1225 17th Street St · Bedford, IN 47421

$169,900

3 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 24 Days on market

Built 1900 3,920 sqft lot Est $216k · 21% 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).

• ARV discount +15.0/15.0
• Cash flow +14.5/30.0
• DSCR +4.4/10.0
• Livability +4.0/5.0
• 1% rule +3.8/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming two story home with a spacious front porch in a convenient location. This inviting property offers three bedrooms and two full bathrooms, along with fresh paint and beautiful new flooring in the living and dining rooms. Recent updates include the refrigerator, dishwasher, and water heater, giving you added peace of mind. A wonderful place to call home, featuring comfort, character, and updates already in place.

Key facts

• Recent updates
• Fresh paint
• New flooring

Tags

• SPACIOUS FRONT PORCH
• RECENT UPDATES
• FRESH PAINT
• NEW FLOORING

Property features AI

Finance

• HOA & community: Sidewalks

Exterior

• Parking: Gravel parking
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence (site-built); Two stories
• Construction: Vinyl siding; Stone foundation; Shingle roof; Built above grade finished area: 1,344
• Exterior features: Covered porch; Porch; Level lot; Lot dimensions approximately 47 x 80

Interior

• Kitchen: Disposal, Dishwasher, Refrigerator, Electric Range
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Disposal, Dishwasher, Refrigerator, Electric Range; One fireplace; Unfinished basement; Six total rooms
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $38 ($458/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 $149k (12.0% below list).
• Recommended offer: $149k (12.0% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.2% in Bedford — 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 80/100 on livability (#23 in IN, #1,958 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, commute F.
• North Lawrence Community Schools (rural): math 35% / reading 40% proficiency, ranked #170 of 301 in IN (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lincoln Elementary School (math 31% / reading 35%, grade F, #639 of 994 statewide, top 65%, 322 students, 64% FRL); Bedford Middle School (math 23% / reading 36%, grade F, #212 of 330 statewide, top 67%, 562 students, 54% FRL); Bedford-North Lawrence High School (math 38% / reading 63%, grade D+, #117 of 369 statewide, top 32%, 1,303 students, 46% FRL) — zoned schools average 55% FRL vs 40% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 158 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 8 units permitted in Lawrence 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.
• Lawrence County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $170k implies a 240% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,447 (12.0% below list)

Questions for the listing agent

1. Built in 1900 — 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. 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?
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: 0.88% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.96%
• DSCR: 1.04
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $216,384
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
610 18th St	0.52mi	3/1.5	1,312 (-2%)	2mo	$40,000	$30	68
1414 R St	0.40mi	3/1.5	1,248 (-7%)	0mo	$205,900	$165	67
1922 J St	0.32mi	3/1.0	1,200 (-11%)	2mo	$47,500	$40	65
810 13th St	0.45mi	2/1.0 (-1)	1,230 (-8%)	1mo	$15,000	$12	59
1022 Lincoln Ave	0.51mi	2/2.0 (-1)	1,400 (+4%)	2mo	$105,000	$75	59
1824 14th St	0.49mi	3/2.0	1,248 (-7%)	4mo	$175,000	$140	58
1509 Q St	0.34mi	3/2.0	1,192 (-11%)	5mo	$143,000	$120	57
1511 11th Street St	0.51mi	3/2.0	1,190 (-12%)	1mo	$192,000	$161	52
2503 Aruba Ct	0.64mi	3/2.0	1,451 (+8%)	2mo	$375,633	$259	51
1208 T St	0.62mi	3/2.0	1,200 (-11%)	1mo	$205,000	$171	48
812 24th Street St	0.65mi	2/1.0 (-1)	1,186 (-12%)	4mo	$215,000	$181	42
2435 I St	0.69mi	3/3.0	1,512 (+12%)	3mo	$258,000	$171	36

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: -14.8%
• Equity multiple: 0.47×
• Total profit: $-25,095
• Equity at exit: $25,333

10-year hold

• IRR: -6.1%
• Equity multiple: 0.61×
• Total profit: $-18,707
• Equity at exit: $14,690

Cash invested: $47,572 (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 47421

• Home prices YoY: -25.2%
• Active inventory: 158
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,494 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$181 /mo · $2,168/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $38

