335 N Parker Ave · Albany, IN 47320

$69,900

2 bd · 1.0 ba · 1,076 sqft · SingleFamily public records · 28 Days on market

Built 1940 10,000 sqft lot $65/sqft · 34% below area Est $105k · 34% under ↓ 6% since listing

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.4/10.0

Listing remarks MLS

SMALL TOWN LIVING! This is your chance to own a sweet two-bedroom home in the wonderful town of Albany. Located in a nice quiet neighborhood, this home features a large corner lot, private patio, detached garage, and a covered front porch perfect for relaxing. A nice floorplan includes a living room with hardwood floors, two bedrooms, and an eat-in kitchen. A separate laundry room and Bonus Room are great for added space. The Bonus room could be converted to a 3rd bedroom, Office or Den.

Key facts

• Covered front porch
• Large corner lot
• Private patio

Tags

• LARGE CORNER LOT
• PRIVATE PATIO
• COVERED FRONT PORCH
• HARDWOOD FLOORS
• EAT-IN KITCHEN
• SEPARATE LAUNDRY ROOM

Property features AI

Exterior

• Parking: Detached concrete garage; 2-car garage
• Utilities: Public water; Municipal sewer connected
• Home design: Single family residence; One level
• Construction: Vinyl siding; Crawl space foundation (wood)
• Exterior features: Covered patio; Corner lot; Mature trees; Suburban setting; Has a view

Interior

• Kitchen: Refrigerator
• Bedrooms: 2 bedrooms on the main level; Bonus room on the main level (11x13)
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Eat-in kitchen; Utility room; Covered patio
• Laundry & utility: Laundry room; Washer; Dryer; Water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $275 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($994 rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#253 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D, amenities F, commute F.
• Delaware Community School Corporation (rural): math 43% / reading 51% proficiency, ranked #76 of 301 in IN (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Albany Elementary School (math 42% / reading 42%, grade F, #434 of 994 statewide, top 48%, 299 students, 67% FRL); Delta High School (math 57% / reading 77%, grade B, #24 of 369 statewide, top 7%, 787 students, 43% FRL) — zoned schools average 55% FRL vs 32% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 30 active listings in the ZIP; 171 units permitted in Delaware County in 2024 (57 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Delaware County population projected at -11% 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 $20k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $4k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $68,851 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — 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. 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: 1.42% ✓
• Cap rate: 11.01%
• Cash-on-cash: 16.84%
• DSCR: 1.75
• GRM: 5.9

CMA / ARV

• ARV (median comp): $105,463
• List price: $69,900
• Delta: -33.72%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
332 N Parker Ave	0.05mi	2/1.0	1,200 (+12%)	6mo	$105,000	$88	74
152 N Foster Ave	0.17mi	2/1.0	1,013 (-6%)	12mo	$65,000	$64	72
715 E Franklin St	0.08mi	3/1.0 (+1)	1,204 (+12%)	2mo	$145,000	$120	69
221 N Main St	0.45mi	3/1.0 (+1)	1,092 (+2%)	4mo	$144,000	$132	68
469 N Foster St	0.10mi	3/1.0 (+1)	988 (-8%)	13mo	$150,000	$152	65
156 S Miller Ave	0.40mi	2/1.0	1,207 (+12%)	7mo	$56,520	$47	55
394 Delaware Ct	0.66mi	3/1.5 (+1)	1,112 (+3%)	4mo	$138,500	$125	53
210 W Granville Ave	0.55mi	3/1.5 (+1)	1,120 (+4%)	12mo	$154,900	$138	51
128 S Broadway St	0.60mi	2/1.0	1,001 (-7%)	17mo	$67,500	$67	46
1760 E State St	0.68mi	3/1.5 (+1)	1,144 (+6%)	6mo	$129,900	$114	45
220 N Meadow Ln	0.63mi	3/1.5 (+1)	1,040 (-3%)	16mo	$79,275	$76	44
1846 E Wren Blvd	0.72mi	3/1.0 (+1)	988 (-8%)	16mo	$140,000	$142	35

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: 8.1%
• Equity multiple: 1.32×
• Total profit: $6,195
• Equity at exit: $10,422

10-year hold

• IRR: 17.4%
• Equity multiple: 2.43×
• Total profit: $28,046
• Equity at exit: $6,044

Cash invested: $19,572 (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 47320

• Home prices YoY: -3.2%
• Active inventory: 30
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $994 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$115 /mo · $1,378/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $275

Break-even live

Break-even rent $646

Max offer price $69,900

Occupancy floor 67%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $69,900 Active 28 DOM
2. 2026-06-18
   days on market $69,900 Active 27 DOM
3. 2026-06-17
   days on market $69,900 Active 26 DOM
4. 2026-06-16
   days on market $69,900 Active 25 DOM
5. 2026-06-15
   days on market $69,900 Active 24 DOM
6. 2026-06-14
   days on market $69,900 Active 22 DOM
7. 2026-06-13
   days on market $69,900 Active 21 DOM
8. 2026-06-10
   days on market $69,900 Active 19 DOM
9. 2026-06-09
   days on market $69,900 Active 18 DOM
10. 2026-06-08
    days on market $69,900 Active 17 DOM
11. 2026-06-07
    remarks 529-char remark
12. 2026-06-07
    pricestatusdays on market $69,900 Active 16 DOM
13. 2026-05-18
    status Pending 492-char remark

