13810 Deerfield Xing · Memphis, IN 47143

$250,000

3 bd · 2.0 ba · 1,366 sqft · SingleFamily public records · 2 Days on market

Built 2005 10,010 sqft lot Est $258k · at est.

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Why this score? — see what drove the C- 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 +18.6/30.0
• ARV discount +8.9/15.0
• DSCR +5.8/10.0
• Schools +5.0/10.0
• 1% rule +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Motivated Seller!. This lovely, bricked home has lots to offer!!! This home has 3 bedrooms, 2 baths with the main bathroom that has been newly remodeled with a handicap shower. The main bedroom has his & her walk in closets with tray ceiling & ceiling fan. The living room has a tray ceiling with a gas burning fireplace and beautiful laminate flooring. The kitchen has recessed lighting with maple cabinets and new countertops, tile flooring & all kitchen appliances stay. This home also has new windows, roof, new heat & air (with a 10-year warranty) and a new storm door. Walk out to a new patio with a gazabo for those family gatherings & enjoy the view with new landscaping. There also is a new outbuilding to store all your yard equipment. Call for a showing today!!! Seller is offering $5000.00 toward buyers closing cost or to buy down pts. Sq ft & rm sz approx.

Key facts

• Fenced yard
• Privacy fence
• Eat-in kitchen

Tags

• SPLIT-BEDROOM FLOOR PLAN
• EAT-IN KITCHEN
• MAPLE CABINETRY
• LIVING ROOM FIREPLACE
• FENCED YARD
• PRIVACY FENCE

Property features AI

Finance

• Financial info: Annual tax amount: $880
• HOA & community: Sidewalks in the community

Exterior

• Parking: Attached garage with garage door opener; Two garage spaces; Garage faces front
• Security: Security system installed
• Utilities: Public water (connected); Public sewer
• Home design: One-story residence; Resale property; Shingle roof; Brick and frame construction; Slab foundation; Residential zoning; Paved road access
• Construction: Built with brick and frame; Shingle roof; Slab foundation
• Exterior features: Yard fenced; Landscaping; Paved driveway; Covered patio and porch; Porch; Patio; Shed(s)

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator; Eat-in kitchen
• Bedrooms: Bedrooms located on the first floor; Primary bedroom on the main level with walk-in closet and tray ceiling
• Flooring: Laminate flooring in living areas and bedrooms; Tile flooring in kitchen, dining, bathrooms, and laundry
• Bathrooms: Two full bathrooms; One bath with walk-in shower; One bath with double vanity
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Ceiling fans; Eat-in kitchen; Primary bedroom with bath; Main-level primary bedroom; Open floorplan; Utility room / Laundry room; Vaulted ceilings; Walk-in closet(s); Window treatments and blinds; Fireplace (gas)
• Laundry & utility: Main-level laundry room; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $241 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (11.8% below list).
• Recommended offer: $221k (11.8% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 5.1% in Memphis — 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 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 $8k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 12y 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

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,523 (11.8% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.88% ✗
• Cap rate: 7.45%
• Cash-on-cash: 4.14%
• DSCR: 1.18
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $258,174
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13803 Station Ct	0.07mi	3/2.0	1,511 (+11%)	2mo	$240,000	$159	77
2066 Derby Way	0.29mi	3/2.0	1,290 (-6%)	2mo	$235,000	$182	75
1026 Legend Ct	0.30mi	3/2.0	1,290 (-6%)	2mo	$239,990	$186	75
2016 Derby Way	0.29mi	3/2.0	1,257 (-8%)	2mo	$229,900	$183	72
2020 Derby Way	0.29mi	3/2.0	1,498 (+10%)	1mo	$258,600	$173	70
5707 Harmony Woods #1002	0.63mi	3/2.0	1,400 (+2%)	2mo	$265,000	$189	65
5721 Harmony Woods Dr	0.68mi	3/2.0	1,398 (+2%)	0mo	$269,900	$193	64
5503 Harmony Woods	0.64mi	3/2.0	1,323 (-3%)	3mo	$245,000	$185	62
5703 Harmony Woods #1004	0.63mi	3/2.0	1,425 (+4%)	2mo	$274,900	$193	62
13951 Deer Run Trce Lot 406	0.28mi	3/2.0	1,553 (+14%)	3mo	$338,900	$218	62
5712 Harmony Woods Lot 1025	0.64mi	3/2.0	1,285 (-6%)	3mo	$249,900	$194	58
5706 Harmony Woods Lot 1023	0.64mi	3/2.0	1,285 (-6%)	4mo	$250,000	$195	57

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: -9.9%
• Equity multiple: 0.64×
• Total profit: $-25,245
• Equity at exit: $37,276

10-year hold

• IRR: -0.5%
• Equity multiple: 0.96×
• Total profit: $-2,619
• Equity at exit: $21,615

Cash invested: $70,000 (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 47143

• Home prices YoY: -30.4%
• Active inventory: 94
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,205 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$86 /mo · $1,027/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $241

Break-even live

Break-even rent $1,900

Max offer price $250,000

Occupancy floor 84%

Sensitivity live

Price	-10% $383	-5% $312	+0% $241	+5% $171	+10% $100
Rent	-10% $67	-5% $154	+0% $241	+5% $328	+10% $416
Rate	-1.0pp $367	-0.5pp $305	base $241	+0.5pp $177	+1.0pp $111

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-03
   days on market $250,000 Active 2 DOM
2. 2026-06-02
   remarks 693-char remark
3. 2026-06-02
   listed $250,000 Active 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: $1,027 · $86/mo
• Projected year-2 tax: $1,576 · $131/mo
• Expected delta: +$549/yr (+$46/mo · 53.5%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,463
• − Mortgage interest: −$14,004
• − Property taxes: −$1,027
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,117
• − Management: −$2,117
• − Depreciation: −$7,273
• Taxable loss: −$1,325
• Est. tax savings @ 24.0%: +$318
• After-tax cash flow: $3,214/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

Price history

+85.3% since first listed

14 events — show timeline

• 2026-06-01 Listed $250,000 SIRA
• 2023-03-06 Sold (MLS) $236,500 SIRA
• 2023-02-09 Pending — SIRA
• 2022-12-12 Price Changed $244,900 SIRA
• 2022-11-23 Price Changed $239,900 SIRA
• 2022-11-16 Price Changed $249,900 SIRA
• 2022-11-02 Price Changed $256,000 SIRA
• 2022-10-28 Price Changed $259,900 SIRA
• 2022-10-13 Listed $265,900 SIRA
• 2016-02-08 Sold (Public Records) $135,000 Public Records
• 2016-02-05 Sold (MLS) $135,000 SIRA
• 2015-11-16 Listed $136,900 SIRA
• 2015-04-03 Sold (MLS) $130,700 SIRA
• 2014-07-17 Listed $134,900 SIRA

Property tax history

+0.7%/yr

Latest (2024): $1,027 · -12.3% YoY. Source: county tax records.