418 E Cumberland St · Camden, IN 46917

$165,900

4 bd · 1.0 ba · 1,400 sqft · SingleFamily public records · 28 Days on market

Built 1900 9,888 sqft lot $118/sqft · at area comps Est $167k · at est.

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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).

• Appreciation +10.0/10.0
• Cash flow +9.8/30.0
• ARV discount +7.8/15.0
• Schools +3.3/10.0
• Livability +3.1/5.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Listing remarks MLS

DON'T MISS THIS OPPORTUNITY! Discover comfortable small-town living in this charming 4-bedroom, 1-bath home on a large corner lot conveniently located between Lafayette, Delphi, and Logansport. Updates include some new windows (2025), fresh paint and carpet, and a metal roof. Enjoy a 1-car detached garage. There is room for a small garden area, and you can enjoy nearby community favorites like tractor pulls, baseball games and playing in the local park.

Key facts

• Metal roof
• Large corner lot
• New windows

Tags

• LARGE CORNER LOT
• NEW WINDOWS
• METAL ROOF
• SMALL GARDEN AREA

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $166k.

Deal economics

• At list price, monthly cash flow is $-105 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (11.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $123k (25.9% below list).
• Recommended offer: $123k (25.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#502 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Delphi Community School Corporation (town): math 36% / reading 41% proficiency, ranked #160 of 301 in IN (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Delphi Community Elementary School (math 37% / reading 31%, grade F, #627 of 994 statewide, top 63%, 623 students, 54% FRL); Delphi Community Middle School (math 31% / reading 43%, grade F, #152 of 330 statewide, top 47%, 333 students, 49% FRL); Delphi Community High School (math 47% / reading 67%, grade C, #64 of 369 statewide, top 18%, 405 students, 46% FRL).
• Market conditions: 2 active listings in the ZIP; 32 units permitted in Carroll County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• Carroll County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 8 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.
• Current owner paid $13k; list at $166k implies a 1176% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $122,936 (25.9% 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. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.74% ✗
• Cap rate: 5.53%
• Cash-on-cash: -2.72%
• DSCR: 0.88
• GRM: 11.2

CMA / ARV

• ARV (median comp): $166,968
• List price: $165,900
• Delta: -0.64%
• Verdict: FAIR
• Comps: 14 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
418 E Cumberland St	0.00mi	4/1.0	1,400 (0%)	1mo	$165,900	$119	100
367 N Monroe St	0.28mi	3/1.0 (-1)	1,498 (+7%)	16mo	$152,000	$101	57
179 S Sanderson St	0.47mi	3/2.0 (-1)	1,360 (-3%)	13mo	$220,000	$162	54
157 N Monroe St	0.27mi	3/2.0 (-1)	1,600 (+14%)	23mo	$160,000	$100	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.3%
• Equity multiple: 2.80×
• Total profit: $83,624
• Equity at exit: $149,456

10-year hold

• IRR: 20.0%
• Equity multiple: 6.41×
• Total profit: $251,482
• Equity at exit: $322,307

Cash invested: $46,452 (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 46917

• Home prices YoY: 12.5%
• Active inventory: 2
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,229 medium
• Mortgage (P&I): −$870
• Tax from tax record: −$137 /mo · $1,648/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $-105

Break-even live

Break-even rent $1,363

Max offer price $147,302

Occupancy floor —

Sensitivity live

Price	-10% $-11	-5% $-58	+0% $-105	+5% $-152	+10% $-199
Rent	-10% $-202	-5% $-154	+0% $-105	+5% $-57	+10% $-8
Rate	-1.0pp $-22	-0.5pp $-63	base $-105	+0.5pp $-148	+1.0pp $-192

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: $41,475
• Closing costs: $4,977
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-05-07
   status Pending 458-char remark

   Show marketing remark (458 chars)

   DON'T MISS THIS OPPORTUNITY! Discover comfortable small-town living in this charming 4-bedroom, 1-bath home on a large corner lot conveniently located between Lafayette, Delphi, and Logansport. Updates include some new windows (2025), fresh paint and carpet, and a metal roof. Enjoy a 1-car detached garage. There is room for a small garden area, and you can enjoy nearby community favorites like tractor pulls, baseball games and playing in the local park.

2. 2026-05-07
   status Active 458-char remark

   Show marketing remark (458 chars)

   DON'T MISS THIS OPPORTUNITY! Discover comfortable small-town living in this charming 4-bedroom, 1-bath home on a large corner lot conveniently located between Lafayette, Delphi, and Logansport. Updates include some new windows (2025), fresh paint and carpet, and a metal roof. Enjoy a 1-car detached garage. There is room for a small garden area, and you can enjoy nearby community favorites like tractor pulls, baseball games and playing in the local park.

3. 2026-05-07
   historical 458-char remark

   Show marketing remark (458 chars)

   DON'T MISS THIS OPPORTUNITY! Discover comfortable small-town living in this charming 4-bedroom, 1-bath home on a large corner lot conveniently located between Lafayette, Delphi, and Logansport. Updates include some new windows (2025), fresh paint and carpet, and a metal roof. Enjoy a 1-car detached garage. There is room for a small garden area, and you can enjoy nearby community favorites like tractor pulls, baseball games and playing in the local park.

