528 Della Rd · Columbus, IN 47203

$159,900

3 bd · 1.0 ba · 1,110 sqft · SingleFamily public records · 6 Days on market

Built 1956 0.40 ac lot Est $173k · 8% under

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Why this score? — see what drove the C 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 +21.7/30.0
• ARV discount +10.9/15.0
• DSCR +6.9/10.0
• 1% rule +4.9/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

YOU'LL ENJOY THIS NICE 3 BEDROOM HOME WITH NUMEROUS UPDATES AT AN AFFORDABLE PRICE! *LIVING ROOM WITH AN ABUNDANCE OF NATURAL LIGHT *UPDATED KITCHEN WITH NEW APPLIANCES *FAMILY ROOM *RECENT UPDATES INCLUDE NEW ROOF, NEW FLOORING THROUGHOUT, UPDATED BATHROOM & FRESH PAINT *LARGE DECK TO RELAX WITH MORNING COFFEE AND EVENING COOKOUTS *HUGE, WOODED BACK YARD FOR FAMILY FUN *CONVENIENTLY LOCATED

Key facts

• Large lot
• Fenced front yard
• Garden shed

Tags

• LARGE LOT
• MATURE TREES
• FENCED FRONT YARD
• DETACHED GARAGE
• GARDEN SHED

Property features AI

Finance

• Other: Approximately 0.4-acre lot (about 1/4–1/2 acre)

Exterior

• Parking: Detached garage (1 car) with service door
• Utilities: Public water; Municipal sewer connected; 100 Amp electric service
• Home design: Single-family residence; One story; East-facing
• Construction: Vinyl siding; Block foundation
• Exterior features: Deck; Small barn on the property; Mature trees; Rural subdivision setting

Interior

• Kitchen: Electric oven; Refrigerator
• Bedrooms: Three bedrooms on the main level (all bedrooms are on the main floor)
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Updated/remodeled condition; Living room; Library; Total of 6 main-level rooms
• Laundry & utility: 100 Amp electric service

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $247 ($3k/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 (0.7% below list).
• Recommended offer: $159k (0.7% below list) — sets the bar for 1% rule.
• Cap rate 8.1% 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: Clifty Creek Elementary School (math 27% / reading 26%, grade F, #755 of 994 statewide, top 76%, 636 students, 73% FRL); Columbus East High School (math 34% / reading 65%, grade D, #123 of 369 statewide, top 36%, 1,535 students, 39% FRL) — zoned schools average 56% FRL vs 38% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 149 active listings in the ZIP; 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 $5k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 19y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $158,734 (0.7% below list)

Questions for the listing agent

1. Built in 1956 — 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. 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.
5. 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.
6. 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: 0.99% ✗
• Cap rate: 8.14%
• Cash-on-cash: 6.61%
• DSCR: 1.29
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $173,160
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
528 Della Rd	0.00mi	3/1.0	1,110 (0%)	0mo	$158,000	$142	100
704 Della Rd	0.12mi	3/1.0	1,120 (+1%)	7mo	$190,000	$170	87
411 Jewell St	0.21mi	3/2.0	1,152 (+4%)	14mo	$180,000	$156	68
611 Della Rd	0.07mi	3/2.0	976 (-12%)	10mo	$140,000	$143	64

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: -6.2%
• Equity multiple: 0.77×
• Total profit: $-10,231
• Equity at exit: $23,842

10-year hold

• IRR: 3.5%
• Equity multiple: 1.25×
• Total profit: $11,180
• Equity at exit: $13,825

Cash invested: $44,772 (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 47203

• Active inventory: 149
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,587 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$102 /mo · $1,225/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $247

Break-even live

Break-even rent $1,275

Max offer price $159,900

Occupancy floor 79%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-21
   status Pending
2. 2026-05-15
   listed $159,900 Active
3. 2023-10-27
   soldstatus $149,900 Closed 398-char remark

   Show marketing remark (398 chars)

   YOU'LL ENJOY THIS NICE 3 BEDROOM HOME WITH NUMEROUS UPDATES AT AN AFFORDABLE PRICE! *LIVING ROOM WITH AN ABUNDANCE OF NATURAL LIGHT *UPDATED KITCHEN WITH NEW APPLIANCES *FAMILY ROOM *RECENT UPDATES INCLUDE NEW ROOF, NEW FLOORING THROUGHOUT, UPDATED BATHROOM & FRESH PAINT *LARGE DECK TO RELAX WITH MORNING COFFEE AND EVENING COOKOUTS *HUGE, WOODED BACK YARD FOR FAMILY FUN *CONVENIENTLY LOCATED

