810 E Elmore St · Crawfordsville, IN 47933

$115,000

3 bd · 1.0 ba · 1,848 sqft · SingleFamily public records · 1 Days on market

Built 1956 0.46 ac lot Est $187k · 38% under

---

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 +24.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +7.6/10.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rental Investment. Tenants in place. Offered with three other properties as a package. MLS 21934858, 21934859, 21934861. 24 Hour notice to show. Selling As-Is. Recent rehab inside including new AC unit.

Key facts

• Newer ac unit
• Dry branch stream
• New water heater

Tags

• DRY BRANCH STREAM
• VINYL HARDWOOD FLOORING
• NEW WATER HEATER
• NEWER AC UNIT

Property features AI

Finance

• Other: Property sits on approximately 0.46 acre (about 1/4–1/2 acre)
• HOA & community: Not a low‑maintenance lifestyle community

Exterior

• Parking: Gravel parking
• Utilities: Public water; Municipal sewer connected; No solid waste service listed
• Home design: Single family residence; Two and a half levels; Residential property
• Construction: Vinyl siding exterior; Block foundation
• Exterior features: Covered patio/porch; On a stream (waterfront); No fence

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Three bedrooms total — one on the main level and two on the upper level (Upper bedrooms: 2, Main bedrooms: 1)
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced-air heating (natural gas); Central air conditioning
• Interior features: Eat-in kitchen; Painted woodwork; Finished basement
• Laundry & utility: Washer/dryer connections available

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $237 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Cap rate 8.8% vs local median 3.5% in Crawfordsville — 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 72/100 on livability (#118 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools D+, commute D+, amenities F.
• Crawfordsville Community Schools (town): math 27% / reading 32% proficiency, ranked #247 of 301 in IN (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+3.3%/yr); 203 active listings in the ZIP; 52 units permitted in Montgomery County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Montgomery County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 15y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,000

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.26% ✓
• Cap rate: 8.76%
• Cash-on-cash: 8.83%
• DSCR: 1.39
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $186,648
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
707 E Elmore St	0.09mi	2/1.0 (-1)	1,782 (-4%)	4mo	$140,000	$79	81
604 Robinson St	0.43mi	3/2.0	1,850 (+0%)	9mo	$249,000	$135	68
508 Highland Ave	0.25mi	2/1.0 (-1)	1,900 (+3%)	13mo	$149,000	$78	68
1105 Danville Ave	0.21mi	4/1.0 (+1)	1,746 (-6%)	13mo	$170,000	$97	65
501 S Grace Ave	0.71mi	2/1.0 (-1)	1,858 (+0%)	2mo	$165,000	$89	59
605 Tuttle Ave	0.23mi	4/1.5 (+1)	1,584 (-14%)	1mo	$160,000	$101	57
406 Louise Ave	0.66mi	3/2.5	1,908 (+3%)	2mo	$223,000	$117	56
103 E Chestnut St	0.56mi	3/1.0	2,016 (+9%)	7mo	$110,000	$55	53
1213 Durham Dr	0.60mi	3/1.5	1,618 (-12%)	3mo	$249,000	$154	47
508 Wilson Ave	0.56mi	3/1.5	1,680 (-9%)	14mo	$175,000	$104	45
413 S Water St	0.55mi	3/2.0	2,088 (+13%)	6mo	$155,000	$74	43
807 E Main St	0.63mi	4/3.0 (+1)	2,048 (+11%)	8mo	$236,500	$115	33

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 · 3.28% rent growth · sell at horizon

5-year hold

• IRR: -2.5%
• Equity multiple: 0.91×
• Total profit: $-3,048
• Equity at exit: $17,147

10-year hold

• IRR: 7.6%
• Equity multiple: 1.58×
• Total profit: $18,836
• Equity at exit: $9,943

Cash invested: $32,200 (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 47933

• Home prices YoY: -27.1%
• Rents YoY: 3.3%
• Active inventory: 203
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,450 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$258 /mo · $3,094/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $237

Break-even live

Break-even rent $1,150

Max offer price $115,000

Occupancy floor 79%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-09
   remarks 699-char remark
2. 2026-06-09
   listed $115,000 Pending 1 DOM

ⓘ 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: $3,094 · $258/mo
• Projected year-2 tax: $3,094 · $258/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 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,403
• − Mortgage interest: −$6,442
• − Property taxes: −$3,094
• − Insurance: −$575
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − Depreciation: −$3,345
• Taxable income: $1,162
• Est. tax owed @ 24.0%: −$279
• After-tax cash flow: $2,563/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: Crawfordsville Community Schools
• NCES district ID: 1802460
• Math proficiency: 27% ▼ -8.00%
• Reading proficiency: 32% ▼ -6.00%
• Median HH income: $39,087
• Composite: 24.73/100
• National rank: #7606
• State rank: #247 of 301 in IN

Livability — Crawfordsville

• Score: 72/100
• State rank: #118
• US rank: #6376

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crawfordsville, IN
• County: Montgomery County · 28,357 people
• City population: 28,357
• Metro: Crawfordsville, IN
• Population (ZIP): 28,357
• Household income: $68,130
• Rent vs Own: 21.8% rent · 78.2% own
• Severe rent burden: 464.0

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 37,893 people
• By 2030: 37,539 · -0.9%
• By 2040: 36,536 · -3.6%
• By 2050: 34,454 · -9.1%
• By 2075: 28,852 · -23.9%
• By 2100: 21,145 · -44.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 7% Two or more races 7%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Slovak 2% Lithuanian 2% Romanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 6%

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+48.2) · D 24.9% · R 73.2% · Other 1.9%
• 2008→2024 swing: -28.3pp toward R · 2008: -19.9pp · 2024: -48.2pp
• All cycles: 2024: R+48.2 2020: R+49.1 2016: R+50.9 2012: R+38.5 2008: R+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -78.91%
• Current HPI: 211.6864
• Rent YoY: ▲ 3.28%
• Metro: Crawfordsville, 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

+389.4% since first listed

12 events — show timeline

• 2026-06-09 Pending — MIBOR as Distributed by MLS Grid
• 2026-06-08 Listed $115,000 MIBOR as Distributed by MLS Grid
• 2025-08-27 Listing Removed — MIBOR as Distributed by MLS Grid
• 2025-04-21 Relisted — MIBOR as Distributed by MLS Grid
• 2025-04-07 Pending — MIBOR as Distributed by MLS Grid
• 2025-03-14 Price Changed $154,900 MIBOR as Distributed by MLS Grid
• 2025-02-27 Listed $159,000 MIBOR as Distributed by MLS Grid
• 2023-09-01 Sold (MLS) $103,750 MIBOR as Distributed by MLS Grid
• 2023-08-04 Pending — MIBOR as Distributed by MLS Grid
• 2023-08-01 Listed $110,000 MIBOR as Distributed by MLS Grid
• 2012-04-14 Listing Removed — MIBOR as Distributed by MLS Grid
• 2011-10-17 Listed $23,500 MIBOR as Distributed by MLS Grid

Property tax history

+8.0%/yr

Latest (2025): $3,094 · +82.5% YoY. Source: county tax records.