339 Bohart Ln · Charlestown, IN 47111

$208,900

3 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 56 Days on market

Built 1982 7,884 sqft lot $193/sqft · at area comps Est $210k · at est. ↓ 2% since listing

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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 +12.7/30.0
• ARV discount +7.7/15.0
• DSCR +3.8/10.0
• Livability +3.2/5.0
• 1% rule +2.8/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming home offers 3 bedrooms and 1 full bathroom, featuring a spacious living room and an extra-large kitchen and dining area—perfect for family gatherings or entertaining. Comes with all kitchen appliances and washer and dryer !The bathroom includes a handicap-accessible shower with a built-in seat and grab bars, providing added comfort and accessibility. Recent updates include a 2-year-old roof and a brand-new HVAC system for peace of mind and efficiency. Enjoy the convenience of a 1-car attached garage plus a large pole-barn garage out back, offering tons of storage or workshop space. The fenced-in backyard and corner lot provide great outdoor potential for pets, play, or gardening. Don’t miss out on this fantastic home—schedule your showing today! Square footage is approximate; if critical, buyers should verify.

Key facts

• Extra-large kitchen
• Fenced-in backyard
• 2-year-old roof

Tags

• EXTRA-LARGE KITCHEN
• HANDICAP-ACCESSIBLE SHOWER
• 2-YEAR-OLD ROOF
• BRAND-NEW HVAC SYSTEM
• FENCED-IN BACKYARD
• CORNER LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $209k.

Deal economics

• At list price, monthly cash flow is $-22 ($-262/yr) — negative.
• To cash-flow at today's rent, offer at most $205k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (21.9% below list).
• Recommended offer: $163k (21.9% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.2% in Charlestown — 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 65/100 on livability (#352 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Greater Clark County Schools (suburban): math 26% / reading 37% proficiency, ranked #224 of 301 in IN (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Pleasant Ridge Elementary School (531 students, 54% FRL); Charlestown Middle School (math 23% / reading 40%, grade F, #197 of 330 statewide, top 60%, 612 students, 44% FRL); Charlestown Senior High School (math 17% / reading 57%, grade F, #247 of 369 statewide, top 70%, 788 students, 40% FRL) — zoned schools at 46% FRL track the district average.
• Market conditions: 264 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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 56 days — a 3% lower offer ($203k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $163,189 (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 56 days. Have you received any prior offers? Is the seller open to a 22% 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 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?
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: 0.78% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.45%
• DSCR: 0.98
• GRM: 10.7

CMA / ARV

• ARV (median comp): $209,645
• List price: $208,900
• Delta: -0.36%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 Lisa Ln	0.30mi	3/1.0	1,031 (-4%)	2mo	$210,000	$204	76
100 Hodge St	0.36mi	3/1.5	1,120 (+4%)	3mo	$204,000	$182	73
106 Broadmoor Ave	0.45mi	3/2.0	1,110 (+3%)	3mo	$212,500	$191	67
186 2nd St	0.51mi	3/1.5	1,050 (-3%)	3mo	$197,500	$188	67
322 Jackson Way	0.25mi	3/2.0	1,191 (+10%)	3mo	$230,000	$193	65
301 Glendale Dr	0.36mi	3/1.0	962 (-11%)	2mo	$163,000	$169	63
129 Broadmoor Ave	0.58mi	3/1.0	1,025 (-5%)	3mo	$212,000	$207	62
120 Hodge St	0.22mi	3/1.5	1,239 (+15%)	2mo	$209,900	$169	62
115 Sunnyside Dr	0.25mi	2/2.0 (-1)	1,200 (+11%)	1mo	$210,000	$175	60
179 5th St	0.64mi	3/2.0	1,188 (+10%)	1mo	$216,135	$182	49
1210 Market St	0.70mi	3/1.0	1,200 (+11%)	1mo	$235,000	$196	48
168 3rd St	0.54mi	2/1.0 (-1)	924 (-14%)	3mo	$153,000	$166	43

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: -17.1%
• Equity multiple: 0.40×
• Total profit: $-35,299
• Equity at exit: $31,148

10-year hold

• IRR: -9.1%
• Equity multiple: 0.44×
• Total profit: $-32,760
• Equity at exit: $18,062

Cash invested: $58,492 (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 47111

