772 Lucas St · Scottsburg, IN 47170

$1

3 bd · 2.0 ba · 1,568 sqft · SingleFamily public records · 6 Days on market

Built 1960 0.25 ac lot

---

Why this score? — see what drove the F 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 +7.5/15.0
• Livability +3.5/5.0
• Cash flow +3.3/30.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home! This well-maintained brick ranch offering 1,568 sq. ft. of comfortable living space will be offered at AUCTION on 6/27/26 (Tobias Auction Service). The home is offered with a reserve. This home features a spacious living room, 3 generously sized bedrooms with large closets and ceiling fans, and 2 full bathrooms. The kitchen and dining area showcase granite countertops, stainless steel appliances, a gas range, and ample cabinet space. The refrigerator and dishwasher are included. The utility room includes a front-load stainless steel washer and dryer that will remain with the home. One full bath features a walk-in shower, while the second offers a Safe Step walk-in tub and gra

Key facts

• Ample cabinet space
• Granite countertops
• Gas range

Tags

• BRICK RANCH
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• GAS RANGE
• AMPLE CABINET SPACE
• FRONT-LOAD WASHER AND DRYER

Property features AI

Finance

• HOA & community: Sidewalks

Exterior

• Parking: Attached garage; 1-car garage; Carport
• Utilities: Public water connected; Public sewer
• Home design: Resale property; Above-grade finished living area reported
• Construction: Brick construction
• Exterior features: Enclosed porch; Covered patio; Screened porch; Patio; Paved driveway; Yard fenced; Fence

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Heat pump; Forced air heating
• Interior features: Ceiling fans; Main-level primary bedroom; Utility room
• Laundry & utility: Washer; Dryer

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $249,312 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $-775 ($-9k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1).
• Cap rate 2.6% vs local median 4.1% in Scottsburg — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 70/100 on livability (#152 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities F, commute F, employment D-.
• Scott County School District 2 (town): math 33% / reading 43% proficiency, ranked #166 of 301 in IN (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 106 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 73 units permitted in Scott County in 2024 (0 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 $7k of value loss. Plan a longer hold.
• Scott County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 373968.0% of price.
• 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 $1

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. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.48% ✗
• Cap rate: 2.56%
• Cash-on-cash: -13.32%
• DSCR: 0.41
• GRM: 17.3

CMA / ARV

• ARV (on-the-fly): $249,312
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1114 N Pine St	0.16mi	3/2.0	1,400 (-11%)	3mo	$225,500	$161	72
1230 Woodland Ave	0.55mi	3/2.0	1,587 (+1%)	3mo	$252,500	$159	70
1225 Ironwood Pass Ave	0.53mi	3/2.0	1,580 (+1%)	6mo	$255,000	$161	69
901 Lakeview Dr	0.27mi	2/2.0 (-1)	1,648 (+5%)	7mo	$135,000	$82	68
1118 W Carla Ln	0.61mi	3/1.5	1,512 (-4%)	3mo	$235,000	$155	61
1239 Rolling Meadows Ct	0.43mi	3/2.0	1,400 (-11%)	6mo	$215,000	$154	57
127 Keith St	0.57mi	3/2.0	1,716 (+9%)	1mo	$190,000	$111	57
1236 Woodland Ave	0.55mi	3/2.0	1,434 (-8%)	4mo	$225,000	$157	56
1237 Woodland Ave	0.58mi	3/2.0	1,417 (-10%)	6mo	$229,750	$162	52
1229 Ironwood Pass Ave	0.54mi	3/2.0	1,400 (-11%)	6mo	$238,900	$171	52
1231 Woodland Ave	0.57mi	3/2.0	1,417 (-10%)	7mo	$224,900	$159	52
155 N Gardner St	0.52mi	3/1.0	1,341 (-14%)	4mo	$139,000	$104	44

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: -41.3%
• Equity multiple: -0.29×
• Total profit: $-89,737
• Equity at exit: $37,173

10-year hold

• IRR: -68.4%
• Equity multiple: -1.03×
• Total profit: $-141,622
• Equity at exit: $21,556

Cash invested: $69,807 (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 47170

• Home prices YoY: -22.3%
• Active inventory: 106

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$1,307
• Tax est. 1.5%: −$312 /mo · $3,740/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $-775

Break-even live

Break-even rent $2,181

Max offer price $137,177

Occupancy floor —

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: $62,328
• Closing costs: $7,479
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
432 N Meridian St Scottsburg, IN	3.0	2.0	1300	$1,200	$0.92	43d	1	0.51mi

Listing history 6 events

1. 2026-06-18
   days on market $1 Active 6 DOM
2. 2026-06-17
   days on market $1 Active 5 DOM
3. 2026-06-16
   days on market $1 Active 4 DOM
4. 2026-06-15
   days on market $1 Active 3 DOM
5. 2026-06-12
   remarks 699-char remark
6. 2026-06-12
   listed $1 Active 1 DOM

ⓘ 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 5/10 Major 7 d/yr ≥105°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: $14,400
• − Mortgage interest: −$13,965
• − Property taxes: −$3,740
• − Insurance: −$1,247
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$7,253
• Taxable loss: −$14,108
• Est. tax savings @ 24.0%: +$3,386
• After-tax cash flow: $-5,913/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: Scott County School District 2
• NCES district ID: 1810020
• Math proficiency: 33% ▼ -10.00%
• Reading proficiency: 43% ▼ -6.00%
• Median HH income: $45,529
• Composite: 32.37/100
• National rank: #5734
• State rank: #166 of 301 in IN

Livability — Scottsburg

• Score: 70/100
• State rank: #152
• US rank: #7609

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Scottsburg, IN
• Population (ZIP): 15,279

Population outlook (Scott County) Hauer SSP2

• Today (2025): 22,525 people
• By 2030: 21,609 · -4.1%
• By 2040: 19,536 · -13.3%
• By 2050: 17,370 · -22.9%
• By 2075: 12,862 · -42.9%
• By 2100: 9,340 · -58.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Scott

• 2024 margin: Solid R (+51.5) · D 23.4% · R 74.9% · Other 1.6%
• 2008→2024 swing: -49.5pp toward R · 2008: -2.0pp · 2024: -51.5pp
• All cycles: 2024: R+51.5 2020: R+45.6 2016: R+37.9 2012: R+6.2 2008: R+2.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -64.30%
• Current HPI: 223.9909
• 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

Property tax history

+4.2%/yr

Latest (2024): $551 · -0.5% YoY. Source: county tax records.