DUPONT Plan · Memphis, IN 47143

$268,990

4 bd · 3.0 ba · 1,774 sqft · SingleFamily · 215 Days on market

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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 +11.2/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.5/5.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

4 Bed | 3 Bath | 2 Bay | 1774 sqft

Key facts

• 2 garage spots
• Listed 215 days

Property features AI

Finance

• Other: Virtual tour available
• Financial info: List price $266,990

Exterior

• Home design: Single-family plan home; Listed as new construction (Plan: DUPONT)
• Exterior features: Living area approximately 1,774 (plan)

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Plan home (DUPONT)

🏗️ New construction. The $268,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $282,066.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $269k.

Deal economics

• At list price, monthly cash flow is $-107 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $267k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (13.3% below list).
• Recommended offer: $233k (13.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#164 in IN) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Market conditions: 94 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $8k 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 215 days — a 12% lower offer ($237k) is reasonable based on typical stale-listing flexibility.

Recommended offer $233,146 (13.3% 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 215 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.83% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.63%
• DSCR: 0.93
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $282,066
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1010 Legend Ct	0.21mi	4/3.0	1,774 (0%)	7mo	$249,991	$141	85
2019 Derby Way	0.37mi	4/2.0	1,771 (-0%)	5mo	$278,975	$158	74
1201 Sir Barton Ct	0.06mi	3/2.0 (-1)	1,621 (-9%)	6mo	$266,590	$164	69
2014 Derby Way	0.32mi	4/2.5	1,953 (+10%)	3mo	$279,900	$143	64
1008 Legend Ct	0.22mi	4/2.5	2,014 (+14%)	3mo	$259,990	$129	62
2061 Derby Way	0.37mi	4/2.5	2,014 (+14%)	1mo	$277,990	$138	57
2068 Derby Way	0.32mi	4/2.5	2,014 (+14%)	6mo	$264,991	$132	56
13969 Deerfield Xing	0.70mi	3/2.0 (-1)	1,648 (-7%)	2mo	$309,900	$188	45
13803 Station Ct	0.60mi	3/2.0 (-1)	1,511 (-15%)	2mo	$240,000	$159	37
13838 Deerfield Xing	0.71mi	3/2.0 (-1)	1,601 (-10%)	6mo	$287,000	$179	36
13951 Deer Run Trce Lot 406	0.74mi	3/2.0 (-1)	1,553 (-12%)	3mo	$338,900	$218	33
13952 Deer Run Trce Lot 424	0.75mi	3/2.0 (-1)	1,553 (-12%)	7mo	$314,900	$203	30

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: -19.0%
• Equity multiple: 0.34×
• Total profit: $-52,514
• Equity at exit: $42,057

10-year hold

• IRR: -11.5%
• Equity multiple: 0.31×
• Total profit: $-54,396
• Equity at exit: $24,388

Cash invested: $78,978 (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 47143

• Home prices YoY: -30.4%
• Active inventory: 94
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,331 medium
• Mortgage (P&I): −$1,479
• Tax est. 1.5%: −$353 /mo · $4,231/yr
• Insurance: −$118
• HOA: −$0
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $-107

Break-even live

Break-even rent $2,467

Max offer price $266,520

Occupancy floor 100%

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: $70,516
• Closing costs: $8,462
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $268,990 Active 215 DOM
2. 2026-06-17
   days on market $268,990 Active 214 DOM
3. 2026-06-16
   days on market $268,990 Active 213 DOM
4. 2026-06-15
   days on market $268,990 Active 212 DOM
5. 2026-06-13
   days on market $268,990 Active 210 DOM
6. 2026-06-10
   days on market $268,990 Active 207 DOM
7. 2026-06-09
   days on market $268,990 Active 206 DOM
8. 2026-06-08
   days on market $268,990 Active 205 DOM
9. 2026-06-07
   days on market $268,990 Active 204 DOM
10. 2026-06-03
    days on market $268,990 Active 200 DOM
11. 2026-06-02
    days on market $268,990 Active 199 DOM
12. 2026-06-01
    days on market $268,990 Active 198 DOM
13. 2026-05-31
    days on market $268,990 Active 197 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $27,978
• − Mortgage interest: −$15,800
• − Property taxes: −$4,231
• − Insurance: −$1,410
• − Repairs & maintenance: −$2,238
• − Management: −$2,238
• − Depreciation: −$8,206
• Taxable loss: −$6,146
• Est. tax savings @ 24.0%: +$1,475
• After-tax cash flow: $186/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)

No district data.

Livability — Memphis

• Score: 70/100
• State rank: #164
• US rank: #7848

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Memphis, IN
• Population (ZIP): 3,775

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 (93%)
• Race & ethnicity: White 93% Two or more races 6% Hispanic / Latino 2% Black 1%
• Common ancestry: Italian 5% American 3% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▼ -80.60%
• Current HPI: 184.1286
• 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