232 S Posey St · Campbellsburg, IN 47108

$79,000

4 bd · 1.0 ba · 750 sqft · SingleFamily public records · 56 Days on market

Built 1996 3,484 sqft lot $105/sqft · 40% below area Est $132k · 40% under

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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 +27.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• 1% rule +7.1/10.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Prime Opportunity in the Heart of Campbellsburg - Positioned right on S Posey Street in downtown Campbellsburg, this versatile property is a rare find for investors, entrepreneurs, or anyone looking to plant a flag in a small-town. Zoned and situated for possibility; ideal for a small business, office, boutique retail, or service-based operation. Has income potential to convert or maintain as a rental property with strong affordability appeal. Visibility, accessibility, and that classic small-town charm. It is budget-friendly at just $79,000, the numbers make sense for investors and owner-operators alike. It is a blank canvas and ready for updates, customization, or a creative mixed-use vis

Key facts

• Zoned and situated
• Income potential
• Versatile property

Tags

• HEART OF CAMPBELLSBURG
• S POSEY STREET
• DOWNTOWN CAMPBELLSBURG
• VERSATILE PROPERTY
• ZONED AND SITUATED
• INCOME POTENTIAL

Property features AI

Finance

• Financial info: Annual taxes approximately $952

Exterior

• Home design: Single-family property; 750 above-grade finished area
• Exterior features: Lot zoned Agri/Residential

Interior

• Bathrooms: 1 full bathroom
• Interior features: Resale condition

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($956 rent vs $79k).
• Recommended offer: $77k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#405 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, schools D+, crime D+.
• West Washington School Corporation (rural): math 41% / reading 43% proficiency, ranked #125 of 301 in IN (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 15 active listings in the ZIP; 25 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $546 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Washington County population projected at -22% 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 $22k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($77k) is reasonable based on typical stale-listing flexibility.

Recommended offer $76,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.21% ✓
• Cap rate: 9.80%
• Cash-on-cash: 12.51%
• DSCR: 1.56
• GRM: 6.9

CMA / ARV

• ARV (median comp): $131,905
• List price: $79,000
• Delta: -40.11%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 2.2%
• Equity multiple: 1.09×
• Total profit: $1,887
• Equity at exit: $11,779

10-year hold

• IRR: 11.8%
• Equity multiple: 1.93×
• Total profit: $20,559
• Equity at exit: $6,830

Cash invested: $22,120 (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 47108

• Home prices YoY: -18.8%
• Active inventory: 15
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $956 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$77 /mo · $928/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $231

Break-even live

Break-even rent $664

Max offer price $79,000

Occupancy floor 71%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $79,000 Active 56 DOM
2. 2026-06-18
   days on market $79,000 Active 55 DOM
3. 2026-06-17
   days on market $79,000 Active 54 DOM
4. 2026-06-16
   days on market $79,000 Active 53 DOM
5. 2026-06-15
   days on market $79,000 Active 52 DOM
6. 2026-06-14
   days on market $79,000 Active 50 DOM
7. 2026-06-12
   days on market $79,000 Active 49 DOM
8. 2026-06-09
   days on market $79,000 Active 46 DOM
9. 2026-06-08
   days on market $79,000 Active 45 DOM
10. 2026-06-07
    days on market $79,000 Active 44 DOM
11. 2026-06-05
    days on market $79,000 Active 42 DOM
12. 2026-06-03
    days on market $79,000 Active 40 DOM
13. 2026-06-02
    days on market $79,000 Active 39 DOM
14. 2026-06-01
    days on market $79,000 Active 38 DOM
15. 2026-05-31
    days on market $79,000 Active 37 DOM
16. 2026-05-30
    days on market $79,000 Active 36 DOM
17. 2026-04-22
    listed $79,000 Active 1090-char remark

ⓘ 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: $928 · $77/mo
• Projected year-2 tax: $928 · $77/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 4/10 Moderate 7 d/yr ≥104°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: $11,470
• − Mortgage interest: −$4,425
• − Property taxes: −$928
• − Insurance: −$395
• − Repairs & maintenance: −$918
• − Management: −$918
• − Depreciation: −$2,298
• Taxable income: $1,589
• Est. tax owed @ 24.0%: −$381
• After-tax cash flow: $2,386/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: West Washington School Corporation
• NCES district ID: 1812930
• Math proficiency: 41% ▼ -15.00%
• Reading proficiency: 43% ▼ -15.00%
• Median HH income: $42,006
• Composite: 35.39/100
• National rank: #4949
• State rank: #125 of 301 in IN

Livability — Campbellsburg

• Score: 64/100
• State rank: #405
• US rank: #14778

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Campbellsburg, IN
• City population: 2,003
• Population (ZIP): 2,003

Population outlook (Washington County) Hauer SSP2

• Today (2025): 26,460 people
• By 2030: 25,498 · -3.6%
• By 2040: 23,127 · -12.6%
• By 2050: 20,505 · -22.5%
• By 2075: 14,941 · -43.5%
• By 2100: 10,453 · -60.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5%
• Common ancestry: Scottish 2% Lithuanian 2% Slovak 1%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+54.8) · D 21.7% · R 76.5% · Other 1.7%
• 2008→2024 swing: -37.5pp toward R · 2008: -17.3pp · 2024: -54.8pp
• All cycles: 2024: R+54.8 2020: R+52.1 2016: R+49.1 2012: R+24.4 2008: R+17.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -42.69%
• Current HPI: 184.4
• 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

1 event — show timeline

• 2026-04-22 Listed $79,000 SIRA

Property tax history

+15.7%/yr

Latest (2024): $928 · +16.6% YoY. Source: county tax records.