2645 12th St · Columbus, IN 47201

$199,000

3 bd · 1.0 ba · 925 sqft · SingleFamily public records · 18 Days on market

Built 1966 7,480 sqft lot Est $166k · 20% 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 +14.7/30.0
• DSCR +4.5/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +3.3/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely well maintained 3 bed/1 bath brick home. This home has a large detached garage and a fenced in backyard with a great deal of shade. Great for entertaining. The water heater was replaced in 2020, new concrete driveway as of 2017 and detached garage roof in 2016. Don't miss your chance to see before it's gone.

Key facts

• 7,480 sq ft lot
• 2 garage spots
• Built 1966

Property features AI

Finance

• Other: Property on approximately 0.17 acre

Exterior

• Parking: Detached 2-car garage (576 sq ft)
• Utilities: Public water; Municipal sewer connected; No solid waste service listed
• Home design: Single-family residence; One-story
• Construction: Brick construction; Slab foundation
• Exterior features: Storage shed

Interior

• Kitchen: Electric oven; Microwave; Refrigerator; Disposal
• Bedrooms: Three bedrooms on the main level (sizes include 10x11, 10x10, 9x9)
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Attic access; Woodwork painted; Woodwork stained
• Laundry & utility: Washer and dryer (main level); Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $52 ($627/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (19.9% below list).
• Recommended offer: $159k (19.9% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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); Northside Middle School (math 32% / reading 49%, grade F, #117 of 330 statewide, top 36%, 904 students, 49% 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); 345 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $6k 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 18 days — a 2% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $11k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $140k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $159,416 (19.9% below list)

Questions for the listing agent

1. Built in 1966 — 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 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?
4. 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?
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: 0.80% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.13%
• DSCR: 1.05
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $166,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1215 N Gladstone Ave	0.06mi	3/1.0	925 (0%)	4mo	$102,000	$110	94
1609 Meridian St	0.25mi	2/1.0 (-1)	952 (+3%)	2mo	$181,000	$190	76
3022 14th St	0.39mi	3/1.0	1,000 (+8%)	2mo	$135,000	$135	66
2612 13th St	0.09mi	2/1.0 (-1)	816 (-12%)	8mo	$148,000	$181	64
1318 Pennsylvania St	0.54mi	3/1.0	954 (+3%)	8mo	$170,000	$178	63
2921 10th St	0.34mi	2/1.0 (-1)	852 (-8%)	7mo	$138,900	$163	60
3021 15th St	0.40mi	2/1.0 (-1)	840 (-9%)	3mo	$175,000	$208	58
1825 Lee St	0.58mi	3/1.0	1,008 (+9%)	4mo	$175,000	$174	54
2262 Mckinley Ave	0.72mi	3/1.0	1,008 (+9%)	1mo	$185,000	$184	51
2711 22nd St	0.63mi	2/1.0 (-1)	828 (-10%)	2mo	$165,000	$199	46
1918 14th St	0.53mi	2/1.0 (-1)	808 (-13%)	7mo	$110,000	$136	43
844 Cottage Ave	0.70mi	2/1.0 (-1)	1,032 (+12%)	0mo	$185,361	$180	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 · 3.15% rent growth · sell at horizon

5-year hold

• IRR: -14.4%
• Equity multiple: 0.48×
• Total profit: $-28,755
• Equity at exit: $29,672

10-year hold

• IRR: -5.5%
• Equity multiple: 0.64×
• Total profit: $-20,082
• Equity at exit: $17,206

Cash invested: $55,720 (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: 345
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,594 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$81 /mo · $967/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $52

Break-even live

Break-even rent $1,528

Max offer price $199,000

Occupancy floor 92%

Sensitivity live

Price	-10% $165	-5% $109	+0% $52	+5% $-4	+10% $-60
Rent	-10% $-74	-5% $-11	+0% $52	+5% $115	+10% $178
Rate	-1.0pp $152	-0.5pp $103	base $52	+0.5pp $1	+1.0pp $-52

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 8 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	$1,600	$1.65	45d	16	0.14mi
420 Wint Ln Columbus, IN	1.0–2.0	1.0–2.0	950	$1,450	$1.53	45d	1	0.68mi
275 N Marr Rd Columbus, IN	1.0–2.0	1.0–2.0	897	$1,540	$1.72	45d	4	0.86mi
3393 Country Brook St Columbus, IN	1.0–3.0	1.5	821	$1,665	$2.03	45d	10	0.91mi
725 Sycamore St Columbus, IN	1.0–2.0	1.0–2.0	766	$1,525	$1.99	22d	11	1.25mi
2350 Thornybrook Dr Columbus, IN	1.0–3.0	1.0–1.5	963	$1,539	$1.60	0d	14	1.41mi
782 Clifty Ln Columbus, IN	1.0–2.0	1.0–2.0	999	$1,360	$1.36	45d	1	1.50mi
1560 28th St Columbus, IN	2.0–3.0	1.0	1117	$1,299	$1.16	0d	6	1.50mi

Listing history 6 events

1. 2026-05-18
   status Pending
2. 2026-05-06
   price $199,000
3. 2026-04-30
   listed $209,900 Active
4. 2022-07-15
   soldstatus $140,500 Closed 316-char remark

   Show marketing remark (316 chars)

   Lovely well maintained 3 bed/1 bath brick home. This home has a large detached garage and a fenced in backyard with a great deal of shade. Great for entertaining. The water heater was replaced in 2020, new concrete driveway as of 2017 and detached garage roof in 2016. Don't miss your chance to see before it's gone.

5. 2022-06-28
   status Pending 316-char remark

   Show marketing remark (316 chars)

   Lovely well maintained 3 bed/1 bath brick home. This home has a large detached garage and a fenced in backyard with a great deal of shade. Great for entertaining. The water heater was replaced in 2020, new concrete driveway as of 2017 and detached garage roof in 2016. Don't miss your chance to see before it's gone.

6. 2022-06-24
   listed $134,900 Active 316-char remark

   Show marketing remark (316 chars)

   Lovely well maintained 3 bed/1 bath brick home. This home has a large detached garage and a fenced in backyard with a great deal of shade. Great for entertaining. The water heater was replaced in 2020, new concrete driveway as of 2017 and detached garage roof in 2016. Don't miss your chance to see before it's gone.

ⓘ 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: $967 · $81/mo
• Projected year-2 tax: $1,329 · $111/mo
• Expected delta: +$362/yr (+$30/mo · 37.4%)

ⓘ 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 ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $19,130
• − Mortgage interest: −$11,147
• − Property taxes: −$967
• − Insurance: −$995
• − Repairs & maintenance: −$1,530
• − Management: −$1,530
• − Depreciation: −$5,789
• Taxable loss: −$2,829
• Est. tax savings @ 24.0%: +$679
• After-tax cash flow: $1,306/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

+47.5% since first listed

6 events — show timeline

• 2026-05-18 Pending — MIBOR as Distributed by MLS Grid
• 2026-05-06 Price Changed $199,000 MIBOR as Distributed by MLS Grid
• 2026-04-30 Listed $209,900 MIBOR as Distributed by MLS Grid
• 2022-07-15 Sold (MLS) $140,500 MIBOR as Distributed by MLS Grid
• 2022-06-28 Pending — MIBOR as Distributed by MLS Grid
• 2022-06-24 Listed $134,900 MIBOR as Distributed by MLS Grid

Property tax history

-6.2%/yr

Latest (2024): $967 · +2.0% YoY. Source: county tax records.