2086 Derby Way · Memphis, IN 47143

$269,990

4 bd · 3.0 ba · 1,774 sqft · SingleFamily · 73 Days on market

Built 2026 Poor condition 10,454 sqft lot Est $282k · at est. $29/mo HOA · 1% of rent

---

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 +12.2/30.0
• ARV discount +9.4/15.0
• Schools +5.0/10.0
• 1% rule +3.6/10.0
• DSCR +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

4 Bed | 3 Bath | 2 Bay | 1774 sqft

Key facts

• Spacious bedroom
• Ensuite bath
• Open layout

Tags

• OPEN LAYOUT
• CHEF'S KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• SPACIOUS BEDROOM
• ENSUITE BATH

Property features AI

Finance

• Other: Property type: Residential single-family; Subdivision: Other
• HOA & community: Homeowners association with an annual fee of $350 (about $29.17/month)

Exterior

• Parking: Attached garage with 2 spaces; Garage door opener
• Security: Smoke detector(s); Carbon monoxide detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-family residence (site-built); 2 stories; Built by Century Complete
• Construction: Vinyl siding; Slab foundation
• Exterior features: Shingle roof; Lot approximately 0.24 acre (149 x 69); Other lot features

Interior

• Kitchen: Dishwasher; Microwave
• Bedrooms: Total of 4 rooms (bedroom count not specified)
• Flooring: Vinyl flooring
• Bathrooms: 3 full bathrooms; 1 main-level bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Smoke and carbon monoxide detectors; Energy-efficient windows
• Laundry & utility: Laundry located on the upper level

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $270k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-53 ($-636/yr) — negative.
• To cash-flow at today's rent, offer at most $262k (2.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (13.6% below list).
• Recommended offer: $233k (13.6% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 5.0% in Memphis — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 70/100 on livability (#164 in IN) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Zoned schools: Henryville Elementary School (math 30% / reading 33%, grade F, #678 of 994 statewide, top 68%, 647 students, 43% FRL); Henryville Jr & Sr High School (math 29% / reading 45%, grade F, #247 of 369 statewide, top 70%, 461 students, 32% FRL).
• Market conditions: 94 active listings in the ZIP; 911 units permitted in Clark County in 2024 (133 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Clark County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($254k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Recommended offer $233,146 (13.6% 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 73 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.86% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.84%
• DSCR: 0.96
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $282,066
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1010 Legend Ct	0.14mi	4/3.0	1,774 (0%)	7mo	$249,991	$141	88
2019 Derby Way	0.17mi	4/2.0	1,771 (-0%)	5mo	$278,975	$158	84
2014 Derby Way	0.12mi	4/2.5	1,953 (+10%)	3mo	$279,900	$143	73
2061 Derby Way	0.17mi	4/2.5	2,014 (+14%)	1mo	$277,990	$138	66
1008 Legend Ct	0.15mi	4/2.5	2,014 (+14%)	3mo	$259,990	$129	65
1201 Sir Barton Ct	0.14mi	3/2.0 (-1)	1,621 (-9%)	6mo	$266,590	$164	65
2068 Derby Way	0.12mi	4/2.5	2,014 (+14%)	6mo	$264,991	$132	65
13969 Deerfield Xing	0.55mi	3/2.0 (-1)	1,648 (-7%)	2mo	$309,900	$188	51
13803 Station Ct	0.44mi	3/2.0 (-1)	1,511 (-15%)	2mo	$240,000	$159	44
13838 Deerfield Xing	0.56mi	3/2.0 (-1)	1,601 (-10%)	6mo	$287,000	$179	44
13951 Deer Run Trce Lot 406	0.62mi	3/2.0 (-1)	1,553 (-12%)	3mo	$338,900	$218	39
13952 Deer Run Trce Lot 424	0.62mi	3/2.0 (-1)	1,553 (-12%)	7mo	$314,900	$203	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: -17.7%
• Equity multiple: 0.38×
• Total profit: $-47,071
• Equity at exit: $40,256

10-year hold

• IRR: -9.7%
• Equity multiple: 0.40×
• Total profit: $-45,118
• Equity at exit: $23,344

Cash invested: $75,597 (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 47143

• Home prices YoY: -30.4%
• Active inventory: 94
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,331 medium
• Mortgage (P&I): −$1,416
• Tax est. 1.5%: −$337 /mo · $4,050/yr
• Insurance: −$112
• HOA: −$29
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $-53

Break-even live

Break-even rent $2,399

Max offer price $262,324

Occupancy floor 97%

Sensitivity live

Price	-10% $134	-5% $40	+0% $-53	+5% $-146	+10% $-240
Rent	-10% $-237	-5% $-145	+0% $-53	+5% $39	+10% $131
Rate	-1.0pp $83	-0.5pp $16	base $-53	+0.5pp $-123	+1.0pp $-194

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: $67,498
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $29 · $348/yr

