42 N Hickory St · Campbellsburg, IN 47108

$89,000

4 bd · 2.5 ba · 2,752 sqft · SingleFamily public records · 4 Days on market

Built 1960 0.32 ac lot Est $88k · at est.

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +7.0/15.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

One of a Kind! 4 bedroom, 3 bath home with two kitchen spaces offering 2,752 square feet on two lots! With a little TLC this could be THE ONE! Large 33x7 front porch for your morning coffee, leads to the spacious living room area next to one kitchen space. Ample bedroom sizes for your growing needs. 32 x 24 Detached Garage for all handy man alike. Check it out before it is gone!

Key facts

• Large front porch
• Two kitchen spaces
• Spacious living room

Tags

• TWO KITCHEN SPACES
• LARGE FRONT PORCH
• SPACIOUS LIVING ROOM
• DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $511 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).

Location & tenants

• Location reads 64/100 on livability (#405 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, crime D+, health & safety D.
• West Washington School Corporation (rural): math 41% / reading 43% proficiency, ranked #125 of 301 in IN (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: West Washington Elementary School (math 55% / reading 45%, grade D+, #275 of 994 statewide, top 28%, 523 students, 57% FRL); West Washington Jr-Sr High School (math 22% / reading 42%, grade F, #295 of 369 statewide, top 82%, 411 students, 50% FRL).
• Market conditions: 15 active listings in the ZIP; 25 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Washington County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 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.

Recommended offer $89,000

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.48% ✓
• Cap rate: 13.18%
• Cash-on-cash: 24.59%
• DSCR: 2.09
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $88,064
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
42 N Hickory St	0.00mi	4/2.5	2,752 (0%)	1mo	$89,000	$32	99
459 S Sycamore St	0.40mi	5/2.0 (+1)	2,736 (-1%)	5mo	$219,900	$80	69
237 E Oak St	0.57mi	3/1.0 (-1)	2,491 (-10%)	5mo	$25,000	$10	42

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: 17.9%
• Equity multiple: 1.73×
• Total profit: $18,070
• Equity at exit: $13,270

10-year hold

• IRR: 26.3%
• Equity multiple: 3.31×
• Total profit: $57,479
• Equity at exit: $7,695

Cash invested: $24,920 (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 47108

• Home prices YoY: -18.8%
• Active inventory: 15
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,315 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$24 /mo · $288/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $511

Break-even live

Break-even rent $668

Max offer price $89,000

Occupancy floor 56%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-04-20
   status Pending 381-char remark

   Show marketing remark (381 chars)

   One of a Kind! 4 bedroom, 3 bath home with two kitchen spaces offering 2,752 square feet on two lots! With a little TLC this could be THE ONE! Large 33x7 front porch for your morning coffee, leads to the spacious living room area next to one kitchen space. Ample bedroom sizes for your growing needs. 32 x 24 Detached Garage for all handy man alike. Check it out before it is gone!

2. 2026-04-20
   status Pending

   Show marketing remark (381 chars)

   One of a Kind! 4 bedroom, 3 bath home with two kitchen spaces offering 2,752 square feet on two lots! With a little TLC this could be THE ONE! Large 33x7 front porch for your morning coffee, leads to the spacious living room area next to one kitchen space. Ample bedroom sizes for your growing needs. 32 x 24 Detached Garage for all handy man alike. Check it out before it is gone!

3. 2026-04-16
   listed $89,000 Active
4. 2026-04-15
   listed $89,000 Active 381-char remark

   Show marketing remark (381 chars)

   One of a Kind! 4 bedroom, 3 bath home with two kitchen spaces offering 2,752 square feet on two lots! With a little TLC this could be THE ONE! Large 33x7 front porch for your morning coffee, leads to the spacious living room area next to one kitchen space. Ample bedroom sizes for your growing needs. 32 x 24 Detached Garage for all handy man alike. Check it out before it is gone!

