304 E Bard St · Crothersville, IN 47229

$151,049

3 bd · 1.0 ba · 2,670 sqft · SingleFamily public records · 48 Days on market

Built 1948 8,712 sqft lot $57/sqft · 18% below area Est $185k · 18% 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 +16.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• 1% rule +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Incredible, 304 East Bard Street in Crothersville, IN is a fantastic opportunity for both homeowners and investors. Located in a highly sought-after area known for its tranquil living and friendly community, this home offers a serene environment with plenty of outdoor activities and scenic beauty. The property features a spacious detached two-car garage and an additional one-car attached garage, providing ample parking and storage options. With generous yard space perfect for gardening, outdoor gatherings, or simply enjoying the peaceful surroundings, this home is sold as is, offering a blank canvas for your creative vision. Whether you're looking to settle down in a welcoming community or

Key facts

• Generous yard space
• 8,712 sq ft lot
• Garage

Tags

• DETACHED TWO-CAR GARAGE
• ONE-CAR ATTACHED GARAGE
• GENEROUS YARD SPACE
• EXCELLENT INVESTMENT POTENTIAL
• EASY ACCESS TO MAJOR HIGHWAYS

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Residential zoning
• Home design: Single-family residence; Single-story
• Exterior features: Asphalt shingle roof

Interior

• Bathrooms: 1 full bathroom
• Interior features: Full, unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $151k.

Deal economics

• At list price, monthly cash flow is $93 ($1k/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 $132k (12.5% below list).
• Recommended offer: $132k (12.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#350 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, health & safety D, amenities F.
• Crothersville Community Schools (rural): math 14% / reading 27% proficiency, ranked #273 of 301 in IN (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Crothersville Elementary School (math 22% / reading 22%, grade F, #790 of 994 statewide, top 81%, 220 students, 62% FRL); Crothersville Jr-Sr High School (math 8% / reading 32%, grade F, #345 of 369 statewide, top 95%, 221 students, 58% FRL) — zoned schools average 60% FRL vs 37% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 24 active listings in the ZIP; 101 units permitted in Jackson 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.
• Jackson County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $151k implies a 154% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,175 (12.5% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — 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. 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: 0.88% ✗
• Cap rate: 7.03%
• Cash-on-cash: 2.64%
• DSCR: 1.12
• GRM: 9.5

CMA / ARV

• ARV (median comp): $185,000
• List price: $151,049
• Delta: -18.35%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
308 S Bethany Rd	0.55mi	3/1.0	2,644 (-1%)	6mo	$185,000	$70	68
500 Myres St	0.43mi	3/2.0	2,556 (-4%)	9mo	$225,000	$88	62
305 Moore St	0.42mi	3/2.0	2,891 (+8%)	3mo	$195,000	$67	60
207 Moore St	0.40mi	3/2.5	2,790 (+4%)	11mo	$85,000	$30	58
304 E Howard St	0.19mi	2/1.0 (-1)	2,924 (+10%)	16mo	$155,000	$53	57
101 S East St	0.61mi	4/3.0 (+1)	2,892 (+8%)	12mo	$362,500	$125	34

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: -12.2%
• Equity multiple: 0.56×
• Total profit: $-18,582
• Equity at exit: $22,522

10-year hold

• IRR: -3.1%
• Equity multiple: 0.79×
• Total profit: $-8,694
• Equity at exit: $13,060

Cash invested: $42,294 (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 47229

• Home prices YoY: -29.5%
• Active inventory: 24
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,322 medium
• Mortgage (P&I): −$792
• Tax from tax record: −$96 /mo · $1,152/yr
• Insurance: −$63
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $93

Break-even live

Break-even rent $1,204

Max offer price $151,049

Occupancy floor 88%

Sensitivity live

Price	-10% $179	-5% $136	+0% $93	+5% $50	+10% $8
Rent	-10% $-11	-5% $41	+0% $93	+5% $145	+10% $198
Rate	-1.0pp $169	-0.5pp $132	base $93	+0.5pp $54	+1.0pp $14

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: $37,762
• Closing costs: $4,531
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $151,049 Active 48 DOM
2. 2026-06-18
   days on market $151,049 Active 45 DOM
3. 2026-06-17
   days on market $151,049 Active 44 DOM
4. 2026-06-16
   days on market $151,049 Active 43 DOM
5. 2026-06-15
   days on market $151,049 Active 42 DOM
6. 2026-06-14
   days on market $151,049 Active 40 DOM
7. 2026-06-12
   days on market $151,049 Active 39 DOM
8. 2026-06-09
   days on market $151,049 Active 36 DOM
9. 2026-06-08
   days on market $151,049 Active 35 DOM
10. 2026-06-07
    days on market $151,049 Active 34 DOM
11. 2026-06-05
    days on market $151,049 Active 31 DOM
12. 2026-06-03
    days on market $151,049 Active 30 DOM
13. 2026-06-02
    days on market $151,049 Active 29 DOM
14. 2026-06-01
    days on market $151,049 Active 28 DOM
15. 2026-05-31
    days on market $151,049 Active 27 DOM
16. 2026-05-30
    days on market $151,049 Active 26 DOM
17. 2026-05-04
    listed $151,049 Active 1137-char remark
18. 2025-11-18
    price $151,049
19. 2025-04-09
    price $151,050
20. 2012-12-04
    soldstatus $59,500

ⓘ 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: $1,152 · $96/mo
• Projected year-2 tax: $1,218 · $101/mo
• Expected delta: +$66/yr (+$5/mo · 5.7%)

ⓘ 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 · 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: $15,861
• − Mortgage interest: −$8,461
• − Property taxes: −$1,152
• − Insurance: −$755
• − Repairs & maintenance: −$1,269
• − Management: −$1,269
• − Depreciation: −$4,394
• Taxable loss: −$1,439
• Est. tax savings @ 24.0%: +$345
• After-tax cash flow: $1,463/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: Crothersville Community Schools
• NCES district ID: 1812060
• Math proficiency: 14% ▼ -11.00%
• Reading proficiency: 27% ▼ -8.00%
• Median HH income: $42,335
• Composite: 17.55/100
• National rank: #9045
• State rank: #273 of 301 in IN

Livability — Crothersville

• Score: 65/100
• State rank: #350
• US rank: #13406

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crothersville, IN
• Population (ZIP): 2,971

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 46,376 people
• By 2030: 47,344 · +2.1%
• By 2040: 48,936 · +5.5%
• By 2050: 49,738 · +7.2%
• By 2075: 50,435 · +8.8%
• By 2100: 46,321 · -0.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 3% Asian 2%
• Common ancestry: Slovak 2% Serbian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Other Asian/Pacific 2% Spanish 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+55.3) · D 21.5% · R 76.8% · Other 1.7%
• 2008→2024 swing: -41.6pp toward R · 2008: -13.7pp · 2024: -55.3pp
• All cycles: 2024: R+55.3 2020: R+53.3 2016: R+51.4 2012: R+27.4 2008: R+13.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -95.05%
• Current HPI: 226.6975
• 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

+153.9% since first listed

4 events — show timeline

• 2026-05-04 Listed $151,049 RRELMS
• 2025-11-18 Price Changed $151,049 RRELMS
• 2025-04-09 Price Changed $151,050 RRELMS
• 2012-12-04 Sold (Public Records) $59,500 Public Records

Property tax history

+12.1%/yr

Latest (2024): $1,152 · -29.7% YoY. Source: county tax records.