3029 14th St · Columbus, IN 47201

$172,000

2 bd · 1.0 ba · 800 sqft · SingleFamily public records · 43 Days on market

Built 1952 8,040 sqft lot Est $162k · 6% 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 +13.0/30.0
• ARV discount +4.6/15.0
• Livability +4.0/5.0
• DSCR +3.9/10.0
• Schools +3.6/10.0
• Rent growth +3.3/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in ready! With many updates including new carpet, fireplace, and paint this home is a must see. A huge backyard and detached two car garage provide ample room for outdoor activities in storage. Located conveniently near shopping, entertainment, and dining!

Key facts

• Generous lot
• Streamlined layout
• Outdoor enjoyment

Tags

• SINGLE FAMILY RESIDENCE
• GENEROUS LOT
• STREAMLINED LAYOUT
• OUTDOOR ENJOYMENT
• AMPLE SPACE

Property features AI

Finance

• Other: Lot size about 0.19 acre (< 1/4 acre); Residential property subtype: Single Family Residence; Low-maintenance lifestyle: no

Exterior

• Parking: Detached 2-car garage (484 sq ft)
• Security: Smoke detector(s)
• Utilities: Public water; Municipal sewer connected; 200+ amp electrical service; Electricity, water, and sewer connected
• Home design: Single-family residence; One story; Slab foundation
• Construction: Vinyl siding
• Exterior features: Not in a subdivision; Small trees on lot

Interior

• Kitchen: Electric oven; Range hood; Microwave; Refrigerator
• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric baseboard heating; Wall air conditioning unit(s)
• Interior features: Attic access; Electric fireplace
• Laundry & utility: Washer and dryer (main level)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $172k.

Deal economics

• At list price, monthly cash flow is $-10 ($-115/yr) — negative.
• To cash-flow at today's rent, offer at most $170k (1.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (21.9% below list).
• Recommended offer: $134k (21.9% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.5% in Columbus — 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 79/100 on livability (#24 in IN, #1,978 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities D+, commute F.
• Bartholomew Consolidated School Corporation (urban): math 38% / reading 45% proficiency, ranked #119 of 301 in IN (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: L F Smith Elementary (math 34% / reading 36%, grade F, #590 of 994 statewide, top 60%, 471 students, 62% FRL); Columbus East High School (math 34% / reading 65%, grade D, #123 of 369 statewide, top 36%, 1,535 students, 39% FRL).
• Market conditions: Rents rising (+3.1%/yr); 340 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 195 units permitted in Bartholomew County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Bartholomew County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 24y 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.
• Current owner paid $137k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $134,252 (21.9% 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 43 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
7. 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.
8. 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.
9. 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: 0.78% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.24%
• DSCR: 0.99
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $161,600
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2911 14th St	0.10mi	2/1.0	768 (-4%)	2mo	$159,000	$207	87
3021 15th St	0.06mi	2/1.0	840 (+5%)	3mo	$175,000	$208	86
2907 14th St	0.11mi	2/1.0	816 (+2%)	18mo	$165,900	$203	76
2612 13th St	0.33mi	2/1.0	816 (+2%)	8mo	$148,000	$181	74
2711 22nd St	0.52mi	2/1.0	828 (+4%)	2mo	$165,000	$199	68
2921 10th St	0.36mi	2/1.0	852 (+6%)	7mo	$138,900	$163	67
2812 16th St	0.23mi	2/1.0	716 (-10%)	16mo	$110,000	$154	58
3002 16th St	0.17mi	2/2.0	894 (+12%)	15mo	$180,500	$202	56
2817 22nd St	0.49mi	2/1.0	844 (+6%)	23mo	$175,000	$207	49

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 · 3.15% rent growth · sell at horizon

5-year hold

• IRR: -16.6%
• Equity multiple: 0.41×
• Total profit: $-28,333
• Equity at exit: $25,646

10-year hold

• IRR: -8.2%
• Equity multiple: 0.48×
• Total profit: $-24,839
• Equity at exit: $14,871

Cash invested: $48,160 (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 47201

• Rents YoY: 3.1%
• Active inventory: 340
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,343 high
• Mortgage (P&I): −$902
• Tax from tax record: −$97 /mo · $1,159/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $-10

