1010 Sweet Amy Way · Clarksville, IN 47172

$219,900

3 bd · 2.0 ba · 1,288 sqft · SingleFamily public records · 348 Days on market

Built 2023 2,178 sqft lot $171/sqft · 19% below area Est $271k · 19% under $17/mo HOA · 1% of rent

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Why this score? — see what drove the D 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 +15.0/15.0
• Cash flow +8.9/30.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully, well-maintained 3 bedroom, 2.5 bath townhome. Enjoy an open-concept main floor with all new stainless-steel appliances, kitchen island, laundry room, and covered front porch. Head upstairs and find three bedrooms, with the main bedroom having its own private bath and ample closet space. With this townhome only being 2 years old, you can be sure that all the codes are up-to-date, includes energy efficient features, new HVAC and roof, which means fewer repair costs. Not only do you get all this, but you get peace and privacy, yet just minutes from shopping, dining and quick access to I-64 - which makes commuting a breeze. This modern townhome offers the comfort and like-new construction without the wait. Turn-Key Ready. Call today for a showing.

Key facts

• Covered front porch
• Laundry room
• Private bath

Tags

• OPEN-CONCEPT MAIN FLOOR
• STAINLESS-STEEL APPLIANCES
• KITCHEN ISLAND
• LAUNDRY ROOM
• COVERED FRONT PORCH
• PRIVATE BATH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-177 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $189k (14.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (29.3% below list).
• Recommended offer: $156k (29.3% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 3.3% in Clarksville — 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 76/100 on livability (#46 in IN, #3,300 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, commute A-; Watch: crime D+, employment D+, amenities D.
• Zoned schools: Silver Creek Middle School (math 31% / reading 43%, grade F, #152 of 330 statewide, top 47%, 760 students, 33% FRL); Silver Creek High School (math 27% / reading 67%, grade D-, #143 of 369 statewide, top 44%, 935 students, 31% FRL).
• Market conditions: 149 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 911 units permitted in Clark County in 2024 (133 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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

• It's been on market 348 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $155,553 (29.3% 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. It's been on market 348 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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?
9. 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.
10. 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.
11. 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: 0.71% ✗
• Cap rate: 5.32%
• Cash-on-cash: -3.46%
• DSCR: 0.85
• GRM: 11.8

CMA / ARV

• ARV (median comp): $271,260
• List price: $219,900
• Delta: -18.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7604 Joseph Dr	0.36mi	3/2.0	1,359 (+6%)	12mo	$268,000	$197	64
7602 Samuel Dr	0.49mi	3/2.0	1,372 (+6%)	7mo	$275,000	$200	60
8514 Big Springs Ct	0.75mi	3/2.0	1,324 (+3%)	1mo	$270,000	$204	59
7006 Plum Creek Dr	0.49mi	3/2.0	1,350 (+5%)	12mo	$267,400	$198	59
7707 Joseph Dr	0.42mi	3/2.0	1,446 (+12%)	3mo	$250,000	$173	58
7508 Westmont Dr	0.43mi	3/2.0	1,427 (+11%)	7mo	$259,900	$182	56
7307 Meyer Loop	0.43mi	3/2.0	1,344 (+4%)	23mo	$247,000	$184	54
572 Eastside Ave	0.71mi	3/1.0	1,212 (-6%)	3mo	$230,000	$190	51
4210 Lakeside Ct	0.74mi	3/2.0	1,229 (-5%)	16mo	$245,000	$199	44
8412 Plum Valley Dr	0.63mi	3/2.0	1,451 (+13%)	18mo	$266,500	$184	34

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: -22.1%
• Equity multiple: 0.24×
• Total profit: $-46,978
• Equity at exit: $32,788

10-year hold

• IRR: -16.2%
• Equity multiple: 0.10×
• Total profit: $-55,644
• Equity at exit: $19,013

Cash invested: $61,572 (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 47172

• Active inventory: 149
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,556 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$144 /mo · $1,734/yr
• Insurance: −$92
• HOA: −$17
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $-177

Break-even live

Break-even rent $1,780

Max offer price $188,562

Occupancy floor —

Sensitivity live

Price	-10% $-53	-5% $-115	+0% $-177	+5% $-240	+10% $-302
Rent	-10% $-300	-5% $-239	+0% $-177	+5% $-116	+10% $-55
Rate	-1.0pp $-67	-0.5pp $-121	base $-177	+0.5pp $-234	+1.0pp $-292