    Show marketing remark (492 chars)

    SMALL TOWN LIVING! This is your chance to own a sweet two-bedroom home in the wonderful town of Albany. Located in a nice quiet neighborhood, this home features a large corner lot, private patio, detached garage, and a covered front porch perfect for relaxing. A nice floorplan includes a living room with hardwood floors, two bedrooms, and an eat-in kitchen. A separate laundry room and Bonus Room are great for added space. The Bonus room could be converted to a 3rd bedroom, Office or Den.

14. 2026-05-18
    status Pending 494-char remark

    Show marketing remark (492 chars)

    SMALL TOWN LIVING! This is your chance to own a sweet two-bedroom home in the wonderful town of Albany. Located in a nice quiet neighborhood, this home features a large corner lot, private patio, detached garage, and a covered front porch perfect for relaxing. A nice floorplan includes a living room with hardwood floors, two bedrooms, and an eat-in kitchen. A separate laundry room and Bonus Room are great for added space. The Bonus room could be converted to a 3rd bedroom, Office or Den.

15. 2026-05-04
    listed $74,000 Active 492-char remark

    Show marketing remark (492 chars)

    SMALL TOWN LIVING! This is your chance to own a sweet two-bedroom home in the wonderful town of Albany. Located in a nice quiet neighborhood, this home features a large corner lot, private patio, detached garage, and a covered front porch perfect for relaxing. A nice floorplan includes a living room with hardwood floors, two bedrooms, and an eat-in kitchen. A separate laundry room and Bonus Room are great for added space. The Bonus room could be converted to a 3rd bedroom, Office or Den.

16. 2026-05-04
    listed $74,000 Active 494-char remark

    Show marketing remark (492 chars)

    SMALL TOWN LIVING! This is your chance to own a sweet two-bedroom home in the wonderful town of Albany. Located in a nice quiet neighborhood, this home features a large corner lot, private patio, detached garage, and a covered front porch perfect for relaxing. A nice floorplan includes a living room with hardwood floors, two bedrooms, and an eat-in kitchen. A separate laundry room and Bonus Room are great for added space. The Bonus room could be converted to a 3rd bedroom, Office or Den.

ⓘ 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: $1,378 · $115/mo
• Projected year-2 tax: $1,378 · $115/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 ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,926
• − Mortgage interest: −$3,915
• − Property taxes: −$1,378
• − Insurance: −$350
• − Repairs & maintenance: −$954
• − Management: −$954
• − Depreciation: −$2,033
• Taxable income: $2,341
• Est. tax owed @ 24.0%: −$562
• After-tax cash flow: $2,733/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: Delaware Community School Corporation
• NCES district ID: 1802660
• Math proficiency: 43% ▼ -13.00%
• Reading proficiency: 51% ▼ -10.00%
• Median HH income: $54,665
• Composite: 40.72/100
• National rank: #3659
• State rank: #76 of 301 in IN

Livability — Albany

• Score: 67/100
• State rank: #253
• US rank: #10745

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Albany, IN
• Population (ZIP): 4,486

Population outlook (Delaware County) Hauer SSP2

• Today (2025): 113,036 people
• By 2030: 111,313 · -1.5%
• By 2040: 106,432 · -5.8%
• By 2050: 100,747 · -10.9%
• By 2075: 91,000 · -19.5%
• By 2100: 80,687 · -28.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Italian 3% Slovak 2% Serbian 1%
• Foreign-born: 0%

Political lean MEDSL · Delaware

• 2024 margin: R (+15.8) · D 41.2% · R 57.0% · Other 1.8%
• 2008→2024 swing: -30.8pp toward R · 2008: 15.0pp · 2024: -15.8pp
• All cycles: 2024: R+15.8 2020: R+13.2 2016: R+13.7 2012: D+3.1 2008: D+15.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -7.25%
• Current HPI: 222.5278
• 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

-5.5% since first listed

8 events — show timeline

• 2026-06-04 Relisted — IRMLS
• 2026-06-04 Price Changed $69,900 IRMLS
• 2026-06-04 Price Changed $69,900 MIBOR as Distributed by MLS Grid
• 2026-06-04 Relisted — MIBOR as Distributed by MLS Grid
• 2026-05-18 Pending — IRMLS
• 2026-05-18 Pending — MIBOR as Distributed by MLS Grid
• 2026-05-04 Listed $74,000 MIBOR as Distributed by MLS Grid
• 2026-05-04 Listed $74,000 IRMLS

Property tax history

+1.6%/yr

Latest (2024): $1,378 · +3.9% YoY. Source: county tax records.