Break-even live

Break-even rent $1,446

Max offer price $169,900

Occupancy floor 92%

Sensitivity live

Price	-10% $134	-5% $86	+0% $38	+5% $-10	+10% $-58
Rent	-10% $-80	-5% $-21	+0% $38	+5% $97	+10% $156
Rate	-1.0pp $124	-0.5pp $81	base $38	+0.5pp $-6	+1.0pp $-51

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2115 G St Bedford, IN	3.0	2.0	1500	$1,750	$1.17	21d	1	0.56mi
100 Shawnee Dr Bedford, IN	1.0–3.0	1.0–2.0	553	$1,268	$2.29	21d	6	1.44mi

Listing history 19 events

1. 2026-06-19
   days on market $169,900 Active 24 DOM
2. 2026-06-18
   days on market $169,900 Active 23 DOM
3. 2026-06-17
   days on market $169,900 Active 22 DOM
4. 2026-06-16
   days on market $169,900 Active 21 DOM
5. 2026-06-15
   days on market $169,900 Active 20 DOM
6. 2026-06-14
   days on market $169,900 Active 18 DOM
7. 2026-06-13
   days on market $169,900 Active 17 DOM
8. 2026-06-10
   days on market $169,900 Active 15 DOM
9. 2026-06-09
   days on market $169,900 Active 14 DOM
10. 2026-06-08
    days on market $169,900 Active 13 DOM
11. 2026-06-07
    days on market $169,900 Active 12 DOM
12. 2026-06-05
    days on market $169,900 Active 9 DOM
13. 2026-06-03
    days on market $169,900 Active 8 DOM
14. 2026-06-02
    days on market $169,900 Active 7 DOM
15. 2026-06-01
    days on market $169,900 Active 6 DOM
16. 2026-05-31
    days on market $169,900 Active 5 DOM
17. 2026-05-30
    days on market $169,900 Active 4 DOM
18. 2026-05-26
    listed $169,900 Active
19. 2017-02-23
    soldstatus $50,000

ⓘ 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: $2,168 · $181/mo
• Projected year-2 tax: $2,168 · $181/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 5/10 Major 7 d/yr ≥104°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,934
• − Mortgage interest: −$9,517
• − Property taxes: −$2,168
• − Insurance: −$850
• − Repairs & maintenance: −$1,435
• − Management: −$1,435
• − Depreciation: −$4,943
• Taxable loss: −$2,413
• Est. tax savings @ 24.0%: +$579
• After-tax cash flow: $1,037/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 Lawrence Community Schools
• NCES district ID: 1807860
• Math proficiency: 35% ▼ -2.00%
• Reading proficiency: 40% ▼ -3.00%
• Median HH income: $44,566
• Composite: 31.88/100
• National rank: #5864
• State rank: #170 of 301 in IN

Livability — Bedford

• Score: 80/100
• State rank: #23
• US rank: #1958

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bedford, IN
• County: Lawrence County · 27,599 people
• City population: 27,599
• Metro: Bedford, IN
• Population (ZIP): 27,599
• Household income: $68,108
• Rent vs Own: 20.0% rent · 80.0% own
• Severe rent burden: 507.0

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 44,347 people
• By 2030: 43,331 · -2.3%
• By 2040: 40,887 · -7.8%
• By 2050: 38,297 · -13.6%
• By 2075: 32,479 · -26.8%
• By 2100: 26,051 · -41.3%

Race, ethnicity, and origin ACS 2023

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

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+51.0) · D 23.6% · R 74.6% · Other 1.7%
• 2008→2024 swing: -30.5pp toward R · 2008: -20.6pp · 2024: -51.0pp
• All cycles: 2024: R+51.0 2020: R+50.6 2016: R+51.5 2012: R+32.8 2008: R+20.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -81.32%
• Current HPI: 240.959
• Rent YoY: —
• Metro: Bedford, 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

+239.8% since first listed

2 events — show timeline

• 2026-05-26 Listed $169,900 IRMLS
• 2017-02-23 Sold (Public Records) $50,000 Public Records

Property tax history

+0.2%/yr

Latest (2025): $2,168 · +3.9% YoY. Source: county tax records.