Break-even live

Break-even rent $1,355

Max offer price $170,301

Occupancy floor 96%

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: $43,000
• Closing costs: $5,160
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1182 Quail Run Dr Columbus, IN	1.0–3.0	1.0–2.0	967	$1,375	$1.42	43d	16	0.39mi
420 Wint Ln Columbus, IN	1.0–2.0	1.0–2.0	950	$1,450	$1.53	43d	1	0.77mi
275 N Marr Rd Columbus, IN	1.0–2.0	1.0–2.0	897	$1,540	$1.72	43d	4	0.95mi
3393 Country Brook St Columbus, IN	1.0–3.0	1.5	821	$1,442	$1.76	43d	10	0.99mi
2350 Thornybrook Dr Columbus, IN	1.0–3.0	1.0–1.5	963	$1,258	$1.31	1d	16	1.03mi
1001 Ashford Park Pl Columbus, IN	1.0	1.0	740	$935	$1.26	21d	1	1.10mi

Listing history 30 events

1. 2026-06-19
   days on market $172,000 Active 43 DOM
2. 2026-06-18
   days on market $172,000 Active 42 DOM
3. 2026-06-17
   days on market $172,000 Active 41 DOM
4. 2026-06-16
   days on market $172,000 Active 40 DOM
5. 2026-06-15
   days on market $172,000 Active 39 DOM
6. 2026-06-14
   days on market $172,000 Active 37 DOM
7. 2026-06-13
   days on market $172,000 Active 36 DOM
8. 2026-06-10
   days on market $172,000 Active 34 DOM
9. 2026-06-09
   days on market $172,000 Active 33 DOM
10. 2026-06-08
    days on market $172,000 Active 32 DOM
11. 2026-06-07
    days on market $172,000 Active 31 DOM
12. 2026-06-05
    days on market $172,000 Active 28 DOM
13. 2026-06-03
    days on market $172,000 Active 27 DOM
14. 2026-06-02
    days on market $172,000 Active 26 DOM
15. 2026-06-01
    days on market $172,000 Active 25 DOM
16. 2026-05-31
    days on market $172,000 Active 24 DOM
17. 2026-05-30
    days on market $172,000 Active 23 DOM
18. 2026-05-07
    listed $175,000 Active
19. 2022-10-07
    soldstatus $137,450 Closed 261-char remark

    Show marketing remark (261 chars)

    Move in ready! With many updates including new carpet, fireplace, and paint this home is a must see. A huge backyard and detached two car garage provide ample room for outdoor activities in storage. Located conveniently near shopping, entertainment, and dining!

20. 2022-09-08
    status Pending 261-char remark

    Show marketing remark (261 chars)

    Move in ready! With many updates including new carpet, fireplace, and paint this home is a must see. A huge backyard and detached two car garage provide ample room for outdoor activities in storage. Located conveniently near shopping, entertainment, and dining!

21. 2022-07-29
    status Active 261-char remark

    Show marketing remark (261 chars)

    Move in ready! With many updates including new carpet, fireplace, and paint this home is a must see. A huge backyard and detached two car garage provide ample room for outdoor activities in storage. Located conveniently near shopping, entertainment, and dining!

22. 2022-07-28
    status Pending 261-char remark

    Show marketing remark (261 chars)

    Move in ready! With many updates including new carpet, fireplace, and paint this home is a must see. A huge backyard and detached two car garage provide ample room for outdoor activities in storage. Located conveniently near shopping, entertainment, and dining!

23. 2022-07-26
    price $139,900 261-char remark

    Show marketing remark (261 chars)

    Move in ready! With many updates including new carpet, fireplace, and paint this home is a must see. A huge backyard and detached two car garage provide ample room for outdoor activities in storage. Located conveniently near shopping, entertainment, and dining!

24. 2022-07-14
    listed $149,900 Active 261-char remark

    Show marketing remark (261 chars)

    Move in ready! With many updates including new carpet, fireplace, and paint this home is a must see. A huge backyard and detached two car garage provide ample room for outdoor activities in storage. Located conveniently near shopping, entertainment, and dining!

25. 2007-09-14
    soldstatus $74,500
26. 2007-07-01
    listed $76,500 252-char remark

    Show marketing remark (252 chars)

    Charming 2 BR home centrally located, updated and ready to move into. Enjoy the large eat in kitchen and the well landscaped rear yard with detached 2-c garage. Recent updates include interior paint and addition of a woodburning fireplace in living rm.