• Active inventory: 264
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,632 medium
• Mortgage (P&I): −$1,095
• Tax from tax record: −$129 /mo · $1,542/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $-22

Break-even live

Break-even rent $1,660

Max offer price $205,041

Occupancy floor 96%

Sensitivity live

Price	-10% $96	-5% $37	+0% $-22	+5% $-81	+10% $-140
Rent	-10% $-151	-5% $-86	+0% $-22	+5% $43	+10% $107
Rate	-1.0pp $83	-0.5pp $31	base $-22	+0.5pp $-76	+1.0pp $-131

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: $52,225
• Closing costs: $6,267
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1811 Edgewood Dr Charlestown, IN	3.0	1.0	951	$1,350	$1.42	3d	1	0.58mi
1210 Market St Charlestown, IN	3.0	1.0	1200	$1,749	$1.46	5d	1	0.69mi
213 Lowell Ave Charlestown, IN	3.0	2.0	1416	$1,700	$1.20	45d	1	1.38mi
1155 Indiana 62 Charlestown, IN	1.0–2.0	1.0–2.0	993	$1,550	$1.56	3d	152	1.46mi

Listing history 8 events

1. 2026-06-07
   days on market $208,900 Active 56 DOM
2. 2026-06-03
   days on market $208,900 Active 52 DOM
3. 2026-06-02
   days on market $208,900 Active 51 DOM
4. 2026-06-01
   days on market $208,900 Active 50 DOM
5. 2026-05-31
   days on market $208,900 Active 49 DOM
6. 2026-04-11
   listed $212,900 Active 853-char remark

   Show marketing remark (853 chars)

   This charming home offers 3 bedrooms and 1 full bathroom, featuring a spacious living room and an extra-large kitchen and dining area—perfect for family gatherings or entertaining. Comes with all kitchen appliances and washer and dryer !The bathroom includes a handicap-accessible shower with a built-in seat and grab bars, providing added comfort and accessibility. Recent updates include a 2-year-old roof and a brand-new HVAC system for peace of mind and efficiency. Enjoy the convenience of a 1-car attached garage plus a large pole-barn garage out back, offering tons of storage or workshop space. The fenced-in backyard and corner lot provide great outdoor potential for pets, play, or gardening. Don’t miss out on this fantastic home—schedule your showing today! Square footage is approximate; if critical, buyers should verify.

7. 2025-12-12
   price $212,900
8. 2025-11-03
   price $217,900

ⓘ 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: $1,542 · $129/mo
• Projected year-2 tax: $1,659 · $138/mo
• Expected delta: +$117/yr (+$10/mo · 7.6%)

ⓘ 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 ≥104°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $19,583
• − Mortgage interest: −$11,702
• − Property taxes: −$1,542
• − Insurance: −$1,044
• − Repairs & maintenance: −$1,567
• − Management: −$1,567
• − Depreciation: −$6,077
• Taxable loss: −$3,916
• Est. tax savings @ 24.0%: +$940
• After-tax cash flow: $678/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: Greater Clark County Schools
• NCES district ID: 1803940
• Math proficiency: 26% ▼ -15.00%
• Reading proficiency: 37% ▼ -13.00%
• Median HH income: $47,838
• Composite: 27.2/100
• National rank: #7020
• State rank: #224 of 301 in IN

Livability — Charlestown

• Score: 65/100
• State rank: #352
• US rank: #13430

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Charlestown, IN
• County: Clark County · 108,879 people
• City population: 17,738
• Metro: Louisville/Jefferson County, KY-IN
• Population (ZIP): 17,738
• Household income: $95,376
• Rent vs Own: 13.4% rent · 86.6% own
• Severe rent burden: 151.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 5% Hispanic / Latino 4% Black 3%
• Common ancestry: Italian 2% Lithuanian 2% Romanian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 95% English-only · Spanish 3% Chinese 1%

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: ▼ -126.16%
• Current HPI: 198.7046
• Rent YoY: —
• Metro: Louisville/Jefferson County, KY-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

-2.3% since first listed

3 events — show timeline

• 2026-04-11 Listed $212,900 SIRA
• 2025-12-12 Price Changed $212,900 SIRA
• 2025-11-03 Price Changed $217,900 SIRA

Property tax history

+11.4%/yr

Latest (2024): $1,542 · +12.8% YoY. Source: county tax records.