2901 Tell St · Tell City, IN 47586

$100,000

3 bd · 1.0 ba · 1,373 sqft · SingleFamily public records · 156 Days on market

Built 1958 0.28 ac lot Est $152k · 34% under ↓ 11% 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 +27.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• 1% rule +7.2/10.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3 bedroom, 1 bath ranch home offers a compelling opportunity for investors and handy homeowners alike. Located on two parcels, this property holds immense potential for those looking to shape their ideal living space with a touch of imagination. Newer windows throughout. Spacious kitchen with a breakfast bar, peninsula and separate dining area, Living room with a fireplace, Large family room for entertaining.

Key facts

• Large family room
• Spacious kitchen
• Newer windows

Tags

• NEWER WINDOWS
• SPACIOUS KITCHEN
• BREAKFAST BAR
• SEPARATE DINING AREA
• LIVING ROOM WITH FIREPLACE
• LARGE FAMILY ROOM

Property features AI

Finance

• Other: Lot features include city lot, sidewalks, and mature trees; Approximately 0.28 acre lot (1/4–1/2 acre)

Exterior

• Parking: Attached parking; Carport
• Utilities: Public water; Municipal sewer connected
• Home design: Single-family residence; One level; Property listed as fixer
• Construction: Vinyl with stone and stone exterior; Block foundation
• Exterior features: Patio; Exterior storage

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Living room (formal); Utility room; Masonry fireplace
• Laundry & utility: Main-level laundry with hookups

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $294 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#60 in IN, #4,053 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment D, amenities F, commute F.
• Tell City-Troy Twp School Corporation (rural): math 37% / reading 51% proficiency, ranked #108 of 301 in IN (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: William Tell Elementary School (math 34% / reading 43%, grade F, #535 of 994 statewide, top 54%, 757 students, 52% FRL); Tell City Jr-Sr High School (math 39% / reading 61%, grade D+, #120 of 369 statewide, top 33%, 643 students, 47% FRL).
• Market conditions: 29 active listings in the ZIP; 31 units permitted in Perry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Perry County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $25k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 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 1958 — 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. 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: 1.22% ✓
• Cap rate: 9.82%
• Cash-on-cash: 12.59%
• DSCR: 1.56
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $152,403
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
743 23rd St	0.51mi	3/2.0	1,488 (+8%)	8mo	$104,000	$70	52
1118 21st St	0.60mi	3/1.5	1,176 (-14%)	6mo	$178,000	$151	41
1031 21 St	0.61mi	3/1.5	1,520 (+11%)	16mo	$165,000	$109	38
940 19th St	0.72mi	3/1.5	1,577 (+15%)	3mo	$175,000	$111	38
916 19th St	0.72mi	3/1.5	1,184 (-14%)	11mo	$157,000	$133	32

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: 2.3%
• Equity multiple: 1.09×
• Total profit: $2,514
• Equity at exit: $14,910

10-year hold

• IRR: 11.9%
• Equity multiple: 1.94×
• Total profit: $26,301
• Equity at exit: $8,646

Cash invested: $28,000 (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 47586

• Home prices YoY: -22.5%
• Active inventory: 29
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,216 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$101 /mo · $1,212/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $294

Break-even live

Break-even rent $844

Max offer price $100,000

Occupancy floor 71%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-05-01
   status Pending

   Show marketing remark (417 chars)

   This 3 bedroom, 1 bath ranch home offers a compelling opportunity for investors and handy homeowners alike. Located on two parcels, this property holds immense potential for those looking to shape their ideal living space with a touch of imagination. Newer windows throughout. Spacious kitchen with a breakfast bar, peninsula and separate dining area, Living room with a fireplace, Large family room for entertaining.

2. 2026-05-01
   status Pending 417-char remark

   Show marketing remark (417 chars)

   This 3 bedroom, 1 bath ranch home offers a compelling opportunity for investors and handy homeowners alike. Located on two parcels, this property holds immense potential for those looking to shape their ideal living space with a touch of imagination. Newer windows throughout. Spacious kitchen with a breakfast bar, peninsula and separate dining area, Living room with a fireplace, Large family room for entertaining.

3. 2026-04-14
   price $100,000

   Show marketing remark (417 chars)

   This 3 bedroom, 1 bath ranch home offers a compelling opportunity for investors and handy homeowners alike. Located on two parcels, this property holds immense potential for those looking to shape their ideal living space with a touch of imagination. Newer windows throughout. Spacious kitchen with a breakfast bar, peninsula and separate dining area, Living room with a fireplace, Large family room for entertaining.

4. 2026-04-14
   price $100,000 417-char remark

   Show marketing remark (417 chars)

   This 3 bedroom, 1 bath ranch home offers a compelling opportunity for investors and handy homeowners alike. Located on two parcels, this property holds immense potential for those looking to shape their ideal living space with a touch of imagination. Newer windows throughout. Spacious kitchen with a breakfast bar, peninsula and separate dining area, Living room with a fireplace, Large family room for entertaining.