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1026 Sweet Amy Way Sellersburg, IN	3.0	2.5	1288	$1,850	$1.44	45d	1	0.07mi
702 Somerset Ct Sellersburg, IN	2.0	2.0	1192	$1,095	$0.92	3d	1	0.13mi
8500 Westmont Dr Sellersburg, IN	2.0	2.0	1140	$1,275	$1.12	3d	5	0.33mi
7608 Julia Dr Sellersburg, IN	3.0	2.0	1500	$2,000	$1.33	3d	1	0.50mi
7722 Sellersburg, IN	1.0–2.0	1.0–2.0	933	$1,143	$1.23	3d	12	0.51mi
8810 Old Highway 60 Sellersburg, IN	2.0–3.0	1.0–2.0	1060	$1,350	$1.27	3d	8	0.58mi
9007 Camp Run Pkwy Sellersburg, IN	2.0	2.0	957	$1,247	$1.30	3d	10	0.63mi
8635 Indiana 60 Sellersburg, IN	1.0–3.0	1.0–2.5	1212	$1,950	$1.61	3d	12	0.63mi
7000 Lake Dr Sellersburg, IN	1.0–3.0	1.0–2.0	1004	$1,369	$1.36	3d	1	1.36mi

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 16 events

1. 2026-06-10
   days on market $219,900 Active 348 DOM
2. 2026-06-09
   days on market $219,900 Active 347 DOM
3. 2026-06-08
   days on market $219,900 Active 346 DOM
4. 2026-06-07
   days on market $219,900 Active 345 DOM
5. 2026-06-03
   days on market $219,900 Active 341 DOM
6. 2026-06-02
   days on market $219,900 Active 340 DOM
7. 2026-06-01
   days on market $219,900 Active 339 DOM
8. 2026-05-31
   days on market $219,900 Active 338 DOM
9. 2026-05-15
   price $219,900 782-char remark

   Show marketing remark (782 chars)

   Welcome to this beautifully, well-maintained 3 bedroom, 2.5 bath townhome. Enjoy an open-concept main floor with all new stainless-steel appliances, kitchen island, laundry room, and covered front porch. Head upstairs and find three bedrooms, with the main bedroom having its own private bath and ample closet space. With this townhome only being 2 years old, you can be sure that all the codes are up-to-date, includes energy efficient features, new HVAC and roof, which means fewer repair costs. Not only do you get all this, but you get peace and privacy, yet just minutes from shopping, dining and quick access to I-64 - which makes commuting a breeze. This modern townhome offers the comfort and like-new construction without the wait. Turn-Key Ready. Call today for a showing.

10. 2026-01-09
    price $224,900 782-char remark

    Show marketing remark (782 chars)

    Welcome to this beautifully, well-maintained 3 bedroom, 2.5 bath townhome. Enjoy an open-concept main floor with all new stainless-steel appliances, kitchen island, laundry room, and covered front porch. Head upstairs and find three bedrooms, with the main bedroom having its own private bath and ample closet space. With this townhome only being 2 years old, you can be sure that all the codes are up-to-date, includes energy efficient features, new HVAC and roof, which means fewer repair costs. Not only do you get all this, but you get peace and privacy, yet just minutes from shopping, dining and quick access to I-64 - which makes commuting a breeze. This modern townhome offers the comfort and like-new construction without the wait. Turn-Key Ready. Call today for a showing.

11. 2025-10-06
    price $229,900 782-char remark

    Show marketing remark (782 chars)

    Welcome to this beautifully, well-maintained 3 bedroom, 2.5 bath townhome. Enjoy an open-concept main floor with all new stainless-steel appliances, kitchen island, laundry room, and covered front porch. Head upstairs and find three bedrooms, with the main bedroom having its own private bath and ample closet space. With this townhome only being 2 years old, you can be sure that all the codes are up-to-date, includes energy efficient features, new HVAC and roof, which means fewer repair costs. Not only do you get all this, but you get peace and privacy, yet just minutes from shopping, dining and quick access to I-64 - which makes commuting a breeze. This modern townhome offers the comfort and like-new construction without the wait. Turn-Key Ready. Call today for a showing.

12. 2025-07-22
    price $234,900 782-char remark

    Show marketing remark (782 chars)

    Welcome to this beautifully, well-maintained 3 bedroom, 2.5 bath townhome. Enjoy an open-concept main floor with all new stainless-steel appliances, kitchen island, laundry room, and covered front porch. Head upstairs and find three bedrooms, with the main bedroom having its own private bath and ample closet space. With this townhome only being 2 years old, you can be sure that all the codes are up-to-date, includes energy efficient features, new HVAC and roof, which means fewer repair costs. Not only do you get all this, but you get peace and privacy, yet just minutes from shopping, dining and quick access to I-64 - which makes commuting a breeze. This modern townhome offers the comfort and like-new construction without the wait. Turn-Key Ready. Call today for a showing.

