market $639,000 Active 33 DOM
37. 2026-06-15
    pricedays on market $639,000 Active 32 DOM
38. 2026-06-13
    days on market $649,000 Active 30 DOM
39. 2026-06-13
    days on market $649,000 Active 29 DOM
40. 2026-06-10
    days on market $649,000 Active 27 DOM
41. 2026-06-09
    days on market $649,000 Active 26 DOM
42. 2026-06-08
    days on market $649,000 Active 25 DOM
43. 2026-06-07
    days on market $649,000 Active 24 DOM
44. 2026-06-03
    days on market $649,000 Active 20 DOM
45. 2026-06-02
    days on market $649,000 Active 19 DOM
46. 2026-06-01
    days on market $649,000 Active 18 DOM
47. 2026-05-31
    days on market $649,000 Active 17 DOM
48. 2026-05-14
    listed $649,000 Active 1056-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $26,728
• − Mortgage interest: −$34,113
• − Property taxes: −$9,135
• − Insurance: −$3,045
• − Repairs & maintenance: −$2,138
• − Management: −$2,138
• − HOA: −$396
• − Depreciation: −$17,716
• Taxable loss: −$41,955
• Est. tax savings @ 24.0%: +$10,069
• After-tax cash flow: $-19,716/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This home is in excellent condition with a good condition score of 80. It has a good exterior, interior, and landscaping. The kitchen and bathrooms are well-equipped and the home is move-in ready. The home has a good resale and rental value with minor updates that can further increase its value.

Value-add opportunities

• Resale Paint interior walls — Fresh paint can enhance the home's appeal ↑
• Resale Replace countertops — Quartz countertops are durable and attractive ↑
• Resale Install new flooring — Hardwood floors are durable and add value ↑
• Resale Upgrade lighting fixtures — Modern lighting can enhance the home's ambiance ↑
• Both Landscaping improvements — Well-maintained landscaping can increase curb appeal and property value ↑

F Composite school gradezoned avg 40/100

Zoned Schools

Elementary Utica Elementary School C+ IN #160/994 Nat'l #8,292/41,679 Middle Parkview Middle School F IN #226/330 Nat'l #9,545/14,009 High Jeffersonville High School F IN #270/369 Nat'l #9,639/17,239

Schools (NCES district)

• District: Greater Clark County Schools
• NCES district ID: 1803940
• Math proficiency: 26% ▼ -15.00%
• Reading proficiency: 37% ▼ -13.00%
• Median HH income: $47,838
• Composite: 27.2/100
• National rank: #7020
• State rank: #224 of 301 in IN

C Composite livability gradescore 63/100

Livability — Utica

• Score: 63/100
• State rank: #436
• US rank: #15685

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Utica, IN
• County: Clark County · 126,401 people
• Metro: Louisville/Jefferson County, KY-IN
• Population (ZIP): 50,514
• Household income: $70,290
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 15% of renters

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Population outlook (Clark County) Hauer SSP2

• Today (2025): 126,401 people
• By 2030: 131,455 · +4.0%
• By 2040: 140,471 · +11.1%
• By 2050: 147,677 · +16.8%
• By 2075: 161,702 · +27.9%
• By 2100: 164,078 · +29.8%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 12% Two or more races 8% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Slovak 3% Lithuanian 2% Romanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1%

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Political lean MEDSL · Clark

• 2024 margin: Strong R (+20.4) · D 38.9% · R 59.3% · Other 1.8%
• 2008→2024 swing: -13.3pp toward R · 2008: -7.1pp · 2024: -20.4pp
• All cycles: 2024: R+20.4 2020: R+18.3 2016: R+22.0 2012: R+9.9 2008: R+7.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -149.13%
• Current HPI: 218.1985
• Rent YoY: ▲ 0.58%
• Metro: Louisville/Jefferson County, KY-IN
• State GDP YoY: ▲ 2.90%
• F500 in state: 18

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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

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $400

Exterior

• Parking: Attached 2-car garage with garage door opener
• Utilities: Public water (connected)
• Home design: One-story homeNew constructionModel: Arhaus (builder: Millenium)
• Construction: Stone and frame constructionShingle roofPoured foundationBelow-grade finished areaAbove-grade finished area
• Exterior features: Covered patio and deckPatioLandscaped yardDead-end lotPaved road accessGarage structures

Interior

• Kitchen: Walk-in pantryKitchen islandDishwasherDisposalMicrowaveOvenRange
• Bedrooms: Bedroom with vaulted ceiling (first level)Bedroom with tray ceiling (first level)Primary suite with tray/hip vault and walk-in closet (first level)
• Flooring: Tile in laundry and bathroomsCarpet in bedrooms
• Bathrooms: Three full bathroomsBathroom with free-standing tub and walk-in shower (first level)Full bath with tile flooring (first level)
• Heating & cooling: Central air conditioningForced air heating
• Interior features: Ceiling fansEat-in kitchenGarden tub / Roman tubKitchen islandPrimary bedroom with bathMain level primary bedroomMud roomOpen floorplanPantrySplit bedroom layoutCable TV availableUtility roomVaulted ceilingsWalk-in closets
• Laundry & utility: Main level laundry room

Price history

-4.7% since first listed

3 events — show timeline

• 2026-09-22 Listed $609,000 SIRA
• 2026-07-20 Price Changed $619,000 SIRA
• 2026-06-15 Price Changed $639,000 SIRA