27. 2007-07-01
    listed $76,500

    Show marketing remark (252 chars)

    Charming 2 BR home centrally located, updated and ready to move into. Enjoy the large eat in kitchen and the well landscaped rear yard with detached 2-c garage. Recent updates include interior paint and addition of a woodburning fireplace in living rm.

28. 2004-05-14
    soldstatus $72,500
29. 2004-04-16
    listed $72,500
30. 2002-07-15
    listed $73,500

ⓘ 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: $1,159 · $97/mo
• Projected year-2 tax: $1,310 · $109/mo
• Expected delta: +$152/yr (+$13/mo · 13.1%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥103°F today · 19 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: $16,110
• − Mortgage interest: −$9,635
• − Property taxes: −$1,159
• − Insurance: −$860
• − Repairs & maintenance: −$1,289
• − Management: −$1,289
• − Depreciation: −$5,004
• Taxable loss: −$3,124
• Est. tax savings @ 24.0%: +$750
• After-tax cash flow: $634/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: Bartholomew Consolidated School Corporation
• NCES district ID: 1800360
• Math proficiency: 38% ▼ -11.00%
• Reading proficiency: 45% ▼ -7.00%
• Median HH income: $54,685
• Composite: 36.16/100
• National rank: #4736
• State rank: #119 of 301 in IN

Livability — Columbus

• Score: 79/100
• State rank: #24
• US rank: #1978

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Columbus, IN
• County: Bartholomew County · 74,100 people
• City population: 74,100
• Metro: Columbus, IN
• Population (ZIP): 47,900
• Household income: $83,958
• Rent vs Own: 36.8% rent · 63.2% own
• Severe rent burden: 1455.0

Population outlook (Bartholomew County) Hauer SSP2

• Today (2025): 90,162 people
• By 2030: 94,432 · +4.7%
• By 2040: 102,659 · +13.9%
• By 2050: 109,794 · +21.8%
• By 2075: 123,419 · +36.9%
• By 2100: 121,047 · +34.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 10% Asian 9% Two or more races 6% Black 2%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1%
• Common ancestry: Italian 3% Slovak 2% Serbian 1%
• Foreign-born: 14% · Canada, China
• Languages at home: 83% English-only · Spanish 8% Other Indo-European 5% Other Asian/Pacific 2%

Political lean MEDSL · Bartholomew

• 2024 margin: Strong R (+27.3) · D 35.3% · R 62.7% · Other 2.0%
• 2008→2024 swing: -16.1pp toward R · 2008: -11.3pp · 2024: -27.3pp
• All cycles: 2024: R+27.3 2020: R+26.2 2016: R+33.3 2012: R+25.4 2008: R+11.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -204.94%
• Current HPI: 150.2246
• Rent YoY: ▲ 3.15%
• Metro: Columbus, 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

+138.1% since first listed

13 events — show timeline

• 2026-05-07 Listed $175,000 MIBOR as Distributed by MLS Grid
• 2022-10-07 Sold (MLS) $137,450 MIBOR as Distributed by MLS Grid
• 2022-09-08 Pending — MIBOR as Distributed by MLS Grid
• 2022-07-29 Relisted — MIBOR as Distributed by MLS Grid
• 2022-07-28 Pending — MIBOR as Distributed by MLS Grid
• 2022-07-26 Price Changed $139,900 MIBOR as Distributed by MLS Grid
• 2022-07-14 Listed $149,900 MIBOR as Distributed by MLS Grid
• 2007-09-14 Sold (MLS) $74,500 MIBOR as Distributed by MLS Grid
• 2007-07-01 Listed $76,500 MIBOR as Distributed by MLS Grid
• 2007-07-01 Listed $76,500 MIBOR as Distributed by MLS Grid
• 2004-05-14 Sold (MLS) $72,500 MIBOR as Distributed by MLS Grid
• 2004-04-16 Listed $72,500 MIBOR as Distributed by MLS Grid
• 2002-07-15 Listed $73,500 MIBOR as Distributed by MLS Grid

Property tax history

-2.2%/yr

Latest (2024): $1,159 · +18.2% YoY. Source: county tax records.