5. 2026-04-14
   price $111,200 417-char remark

   Show marketing remark (417 chars)

   This 3 bedroom, 1 bath ranch home offers a compelling opportunity for investors and handy homeowners alike. Located on two parcels, this property holds immense potential for those looking to shape their ideal living space with a touch of imagination. Newer windows throughout. Spacious kitchen with a breakfast bar, peninsula and separate dining area, Living room with a fireplace, Large family room for entertaining.

6. 2026-04-14
   price $111,200

   Show marketing remark (417 chars)

   This 3 bedroom, 1 bath ranch home offers a compelling opportunity for investors and handy homeowners alike. Located on two parcels, this property holds immense potential for those looking to shape their ideal living space with a touch of imagination. Newer windows throughout. Spacious kitchen with a breakfast bar, peninsula and separate dining area, Living room with a fireplace, Large family room for entertaining.

7. 2026-04-01
   listed $125,000 Active 417-char remark

   Show marketing remark (417 chars)

   This 3 bedroom, 1 bath ranch home offers a compelling opportunity for investors and handy homeowners alike. Located on two parcels, this property holds immense potential for those looking to shape their ideal living space with a touch of imagination. Newer windows throughout. Spacious kitchen with a breakfast bar, peninsula and separate dining area, Living room with a fireplace, Large family room for entertaining.

8. 2026-03-20
   listed $125,000 Active
9. 2026-02-13
   price $125,000
10. 2026-02-05
    price $125,000
11. 2025-12-12
    status Active
12. 2025-12-12
    historical
13. 2025-11-27
    listed $139,000 Active
14. 2025-11-25
    listed $139,000 Active
15. 2025-07-29
    soldstatus $112,180

ⓘ 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: $1,212 · $101/mo
• Projected year-2 tax: $1,212 · $101/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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,596
• − Mortgage interest: −$5,602
• − Property taxes: −$1,212
• − Insurance: −$500
• − Repairs & maintenance: −$1,168
• − Management: −$1,168
• − Depreciation: −$2,909
• Taxable income: $2,038
• Est. tax owed @ 24.0%: −$489
• After-tax cash flow: $3,037/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: Tell City-Troy Twp School Corporation
• NCES district ID: 1811260
• Math proficiency: 37% ▼ -19.00%
• Reading proficiency: 51% ▼ -7.00%
• Median HH income: $45,706
• Composite: 37.35/100
• National rank: #4435
• State rank: #108 of 301 in IN

Livability — Tell City

• Score: 75/100
• State rank: #60
• US rank: #4053

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tell City, IN
• Population (ZIP): 10,994

Population outlook (Perry County) Hauer SSP2

• Today (2025): 19,125 people
• By 2030: 18,912 · -1.1%
• By 2040: 18,239 · -4.6%
• By 2050: 17,402 · -9.0%
• By 2075: 15,420 · -19.4%
• By 2100: 11,987 · -37.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 1% Asian 1%
• Common ancestry: Lithuanian 3% Italian 1% English 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Other Asian/Pacific 1% Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Perry

• 2024 margin: Strong R (+29.8) · D 34.3% · R 64.0% · Other 1.7%
• 2008→2024 swing: -52.6pp toward R · 2008: 22.8pp · 2024: -29.8pp
• All cycles: 2024: R+29.8 2020: R+24.6 2016: R+18.6 2012: D+11.6 2008: D+22.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.86%
• Current HPI: 196.1925
• 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

-10.9% since first listed

15 events — show timeline

• 2026-05-01 Pending — MIBOR as Distributed by MLS Grid
• 2026-05-01 Pending — IRMLS
• 2026-04-14 Price Changed $100,000 MIBOR as Distributed by MLS Grid
• 2026-04-14 Price Changed $100,000 IRMLS
• 2026-04-14 Price Changed $111,200 IRMLS
• 2026-04-14 Price Changed $111,200 MIBOR as Distributed by MLS Grid
• 2026-04-01 Listed $125,000 IRMLS
• 2026-03-20 Listed $125,000 IRMLS
• 2026-02-13 Price Changed $125,000 IRMLS
• 2026-02-05 Price Changed $125,000 MIBOR as Distributed by MLS Grid
• 2025-12-12 Relisted — MIBOR as Distributed by MLS Grid
• 2025-12-12 Listing Removed — MIBOR as Distributed by MLS Grid
• 2025-11-27 Listed $139,000 IRMLS
• 2025-11-25 Listed $139,000 MIBOR as Distributed by MLS Grid
• 2025-07-29 Sold (Public Records) $112,180 Public Records

Property tax history

+8.8%/yr

Latest (2024): $1,212 · +14.4% YoY. Source: county tax records.