4. 2026-04-22
   status Active 458-char remark

   Show marketing remark (458 chars)

   DON'T MISS THIS OPPORTUNITY! Discover comfortable small-town living in this charming 4-bedroom, 1-bath home on a large corner lot conveniently located between Lafayette, Delphi, and Logansport. Updates include some new windows (2025), fresh paint and carpet, and a metal roof. Enjoy a 1-car detached garage. There is room for a small garden area, and you can enjoy nearby community favorites like tractor pulls, baseball games and playing in the local park.

5. 2026-04-12
   status Active 458-char remark

   Show marketing remark (458 chars)

   DON'T MISS THIS OPPORTUNITY! Discover comfortable small-town living in this charming 4-bedroom, 1-bath home on a large corner lot conveniently located between Lafayette, Delphi, and Logansport. Updates include some new windows (2025), fresh paint and carpet, and a metal roof. Enjoy a 1-car detached garage. There is room for a small garden area, and you can enjoy nearby community favorites like tractor pulls, baseball games and playing in the local park.

6. 2026-04-03
   historical Active Under Contract 458-char remark

   Show marketing remark (458 chars)

   DON'T MISS THIS OPPORTUNITY! Discover comfortable small-town living in this charming 4-bedroom, 1-bath home on a large corner lot conveniently located between Lafayette, Delphi, and Logansport. Updates include some new windows (2025), fresh paint and carpet, and a metal roof. Enjoy a 1-car detached garage. There is room for a small garden area, and you can enjoy nearby community favorites like tractor pulls, baseball games and playing in the local park.

7. 2026-03-30
   listed $165,900 Active 458-char remark

   Show marketing remark (458 chars)

   DON'T MISS THIS OPPORTUNITY! Discover comfortable small-town living in this charming 4-bedroom, 1-bath home on a large corner lot conveniently located between Lafayette, Delphi, and Logansport. Updates include some new windows (2025), fresh paint and carpet, and a metal roof. Enjoy a 1-car detached garage. There is room for a small garden area, and you can enjoy nearby community favorites like tractor pulls, baseball games and playing in the local park.

8. 2025-08-23
   status Active
9. 2025-08-23
   historical
10. 2025-05-30
    price $179,900
11. 2025-04-02
    status Active
12. 2025-04-02
    price $185,000
13. 2024-11-17
    listed $135,000 Active
14. 2014-05-15
    soldstatus $13,000
15. 2014-03-02
    listed $14,900

ⓘ 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: $1,648 · $137/mo
• Projected year-2 tax: $1,648 · $137/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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,752
• − Mortgage interest: −$9,293
• − Property taxes: −$1,648
• − Insurance: −$830
• − Repairs & maintenance: −$1,180
• − Management: −$1,180
• − Depreciation: −$4,826
• Taxable loss: −$4,205
• Est. tax savings @ 24.0%: +$1,009
• After-tax cash flow: $-254/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: Delphi Community School Corporation
• NCES district ID: 1802700
• Math proficiency: 36% ▼ -11.00%
• Reading proficiency: 41% ▼ -8.00%
• Median HH income: $47,044
• Composite: 32.95/100
• National rank: #5589
• State rank: #160 of 301 in IN

Livability — Camden

• Score: 61/100
• State rank: #502
• US rank: #17846

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Camden, IN
• Population (ZIP): 1,992

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 19,409 people
• By 2030: 18,970 · -2.3%
• By 2040: 17,934 · -7.6%
• By 2050: 16,753 · -13.7%
• By 2075: 14,084 · -27.4%
• By 2100: 11,350 · -41.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 6% Two or more races 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Russian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1% Arabic 1%

Political lean MEDSL · Carroll

• 2024 margin: Solid R (+52.1) · D 23.1% · R 75.2% · Other 1.7%
• 2008→2024 swing: -39.3pp toward R · 2008: -12.8pp · 2024: -52.1pp
• All cycles: 2024: R+52.1 2020: R+51.2 2016: R+50.9 2012: R+30.3 2008: R+12.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 30.68%
• Current HPI: 276.6746
• 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

+1013.4% since first listed

15 events — show timeline

• 2026-05-07 Pending — IRMLS
• 2026-05-07 Relisted — IRMLS
• 2026-05-07 Delisted — IRMLS
• 2026-04-22 Relisted — IRMLS
• 2026-04-12 Relisted — IRMLS
• 2026-04-03 Contingent — IRMLS
• 2026-03-30 Listed $165,900 IRMLS
• 2025-08-23 Relisted — IRMLS
• 2025-08-23 Delisted — IRMLS
• 2025-05-30 Price Changed $179,900 IRMLS
• 2025-04-02 Relisted — IRMLS
• 2025-04-02 Price Changed $185,000 IRMLS
• 2024-11-17 Listed $135,000 IRMLS
• 2014-05-15 Sold (MLS) $13,000 IRMLS
• 2014-03-02 Listed $14,900 IRMLS

Property tax history

+1.9%/yr

Latest (2024): $1,648 · +2.8% YoY. Source: county tax records.