Listing history 18 events

1. 2026-06-21
   days on market $269,990 Active 73 DOM
2. 2026-06-18
   days on market $269,990 Active 70 DOM
3. 2026-06-17
   days on market $269,990 Active 69 DOM
4. 2026-06-16
   days on market $269,990 Active 68 DOM
5. 2026-06-15
   days on market $269,990 Active 67 DOM
6. 2026-06-13
   days on market $269,990 Active 65 DOM
7. 2026-06-10
   pricedays on market $269,990 Active 62 DOM
8. 2026-06-09
   days on market $271,990 Active 61 DOM
9. 2026-06-08
   days on market $271,990 Active 60 DOM
10. 2026-06-07
    days on market $271,990 Active 59 DOM
11. 2026-06-03
    days on market $271,990 Active 55 DOM
12. 2026-06-02
    days on market $271,990 Active 54 DOM
13. 2026-06-01
    days on market $271,990 Active 53 DOM
14. 2026-05-31
    days on market $271,990 Active 52 DOM
15. 2026-05-19
    status Active 34-char remark

    Show marketing remark (34 chars)

    4 Bed | 3 Bath | 2 Bay | 1774 sqft

16. 2026-05-14
    historical 34-char remark

    Show marketing remark (34 chars)

    4 Bed | 3 Bath | 2 Bay | 1774 sqft

17. 2026-05-06
    listed $269,990 Active 34-char remark

    Show marketing remark (34 chars)

    4 Bed | 3 Bath | 2 Bay | 1774 sqft

18. 2026-04-09
    listed $269,990 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,978
• − Mortgage interest: −$15,124
• − Property taxes: −$4,050
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,238
• − Management: −$2,238
• − HOA: −$348
• − Depreciation: −$7,854
• Taxable loss: −$5,224
• Est. tax savings @ 24.0%: +$1,254
• After-tax cash flow: $618/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.

Condition & rehab AI · 1 photo

Poor 20/100 Extensive rehab

This home requires extensive repairs and updates to its roof, exterior, flooring, HVAC, and landscaping, significantly impacting its resale and rental value.

Repairs flagged

• Major roof repair — Significant damage and potential water infiltration.
• Major exterior siding and paint repair — Severe wear and tear, with peeling paint and possible rot.
• Major flooring replacement — Visible wear and potential damage.
• Major HVAC/mechanical repair — Visible rust and potential malfunction.
• Major landscaping and curb appeal — Minimal landscaping and overgrown vegetation.
• Major interior wall and paint repair — Significant wear and tear, with peeling paint and potential damage.

Value-add opportunities

• Resale roof repair and replacement — A new roof will significantly improve the home's appearance and reduce potential water damage.
• Resale exterior siding and paint repair — A fresh coat of paint and new siding will greatly enhance the home's curb appeal.
• Resale flooring replacement — New flooring will improve the home's overall appearance and functionality.
• Both HVAC/mechanical repair and replacement — A new HVAC system will improve comfort and energy efficiency, benefiting both resale and rental value.
• Resale landscaping and curb appeal — A well-maintained landscape will significantly enhance the home's curb appeal and resale value.
• Resale interior wall and paint repair — Fresh paint and repairs will improve the home's interior appearance and resale value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof repair · Significant damage and potential water infiltration.	Major	$15,000–50,000
exterior siding and paint repair · Severe wear and tear, with peeling paint and possible rot.	Major	$15,000–50,000
flooring replacement · Visible wear and potential damage.	Major	$15,000–50,000
HVAC/mechanical repair · Visible rust and potential malfunction.	Major	$15,000–50,000
landscaping and curb appeal · Minimal landscaping and overgrown vegetation.	Major	$15,000–50,000
interior wall and paint repair · Significant wear and tear, with peeling paint and potential damage.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale roof repair and replacement — A new roof will significantly improve the home's appearance and reduce potential water damage. ↑
• Resale exterior siding and paint repair — A fresh coat of paint and new siding will greatly enhance the home's curb appeal. ↑
• Resale flooring replacement — New flooring will improve the home's overall appearance and functionality. ↑
• Both HVAC/mechanical repair and replacement — A new HVAC system will improve comfort and energy efficiency, benefiting both resale and rental value. ↑
• Resale landscaping and curb appeal — A well-maintained landscape will significantly enhance the home's curb appeal and resale value. ↑
• Resale interior wall and paint repair — Fresh paint and repairs will improve the home's interior appearance and resale value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

No district data.

Livability — Memphis

• Score: 70/100
• State rank: #164
• US rank: #7848

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Memphis, IN
• Population (ZIP): 3,775

Population outlook (Clark County) Hauer SSP2

• Today (2025): 126,401 people
• By 2030: 131,455 · +4.0%
• By 2040: 140,471 · +11.1%
• By 2050: 147,677 · +16.8%
• By 2075: 161,702 · +27.9%
• By 2100: 164,078 · +29.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 6% Hispanic / Latino 2% Black 1%
• Common ancestry: Italian 5% American 3% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Clark

• 2024 margin: Strong R (+20.4) · D 38.9% · R 59.3% · Other 1.8%
• 2008→2024 swing: -13.3pp toward R · 2008: -7.1pp · 2024: -20.4pp
• All cycles: 2024: R+20.4 2020: R+18.3 2016: R+22.0 2012: R+9.9 2008: R+7.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -80.60%
• Current HPI: 184.1286
• 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

+0.0% since first listed

4 events — show timeline

• 2026-05-19 Relisted — Zillow
• 2026-05-14 Delisted — Zillow
• 2026-05-06 Listed $269,990 Zillow
• 2026-04-09 Listed $269,990 IRMLS