310 S Main St · Batesville, IN 47006

$205,000

3 bd · 1.0 ba · 1,982 sqft · SingleFamily public records · 92 Days on market

Built 1920 4,792 sqft lot $103/sqft · 8% below area Est $222k · 8% under

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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 +11.4/30.0
• ARV discount +10.9/15.0
• Schools +4.7/10.0
• Livability +4.1/5.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity to purchase a move in ready home with off street parking, two car garage and updates throughout . .. walking distance to town square, great restaurants and your morning coffee! Fresh new flooring installed throughout the entire home!

Key facts

• Vinyl flooring
• Off street parking
• New carpet

Tags

• OFF STREET PARKING
• TWO CAR GARAGE
• NEW CARPET
• VINYL FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $-70 ($-839/yr) — negative.
• To cash-flow at today's rent, offer at most $193k (6.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (28.2% below list).
• Recommended offer: $147k (28.2% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 2.2% in Batesville — 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 82/100 on livability (#13 in IN, #1,187 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Batesville Community School Corporation (rural): math 51% / reading 56% proficiency, ranked #33 of 301 in IN (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 83 active listings in the ZIP; 110 units permitted in Ripley 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.
• Ripley County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $106k; list at $205k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $147,190 (28.2% 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 92 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.72% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.46%
• DSCR: 0.93
• GRM: 11.6

CMA / ARV

• ARV (median comp): $221,886
• List price: $205,000
• Delta: -7.61%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
315 S Mulberry St	0.16mi	3/1.5	2,070 (+4%)	5mo	$212,500	$103	79
322 S Park Ave	0.14mi	3/1.5	2,172 (+10%)	3mo	$205,000	$94	74
405 Western Ave	0.26mi	3/1.0	2,240 (+13%)	0mo	$285,000	$127	66
312 S Mulberry St	0.14mi	4/2.5 (+1)	1,964 (-1%)	18mo	$250,000	$127	66
323 S Walnut St	0.11mi	3/2.0	1,698 (-14%)	2mo	$215,000	$127	65
312 S Eastern Ave	0.25mi	3/2.0	1,750 (-12%)	4mo	$222,000	$127	61
119 N Park Ave	0.30mi	3/2.5	1,852 (-7%)	11mo	$275,000	$148	60
126 Fitch Ave	0.45mi	4/2.5 (+1)	2,113 (+7%)	2mo	$220,000	$104	55
15 Bridlewood Trce	0.52mi	3/2.5	2,088 (+5%)	8mo	$340,000	$163	54
304 N Park Ave	0.39mi	2/1.0 (-1)	1,735 (-12%)	9mo	$220,000	$127	49
517 Western Ave	0.33mi	2/1.0 (-1)	1,712 (-14%)	11mo	$175,000	$102	48
808 Western Ave	0.50mi	4/1.5 (+1)	2,270 (+14%)	6mo	$278,000	$122	41

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: -18.8%
• Equity multiple: 0.34×
• Total profit: $-37,763
• Equity at exit: $30,566

10-year hold

• IRR: -11.4%
• Equity multiple: 0.32×
• Total profit: $-38,987
• Equity at exit: $17,725

Cash invested: $57,400 (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 47006

• Active inventory: 83
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,472 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$72 /mo · $867/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $-70

Break-even live

Break-even rent $1,560

Max offer price $192,647

Occupancy floor 100%

Sensitivity live

Price	-10% $46	-5% $-12	+0% $-70	+5% $-128	+10% $-186
Rent	-10% $-186	-5% $-128	+0% $-70	+5% $-12	+10% $46
Rate	-1.0pp $33	-0.5pp $-18	base $-70	+0.5pp $-123	+1.0pp $-177

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-05-14
   status Active 251-char remark

   Show marketing remark (251 chars)

   Great opportunity to purchase a move in ready home with off street parking, two car garage and updates throughout . .. walking distance to town square, great restaurants and your morning coffee! Fresh new flooring installed throughout the entire home!

2. 2026-05-07
   status Pending 251-char remark

   Show marketing remark (251 chars)

   Great opportunity to purchase a move in ready home with off street parking, two car garage and updates throughout . .. walking distance to town square, great restaurants and your morning coffee! Fresh new flooring installed throughout the entire home!

3. 2026-04-27
   price $205,000 251-char remark

   Show marketing remark (251 chars)

   Great opportunity to purchase a move in ready home with off street parking, two car garage and updates throughout . .. walking distance to town square, great restaurants and your morning coffee! Fresh new flooring installed throughout the entire home!