5. 2026-02-27
   soldstatus $134,190
6. 2023-12-01
   soldstatus $138,000 Closed 896-char remark

   Show marketing remark (896 chars)

   Looking for a charming home in a peaceful small-town setting? Look no further than 42 N Walnut St in Campbellsburg, IN! This beautifully updated 4-bedroom, 2-bathroom home offers the perfect combination of classic charm and modern convenience. You'll love the spacious living areas, new paint, and carpeted floors throughout. And with a large backyard, this property is perfect for outdoor entertaining or simply relaxing with family and friends. Many new/ er upgrades throughout. All data is approximate, if important buyer and buyer's agent should verify. Located in the heart of Campbellsburg, you'll enjoy the quiet, friendly community and easy access to nearby amenities. Plus, with its proximity to major highways, you're just a short drive away from all that the surrounding areas have to offer. So why wait? Contact us today to schedule a showing and make 42 N Walnut St your new home!

7. 2023-10-30
   status Pending 896-char remark

   Show marketing remark (896 chars)

   Looking for a charming home in a peaceful small-town setting? Look no further than 42 N Walnut St in Campbellsburg, IN! This beautifully updated 4-bedroom, 2-bathroom home offers the perfect combination of classic charm and modern convenience. You'll love the spacious living areas, new paint, and carpeted floors throughout. And with a large backyard, this property is perfect for outdoor entertaining or simply relaxing with family and friends. Many new/ er upgrades throughout. All data is approximate, if important buyer and buyer's agent should verify. Located in the heart of Campbellsburg, you'll enjoy the quiet, friendly community and easy access to nearby amenities. Plus, with its proximity to major highways, you're just a short drive away from all that the surrounding areas have to offer. So why wait? Contact us today to schedule a showing and make 42 N Walnut St your new home!

8. 2023-08-29
   status Active 896-char remark

   Show marketing remark (896 chars)

   Looking for a charming home in a peaceful small-town setting? Look no further than 42 N Walnut St in Campbellsburg, IN! This beautifully updated 4-bedroom, 2-bathroom home offers the perfect combination of classic charm and modern convenience. You'll love the spacious living areas, new paint, and carpeted floors throughout. And with a large backyard, this property is perfect for outdoor entertaining or simply relaxing with family and friends. Many new/ er upgrades throughout. All data is approximate, if important buyer and buyer's agent should verify. Located in the heart of Campbellsburg, you'll enjoy the quiet, friendly community and easy access to nearby amenities. Plus, with its proximity to major highways, you're just a short drive away from all that the surrounding areas have to offer. So why wait? Contact us today to schedule a showing and make 42 N Walnut St your new home!

9. 2023-08-21
   status Pending 896-char remark

   Show marketing remark (896 chars)

   Looking for a charming home in a peaceful small-town setting? Look no further than 42 N Walnut St in Campbellsburg, IN! This beautifully updated 4-bedroom, 2-bathroom home offers the perfect combination of classic charm and modern convenience. You'll love the spacious living areas, new paint, and carpeted floors throughout. And with a large backyard, this property is perfect for outdoor entertaining or simply relaxing with family and friends. Many new/ er upgrades throughout. All data is approximate, if important buyer and buyer's agent should verify. Located in the heart of Campbellsburg, you'll enjoy the quiet, friendly community and easy access to nearby amenities. Plus, with its proximity to major highways, you're just a short drive away from all that the surrounding areas have to offer. So why wait? Contact us today to schedule a showing and make 42 N Walnut St your new home!

10. 2023-08-17
    price $140,000 896-char remark

    Show marketing remark (896 chars)

    Looking for a charming home in a peaceful small-town setting? Look no further than 42 N Walnut St in Campbellsburg, IN! This beautifully updated 4-bedroom, 2-bathroom home offers the perfect combination of classic charm and modern convenience. You'll love the spacious living areas, new paint, and carpeted floors throughout. And with a large backyard, this property is perfect for outdoor entertaining or simply relaxing with family and friends. Many new/ er upgrades throughout. All data is approximate, if important buyer and buyer's agent should verify. Located in the heart of Campbellsburg, you'll enjoy the quiet, friendly community and easy access to nearby amenities. Plus, with its proximity to major highways, you're just a short drive away from all that the surrounding areas have to offer. So why wait? Contact us today to schedule a showing and make 42 N Walnut St your new home!