4. 2023-10-06
   status Pending 398-char remark

   Show marketing remark (398 chars)

   YOU'LL ENJOY THIS NICE 3 BEDROOM HOME WITH NUMEROUS UPDATES AT AN AFFORDABLE PRICE! *LIVING ROOM WITH AN ABUNDANCE OF NATURAL LIGHT *UPDATED KITCHEN WITH NEW APPLIANCES *FAMILY ROOM *RECENT UPDATES INCLUDE NEW ROOF, NEW FLOORING THROUGHOUT, UPDATED BATHROOM & FRESH PAINT *LARGE DECK TO RELAX WITH MORNING COFFEE AND EVENING COOKOUTS *HUGE, WOODED BACK YARD FOR FAMILY FUN *CONVENIENTLY LOCATED

5. 2023-10-03
   listed $149,900 Active 398-char remark

   Show marketing remark (398 chars)

   YOU'LL ENJOY THIS NICE 3 BEDROOM HOME WITH NUMEROUS UPDATES AT AN AFFORDABLE PRICE! *LIVING ROOM WITH AN ABUNDANCE OF NATURAL LIGHT *UPDATED KITCHEN WITH NEW APPLIANCES *FAMILY ROOM *RECENT UPDATES INCLUDE NEW ROOF, NEW FLOORING THROUGHOUT, UPDATED BATHROOM & FRESH PAINT *LARGE DECK TO RELAX WITH MORNING COFFEE AND EVENING COOKOUTS *HUGE, WOODED BACK YARD FOR FAMILY FUN *CONVENIENTLY LOCATED

6. 2011-07-08
   soldstatus $24,000 266-char remark

   Show marketing remark (266 chars)

   PRICE REDUCED!!!This lovely home built in 1956 has large rooms and a great kitchen with plenty of room to make home made meals! Great deck for having a barbeque and entertaining friends and family! This home has all the charm of the 1950's and has lots of potential!

7. 2010-11-20
   listed $31,000 266-char remark

   Show marketing remark (266 chars)

   PRICE REDUCED!!!This lovely home built in 1956 has large rooms and a great kitchen with plenty of room to make home made meals! Great deck for having a barbeque and entertaining friends and family! This home has all the charm of the 1950's and has lots of potential!

8. 2010-09-23
   soldstatus $90,746
9. 2007-04-23
   listed $67,900

ⓘ 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: $1,225 · $102/mo
• Projected year-2 tax: $1,292 · $108/mo
• Expected delta: +$67/yr (+$6/mo · 5.5%)

ⓘ 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 ≥103°F today · 19 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,048
• − Mortgage interest: −$8,957
• − Property taxes: −$1,225
• − Insurance: −$800
• − Repairs & maintenance: −$1,524
• − Management: −$1,524
• − Depreciation: −$4,652
• Taxable income: $367
• Est. tax owed @ 24.0%: −$88
• After-tax cash flow: $2,873/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

• County: Bartholomew County · 74,100 people
• City population: 74,100
• Metro: Columbus, IN
• Population (ZIP): 26,200
• Household income: $72,112
• Rent vs Own: 21.6% rent · 78.4% own
• Severe rent burden: 504.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 8% Asian 7% Two or more races 5% Black 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Iranian 2% Serbian 2%
• Foreign-born: 8% · Canada, China, South Korea
• Languages at home: 89% English-only · Spanish 4% Other Asian/Pacific 2% Other Indo-European 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: ▼ -179.47%
• Current HPI: 138.8115
• Rent YoY: —
• 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

+135.5% since first listed

9 events — show timeline

• 2026-05-21 Pending — MIBOR as Distributed by MLS Grid
• 2026-05-15 Listed $159,900 MIBOR as Distributed by MLS Grid
• 2023-10-27 Sold (MLS) $149,900 MIBOR as Distributed by MLS Grid
• 2023-10-06 Pending — MIBOR as Distributed by MLS Grid
• 2023-10-03 Listed $149,900 MIBOR as Distributed by MLS Grid
• 2011-07-08 Sold (MLS) $24,000 MIBOR as Distributed by MLS Grid
• 2010-11-20 Listed $31,000 MIBOR as Distributed by MLS Grid
• 2010-09-23 Sold (Public Records) $90,746 Public Records
• 2007-04-23 Listed $67,900 MIBOR as Distributed by MLS Grid

Property tax history

+5.6%/yr

Latest (2024): $1,225 · +101.9% YoY. Source: county tax records.