1007 Hunter Ct · Memphis, IN 47143

$298,150

4 bd · 2.5 ba · 2,053 sqft · SingleFamily · 35 Days on market

Built 2026 Est $283k · 5% over

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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).

• Cash flow +10.6/30.0
• ARV discount +5.1/15.0
• Schools +5.0/10.0
• Livability +3.5/5.0
• 1% rule +3.1/10.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Life's too short for the wrong address! Your place awaits at 1007 Hunter Ct. in Memphis, IN, a beautiful new home on a 0.39-acre cul-de-sac homesite in our serene Champions Run community. The Bellamy floor plan is a stunning two-story design offering 4 spacious bedrooms and 2.5 bathrooms-perfect for anyone looking for flexible living space. The open-concept layout creates a seamless flow from the kitchen to the main living areas, making it ideal for both everyday living and entertaining. LVP flooring flows throughout the foyer, flex room, great room, kitchen, and bathrooms, delivering both style and durability. In addition to its generous living areas, this home features a dedicated flex ro

Key facts

• Stone-gray cabinetry
• Quartz countertops
• Dedicated flex room

Tags

• CUL-DE-SAC HOMESITE
• OPEN-CONCEPT LAYOUT
• DEDICATED FLEX ROOM
• STONE-GRAY CABINETRY
• QUARTZ COUNTERTOPS
• STAINLESS-STEEL APPLIANCES

Property features AI

Finance

• Other:
• Financial info: List price $298,150
• HOA & community:

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Security:
• Utilities:
• Home design: Spec home built on the BELLAMY plan
• Construction:
• Exterior features: Address: 1007 Hunter Ct, Memphis, IN 47143

Interior

• Kitchen:
• Bedrooms: 4 bedrooms
• Flooring:
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Heating & cooling:
• Interior features: Open living area (2053 total living area)
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $298k.

Deal economics

• At list price, monthly cash flow is $-149 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $277k (7.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $242k (18.8% below list).
• Recommended offer: $242k (18.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#164 in IN) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Market conditions: 94 active listings in the ZIP; 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 $9k 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 35 days — a 3% lower offer ($289k) is reasonable based on typical stale-listing flexibility.

Recommended offer $241,969 (18.8% 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 35 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
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: 0.81% ✗
• Cap rate: 5.69%
• Cash-on-cash: -2.14%
• DSCR: 0.90
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $283,314
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2013 Derby Way	0.08mi	4/2.5	2,053 (0%)	2mo	$299,900	$146	94
2061 Derby Way	0.08mi	4/2.5	2,014 (-2%)	1mo	$277,990	$138	92
2068 Derby Way	0.11mi	4/2.5	2,014 (-2%)	6mo	$264,991	$132	87
2014 Derby Way	0.11mi	4/2.5	1,953 (-5%)	3mo	$279,900	$143	84
1008 Legend Ct	0.31mi	4/2.5	2,014 (-2%)	3mo	$259,990	$129	80
2060 Derby Way	0.11mi	5/3.0 (+1)	2,180 (+6%)	1mo	$289,990	$133	77
2074 Derby Way	0.11mi	5/3.0 (+1)	2,180 (+6%)	4mo	$279,990	$128	74
2072 Derby Way	0.11mi	5/3.0 (+1)	2,180 (+6%)	6mo	$284,991	$131	73
2019 Derby Way	0.08mi	4/2.0	1,771 (-14%)	5mo	$278,975	$158	68
1024 Legend Ct	0.31mi	5/3.0 (+1)	2,180 (+6%)	6mo	$266,491	$122	64
1010 Legend Ct	0.30mi	4/3.0	1,774 (-14%)	7mo	$249,991	$141	56
1014 Legend Ct	0.28mi	4/3.0	1,774 (-14%)	8mo	$254,991	$144	56

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: -19.8%
• Equity multiple: 0.31×
• Total profit: $-57,759
• Equity at exit: $44,455

10-year hold

• IRR: -12.7%
• Equity multiple: 0.25×
• Total profit: $-62,358
• Equity at exit: $25,779

Cash invested: $83,482 (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 47143

• Home prices YoY: -30.4%
• Active inventory: 94
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,420 medium
• Mortgage (P&I): −$1,564
• Tax est. 1.5%: −$373 /mo · $4,472/yr
• Insurance: −$124
• HOA: −$0
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $-149

Break-even live

Break-even rent $2,608

Max offer price $276,606

Occupancy floor —

Sensitivity live

Price	-10% $57	-5% $-46	+0% $-149	+5% $-252	+10% $-355
Rent	-10% $-340	-5% $-244	+0% $-149	+5% $-53	+10% $42
Rate	-1.0pp $1	-0.5pp $-73	base $-149	+0.5pp $-226	+1.0pp $-305

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: $74,538
• Closing costs: $8,944
• Reserves months: —
• Total cash needed: —

Taxation est. · year 1

• Rental income: $29,036
• − Mortgage interest: −$16,701
• − Property taxes: −$4,472
• − Insurance: −$1,491
• − Repairs & maintenance: −$2,323
• − Management: −$2,323
• − Depreciation: −$8,673
• Taxable loss: −$6,947
• Est. tax savings @ 24.0%: +$1,667
• After-tax cash flow: $-119/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 — Memphis

• Score: 70/100
• State rank: #164
• US rank: #7848

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Memphis, IN
• Population (ZIP): 3,775

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 (93%)
• Race & ethnicity: White 93% Two or more races 6% Hispanic / Latino 2% Black 1%
• Common ancestry: Italian 5% American 3% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▼ -80.60%
• Current HPI: 184.1286
• 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