11. 2023-05-24
    status Active 896-char remark

    Show marketing remark (896 chars)

    Looking for a charming home in a peaceful small-town setting? Look no further than 42 N Walnut St in Campbellsburg, IN! This beautifully updated 4-bedroom, 2-bathroom home offers the perfect combination of classic charm and modern convenience. You'll love the spacious living areas, new paint, and carpeted floors throughout. And with a large backyard, this property is perfect for outdoor entertaining or simply relaxing with family and friends. Many new/ er upgrades throughout. All data is approximate, if important buyer and buyer's agent should verify. Located in the heart of Campbellsburg, you'll enjoy the quiet, friendly community and easy access to nearby amenities. Plus, with its proximity to major highways, you're just a short drive away from all that the surrounding areas have to offer. So why wait? Contact us today to schedule a showing and make 42 N Walnut St your new home!

12. 2023-05-02
    status Pending 896-char remark

    Show marketing remark (896 chars)

    Looking for a charming home in a peaceful small-town setting? Look no further than 42 N Walnut St in Campbellsburg, IN! This beautifully updated 4-bedroom, 2-bathroom home offers the perfect combination of classic charm and modern convenience. You'll love the spacious living areas, new paint, and carpeted floors throughout. And with a large backyard, this property is perfect for outdoor entertaining or simply relaxing with family and friends. Many new/ er upgrades throughout. All data is approximate, if important buyer and buyer's agent should verify. Located in the heart of Campbellsburg, you'll enjoy the quiet, friendly community and easy access to nearby amenities. Plus, with its proximity to major highways, you're just a short drive away from all that the surrounding areas have to offer. So why wait? Contact us today to schedule a showing and make 42 N Walnut St your new home!

13. 2023-04-26
    price $150,000 896-char remark

    Show marketing remark (896 chars)

    Looking for a charming home in a peaceful small-town setting? Look no further than 42 N Walnut St in Campbellsburg, IN! This beautifully updated 4-bedroom, 2-bathroom home offers the perfect combination of classic charm and modern convenience. You'll love the spacious living areas, new paint, and carpeted floors throughout. And with a large backyard, this property is perfect for outdoor entertaining or simply relaxing with family and friends. Many new/ er upgrades throughout. All data is approximate, if important buyer and buyer's agent should verify. Located in the heart of Campbellsburg, you'll enjoy the quiet, friendly community and easy access to nearby amenities. Plus, with its proximity to major highways, you're just a short drive away from all that the surrounding areas have to offer. So why wait? Contact us today to schedule a showing and make 42 N Walnut St your new home!

14. 2023-04-06
    price $155,000 896-char remark

    Show marketing remark (896 chars)

    Looking for a charming home in a peaceful small-town setting? Look no further than 42 N Walnut St in Campbellsburg, IN! This beautifully updated 4-bedroom, 2-bathroom home offers the perfect combination of classic charm and modern convenience. You'll love the spacious living areas, new paint, and carpeted floors throughout. And with a large backyard, this property is perfect for outdoor entertaining or simply relaxing with family and friends. Many new/ er upgrades throughout. All data is approximate, if important buyer and buyer's agent should verify. Located in the heart of Campbellsburg, you'll enjoy the quiet, friendly community and easy access to nearby amenities. Plus, with its proximity to major highways, you're just a short drive away from all that the surrounding areas have to offer. So why wait? Contact us today to schedule a showing and make 42 N Walnut St your new home!