4. 2026-03-07
   price $209,900 251-char remark

   Show marketing remark (251 chars)

   Great opportunity to purchase a move in ready home with off street parking, two car garage and updates throughout . .. walking distance to town square, great restaurants and your morning coffee! Fresh new flooring installed throughout the entire home!

5. 2026-02-24
   price $214,900 251-char remark

   Show marketing remark (251 chars)

   Great opportunity to purchase a move in ready home with off street parking, two car garage and updates throughout . .. walking distance to town square, great restaurants and your morning coffee! Fresh new flooring installed throughout the entire home!

6. 2026-02-16
   listed $219,900 Active 251-char remark

   Show marketing remark (251 chars)

   Great opportunity to purchase a move in ready home with off street parking, two car garage and updates throughout . .. walking distance to town square, great restaurants and your morning coffee! Fresh new flooring installed throughout the entire home!

7. 2014-11-25
   soldstatus $105,900 187-char remark

   Show marketing remark (187 chars)

   Great starter home. Detached garage, 3BR 2BA. Garage has been updated with 200 amp. New hot water heater . House has been remodeled. New windows and kitchen. Close to school and downtown.

8. 2014-05-27
   listed $105,900 187-char remark

   Show marketing remark (187 chars)

   Great starter home. Detached garage, 3BR 2BA. Garage has been updated with 200 amp. New hot water heater . House has been remodeled. New windows and kitchen. Close to school and downtown.

9. 2012-06-26
   historical
10. 2012-06-25
    soldstatus $95,000
11. 2011-07-16
    listed $109,900
12. 2009-01-13
    soldstatus $105,000
13. 2008-10-16
    historical
14. 2008-04-19
    listed $119,000

ⓘ 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: $867 · $72/mo
• Projected year-2 tax: $1,305 · $109/mo
• Expected delta: +$438/yr (+$36/mo · 50.5%)

ⓘ 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 4/10 Moderate 7 d/yr ≥100°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,663
• − Mortgage interest: −$11,483
• − Property taxes: −$867
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,413
• − Management: −$1,413
• − Depreciation: −$5,964
• Taxable loss: −$4,502
• Est. tax savings @ 24.0%: +$1,081
• After-tax cash flow: $241/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: Batesville Community School Corporation
• NCES district ID: 1800390
• Math proficiency: 51% ▼ -6.00%
• Reading proficiency: 56% ▼ -6.00%
• Median HH income: $61,570
• Composite: 46.78/100
• National rank: #2384
• State rank: #33 of 301 in IN

Livability — Batesville

• Score: 82/100
• State rank: #13
• US rank: #1187

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Batesville, IN
• City population: 12,607
• Population (ZIP): 12,607

Population outlook (Ripley County) Hauer SSP2

• Today (2025): 28,713 people
• By 2030: 28,400 · -1.1%
• By 2040: 27,288 · -5.0%
• By 2050: 25,691 · -10.5%
• By 2075: 22,222 · -22.6%
• By 2100: 17,965 · -37.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Lithuanian 4% Slovak 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Ripley

• 2024 margin: Solid R (+61.5) · D 18.6% · R 80.1% · Other 1.2%
• 2008→2024 swing: -31.9pp toward R · 2008: -29.6pp · 2024: -61.5pp
• All cycles: 2024: R+61.5 2020: R+59.5 2016: R+57.4 2012: R+38.6 2008: R+29.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -109.15%
• Current HPI: 202.3679
• 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

+72.3% since first listed

14 events — show timeline

• 2026-05-14 Relisted — SEIBR
• 2026-05-07 Pending — SEIBR
• 2026-04-27 Price Changed $205,000 SEIBR
• 2026-03-07 Price Changed $209,900 SEIBR
• 2026-02-24 Price Changed $214,900 SEIBR
• 2026-02-16 Listed $219,900 SEIBR
• 2014-11-25 Sold (MLS) $105,900 SEIBR
• 2014-05-27 Listed $105,900 SEIBR
• 2012-06-26 Listing Removed — MIBOR as Distributed by MLS Grid
• 2012-06-25 Sold (MLS) $95,000 MIBOR as Distributed by MLS Grid
• 2011-07-16 Listed $109,900 MIBOR as Distributed by MLS Grid
• 2009-01-13 Sold (Public Records) $105,000 Public Records
• 2008-10-16 Listing Removed — MIBOR as Distributed by MLS Grid
• 2008-04-19 Listed $119,000 MIBOR as Distributed by MLS Grid

Property tax history

+3.6%/yr

Latest (2024): $867 · +7.8% YoY. Source: county tax records.