322 W 8th St · Bicknell, IN 47512

$94,000

2 bd · 1.0 ba · 840 sqft · SingleFamily public records · 53 Days on market

Built 1918 8,276 sqft lot $112/sqft · 34% above area Est $70k · 34% 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 +20.8/30.0
• DSCR +6.6/10.0
• 1% rule +4.2/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated 2-bedroom, 1-bath home featuring brand-new carpet and a recently installed roof. Enjoy relaxing in the enclosed front porch or unwind on the back porch. The property also offers convenient off-street parking.

Key facts

• Back porch
• Off-street parking
• Enclosed front porch

Tags

• ENCLOSED FRONT PORCH
• BACK PORCH
• OFF-STREET PARKING
• RECENTLY INSTALLED ROOF

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $94k.

Deal economics

• At list price, monthly cash flow is $129 ($2k/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 $86k (8.5% below list).
• Recommended offer: $86k (8.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#373 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing A-; Watch: health & safety C-, schools F, amenities F.
• North Knox School Corporation (rural): math 28% / reading 45% proficiency, ranked #186 of 301 in IN (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 34 active listings in the ZIP; 36 units permitted in Knox County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $650 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Knox County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y 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.
• Current owner paid $47k; list at $94k implies a 101% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $86,036 (8.5% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.92% ✗
• Cap rate: 7.94%
• Cash-on-cash: 5.90%
• DSCR: 1.26
• GRM: 9.1

CMA / ARV

• ARV (median comp): $70,243
• List price: $94,000
• Delta: 33.82%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
721 W Alton St	0.57mi	2/1.0	840 (0%)	2mo	$99,900	$119	72
307 W 10th St	0.11mi	1/1.0 (-1)	777 (-8%)	12mo	$97,500	$125	67
717 Cleveland St	0.49mi	2/1.0	784 (-7%)	23mo	$119,000	$152	46

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: -7.2%
• Equity multiple: 0.73×
• Total profit: $-7,038
• Equity at exit: $14,016

10-year hold

• IRR: 2.3%
• Equity multiple: 1.16×
• Total profit: $4,289
• Equity at exit: $8,127

Cash invested: $26,320 (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 47512

• Home prices YoY: -32.1%
• Active inventory: 34
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $860 medium
• Mortgage (P&I): −$493
• Tax from tax record: −$18 /mo · $218/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $129

Break-even live

Break-even rent $697

Max offer price $94,000

Occupancy floor 80%

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: $23,500
• Closing costs: $2,820
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $94,000 Active 53 DOM
2. 2026-06-17
   days on market $94,000 Active 52 DOM
3. 2026-06-16
   days on market $94,000 Active 51 DOM
4. 2026-06-15
   days on market $94,000 Active 50 DOM
5. 2026-06-13
   days on market $94,000 Active 48 DOM
6. 2026-06-12
   days on market $94,000 Active 47 DOM
7. 2026-06-09
   days on market $94,000 Active 44 DOM
8. 2026-06-08
   days on market $94,000 Active 43 DOM
9. 2026-06-07
   days on market $94,000 Active 42 DOM
10. 2026-06-05
    pricedays on market $94,000 Active 40 DOM
11. 2026-06-04
    days on market $95,000 Active 38 DOM
12. 2026-06-02
    days on market $95,000 Active 37 DOM
13. 2026-06-01
    days on market $95,000 Active 36 DOM
14. 2026-05-31
    days on market $95,000 Active 35 DOM
15. 2026-05-31
    days on market $95,000 Active 34 DOM
16. 2026-05-19
    status Active 216-char remark

    Show marketing remark (216 chars)

    Updated 2-bedroom, 1-bath home featuring brand-new carpet and a recently installed roof. Enjoy relaxing in the enclosed front porch or unwind on the back porch. The property also offers convenient off-street parking.

17. 2026-05-06
    status Pending 216-char remark

    Show marketing remark (216 chars)

    Updated 2-bedroom, 1-bath home featuring brand-new carpet and a recently installed roof. Enjoy relaxing in the enclosed front porch or unwind on the back porch. The property also offers convenient off-street parking.

18. 2026-04-13
    listed $95,000 Active 216-char remark

    Show marketing remark (216 chars)

    Updated 2-bedroom, 1-bath home featuring brand-new carpet and a recently installed roof. Enjoy relaxing in the enclosed front porch or unwind on the back porch. The property also offers convenient off-street parking.

19. 2021-08-18
    soldstatus $46,750
20. 2021-05-27
    listed $49,900
21. 2019-08-11
    listed $49,900
22. 2015-01-31
    listed $31,900

ⓘ 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: $218 · $18/mo
• Projected year-2 tax: $508 · $42/mo
• Expected delta: +$291/yr (+$24/mo · 133.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°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: $10,324
• − Mortgage interest: −$5,265
• − Property taxes: −$218
• − Insurance: −$470
• − Repairs & maintenance: −$826
• − Management: −$826
• − Depreciation: −$2,735
• Taxable loss: −$16
• Est. tax savings @ 24.0%: +$4
• After-tax cash flow: $1,557/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: North Knox School Corporation
• NCES district ID: 1807830
• Math proficiency: 28% ▼ -11.00%
• Reading proficiency: 45% ▼ -3.00%
• Median HH income: $42,553
• Composite: 30.82/100
• National rank: #6139
• State rank: #186 of 301 in IN

Livability — Bicknell

• Score: 64/100
• State rank: #373
• US rank: #13970

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bicknell, IN
• City population: 4,216
• Population (ZIP): 4,216

Population outlook (Knox County) Hauer SSP2

• Today (2025): 37,092 people
• By 2030: 36,271 · -2.2%
• By 2040: 34,196 · -7.8%
• By 2050: 32,405 · -12.6%
• By 2075: 28,754 · -22.5%
• By 2100: 24,110 · -35.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Italian 3% Lithuanian 1% Iranian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Tagalog/Filipino 1% Spanish 1%

Political lean MEDSL · Knox

• 2024 margin: Solid R (+50.4) · D 24.0% · R 74.4% · Other 1.6%
• 2008→2024 swing: -43.9pp toward R · 2008: -6.5pp · 2024: -50.4pp
• All cycles: 2024: R+50.4 2020: R+47.4 2016: R+47.2 2012: R+28.9 2008: R+6.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -90.85%
• Current HPI: 191.8851
• 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

+197.8% since first listed

7 events — show timeline

• 2026-05-19 Relisted — IRMLS
• 2026-05-06 Pending — IRMLS
• 2026-04-13 Listed $95,000 IRMLS
• 2021-08-18 Sold (MLS) $46,750 IRMLS
• 2021-05-27 Listed $49,900 IRMLS
• 2019-08-11 Listed $49,900 IRMLS
• 2015-01-31 Listed $31,900 IRMLS

Property tax history

-11.6%/yr

Latest (2024): $218 · -75.6% YoY. Source: county tax records.