15. 2023-03-09
    listed $160,000 Active 896-char remark

    Show marketing remark (896 chars)

    Looking for a charming home in a peaceful small-town setting? Look no further than 42 N Walnut St in Campbellsburg, IN! This beautifully updated 4-bedroom, 2-bathroom home offers the perfect combination of classic charm and modern convenience. You'll love the spacious living areas, new paint, and carpeted floors throughout. And with a large backyard, this property is perfect for outdoor entertaining or simply relaxing with family and friends. Many new/ er upgrades throughout. All data is approximate, if important buyer and buyer's agent should verify. Located in the heart of Campbellsburg, you'll enjoy the quiet, friendly community and easy access to nearby amenities. Plus, with its proximity to major highways, you're just a short drive away from all that the surrounding areas have to offer. So why wait? Contact us today to schedule a showing and make 42 N Walnut St your new home!

16. 2017-11-08
    soldstatus $35,829
17. 2016-10-25
    soldstatus $53,250
18. 2014-12-22
    soldstatus $72,000
19. 2014-12-22
    soldstatus $72,000
20. 2014-01-02
    listed $79,900
21. 2014-01-02
    listed $79,900

ⓘ 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: $288 · $24/mo
• Projected year-2 tax: $522 · $44/mo
• Expected delta: +$234/yr (+$20/mo · 81.4%)

ⓘ 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 4/10 Moderate 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,774
• − Mortgage interest: −$4,985
• − Property taxes: −$288
• − Insurance: −$445
• − Repairs & maintenance: −$1,262
• − Management: −$1,262
• − Depreciation: −$2,589
• Taxable income: $4,943
• Est. tax owed @ 24.0%: −$1,186
• After-tax cash flow: $4,942/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: West Washington School Corporation
• NCES district ID: 1812930
• Math proficiency: 41% ▼ -15.00%
• Reading proficiency: 43% ▼ -15.00%
• Median HH income: $42,006
• Composite: 35.39/100
• National rank: #4949
• State rank: #125 of 301 in IN

Livability — Campbellsburg

• Score: 64/100
• State rank: #405
• US rank: #14778

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Campbellsburg, IN
• City population: 2,003
• Population (ZIP): 2,003

Population outlook (Washington County) Hauer SSP2

• Today (2025): 26,460 people
• By 2030: 25,498 · -3.6%
• By 2040: 23,127 · -12.6%
• By 2050: 20,505 · -22.5%
• By 2075: 14,941 · -43.5%
• By 2100: 10,453 · -60.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5%
• Common ancestry: Scottish 2% Lithuanian 2% Slovak 1%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+54.8) · D 21.7% · R 76.5% · Other 1.7%
• 2008→2024 swing: -37.5pp toward R · 2008: -17.3pp · 2024: -54.8pp
• All cycles: 2024: R+54.8 2020: R+52.1 2016: R+49.1 2012: R+24.4 2008: R+17.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -42.69%
• Current HPI: 184.4
• 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

+11.4% since first listed

21 events — show timeline

• 2026-04-20 Pending — IRMLS
• 2026-04-20 Pending — MIBOR as Distributed by MLS Grid
• 2026-04-16 Listed $89,000 MIBOR as Distributed by MLS Grid
• 2026-04-15 Listed $89,000 IRMLS
• 2026-02-27 Sold (Public Records) $134,190 Public Records
• 2023-12-01 Sold (MLS) $138,000 SIRA
• 2023-10-30 Pending — SIRA
• 2023-08-29 Relisted — SIRA
• 2023-08-21 Pending — SIRA
• 2023-08-17 Price Changed $140,000 SIRA
• 2023-05-24 Relisted — SIRA
• 2023-05-02 Pending — SIRA
• 2023-04-26 Price Changed $150,000 SIRA
• 2023-04-06 Price Changed $155,000 SIRA
• 2023-03-09 Listed $160,000 SIRA
• 2017-11-08 Sold (Public Records) $35,829 Public Records
• 2016-10-25 Sold (Public Records) $53,250 Public Records
• 2014-12-22 Sold (MLS) $72,000 IRMLS
• 2014-12-22 Sold (MLS) $72,000 SIRA
• 2014-01-02 Listed $79,900 IRMLS
• 2014-01-02 Listed $79,900 SIRA

Property tax history

-10.3%/yr

Latest (2024): $288 · +15.8% YoY. Source: county tax records.