13. 2025-06-26
    listed $239,900 Active 782-char remark

    Show marketing remark (782 chars)

    Welcome to this beautifully, well-maintained 3 bedroom, 2.5 bath townhome. Enjoy an open-concept main floor with all new stainless-steel appliances, kitchen island, laundry room, and covered front porch. Head upstairs and find three bedrooms, with the main bedroom having its own private bath and ample closet space. With this townhome only being 2 years old, you can be sure that all the codes are up-to-date, includes energy efficient features, new HVAC and roof, which means fewer repair costs. Not only do you get all this, but you get peace and privacy, yet just minutes from shopping, dining and quick access to I-64 - which makes commuting a breeze. This modern townhome offers the comfort and like-new construction without the wait. Turn-Key Ready. Call today for a showing.

14. 2023-08-14
    soldstatus $219,900 Closed 846-char remark

    Show marketing remark (846 chars)

    Standing in the highly desired Silver Creek School district with 3BDRMS, 2 1/2 BA, these BRAND NEW Townhomes are conveniently located off of Old Hwy 60 close to interstates, shopping and dining. They offer low maintenance, carefree living with lawn service included, a common area with a playground and grill, a covered porch for your enjoyment, laundry room, pantry and amazing finishes including: White Shaker cabinets throughout, Cafe Azul Formica in kitchen, cultured marble vanity tops, Woodland Grove Park luxury vinyl plank in baths and all of main floor, carpet on steps and upstairs, and so much more! Approximately, 60 days from completion at time of listing. Seller is offering a $5,000 rate buydown with preferred lender at no cost to buyer with a 90 day rate lock. Seller is a licensed Real Estate Agent. Schedule your showing today!

15. 2023-06-10
    status Pending 846-char remark

    Show marketing remark (846 chars)

    Standing in the highly desired Silver Creek School district with 3BDRMS, 2 1/2 BA, these BRAND NEW Townhomes are conveniently located off of Old Hwy 60 close to interstates, shopping and dining. They offer low maintenance, carefree living with lawn service included, a common area with a playground and grill, a covered porch for your enjoyment, laundry room, pantry and amazing finishes including: White Shaker cabinets throughout, Cafe Azul Formica in kitchen, cultured marble vanity tops, Woodland Grove Park luxury vinyl plank in baths and all of main floor, carpet on steps and upstairs, and so much more! Approximately, 60 days from completion at time of listing. Seller is offering a $5,000 rate buydown with preferred lender at no cost to buyer with a 90 day rate lock. Seller is a licensed Real Estate Agent. Schedule your showing today!

16. 2023-06-06
    listed $219,900 Active 846-char remark

    Show marketing remark (846 chars)

    Standing in the highly desired Silver Creek School district with 3BDRMS, 2 1/2 BA, these BRAND NEW Townhomes are conveniently located off of Old Hwy 60 close to interstates, shopping and dining. They offer low maintenance, carefree living with lawn service included, a common area with a playground and grill, a covered porch for your enjoyment, laundry room, pantry and amazing finishes including: White Shaker cabinets throughout, Cafe Azul Formica in kitchen, cultured marble vanity tops, Woodland Grove Park luxury vinyl plank in baths and all of main floor, carpet on steps and upstairs, and so much more! Approximately, 60 days from completion at time of listing. Seller is offering a $5,000 rate buydown with preferred lender at no cost to buyer with a 90 day rate lock. Seller is a licensed Real Estate Agent. Schedule your showing today!

ⓘ 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: $1,734 · $144/mo
• Projected year-2 tax: $1,801 · $150/mo
• Expected delta: +$68/yr (+$6/mo · 3.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $18,666
• − Mortgage interest: −$12,318
• − Property taxes: −$1,734
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,493
• − Management: −$1,493
• − HOA: −$204
• − Depreciation: −$6,397
• Taxable loss: −$6,072
• Est. tax savings @ 24.0%: +$1,457
• After-tax cash flow: $-671/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)

No district data.

Livability — Clarksville

• Score: 76/100
• State rank: #46
• US rank: #3300

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Clark County · 108,879 people
• City population: 19,582
• Metro: Louisville/Jefferson County, KY-IN
• Population (ZIP): 21,045
• Household income: $82,503
• Rent vs Own: 17.1% rent · 82.9% own
• Severe rent burden: 250.0

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 7% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 2% Slovak 2% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Vietnamese 1% Other Indo-European 1%

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: ▼ -114.50%
• Current HPI: 173.6209
• Rent YoY: —
• Metro: Louisville/Jefferson County, KY-IN
• 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

+0.0% since first listed

8 events — show timeline

• 2026-05-15 Price Changed $219,900 SIRA
• 2026-01-09 Price Changed $224,900 SIRA
• 2025-10-06 Price Changed $229,900 SIRA
• 2025-07-22 Price Changed $234,900 SIRA
• 2025-06-26 Listed $239,900 SIRA
• 2023-08-14 Sold (MLS) $219,900 SIRA
• 2023-06-10 Pending — SIRA
• 2023-06-06 Listed $219,900 SIRA

Property tax history

+4875.7%/yr

Latest (2024): $1,734 · +4875.7% YoY. Source: county tax records.