707 Lillian Way · Utica, IN 47130

$619,000

4 bd · 3.0 ba · 2,918 sqft · SingleFamily · 207 Days on market

Built 2025 Good condition 0.27 ac lot $212/sqft · 8% below area Est $674k · 8% under $33/mo HOA · 2% of rent ↓ 2% since listing

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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 +11.2/15.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.6/5.0
• Cash flow +0.9/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The ARHAUS floor plan is making its debut with some elevated high end features. The timeless BRICK and STONE exterior is the perfect blend of LUXE and LONGEVITY. Step inside this 4 bed, 3 bath ENGLISH COTTAGE MASTERPIECE, and be captivated by the 15ft VAULTED CEILINGS, oversized windows, arched doorways and an OPEN FLOOR PLAN that defines luxury living. The CHEF'S KITCHEN boasts a large Custom Pantry, Cabinets with Bespoke Lighting and ceiling detail, QUARTZ WATERFALL countertops, a farmhouse sink, stainless appliances, and an OVERSIZED ISLAND. Luxury extends to the primary Suite, featuring a BARN DOOR, custom trim detail, vaulted ceilings, custom tile, free standing tub, dual vanities, and a custom WALK-IN closet. The first floor is perfectly curated with a spacious laundry and a MUDROOM featuring BUILT-IN CUBBIES for easy organization. Downstairs you will enjoy a FINISHED BASEMENT with a large family room, 4th bedroom and full bathroom! Outside you will enjoy sitting on the COVERED DECK! Outside you will enjoy sitting on the COVERED DECK!

Key facts

• Open floor plan
• Custom pantry
• Chef's kitchen

Tags

• BRICK AND STONE EXTERIOR
• 15FT VAULTED CEILINGS
• OPEN FLOOR PLAN
• CHEF'S KITCHEN
• CUSTOM PANTRY
• QUARTZ WATERFALL COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $619k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-3k ($-31k/yr) — negative.
• To cash-flow at today's rent, offer at most $245k (60.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (64.7% below list).
• Recommended offer: $219k (64.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#436 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Greater Clark County Schools (suburban): math 26% / reading 37% proficiency, ranked #224 of 301 in IN (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Utica Elementary School (math 60% / reading 56%, grade C+, #160 of 994 statewide, top 17%, 525 students, 30% FRL); Parkview Middle School (math 22% / reading 34%, grade F, #226 of 330 statewide, top 69%, 713 students, 63% FRL); Jeffersonville High School (math 17% / reading 52%, grade F, #270 of 369 statewide, top 77%, 2,130 students, 58% FRL) — zoned schools at 50% FRL track the district average.
• Market conditions: Rents flat; 623 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 911 units permitted in Clark County in 2024 (133 in 5+ unit buildings).
• This rent runs 37% of the median local income ($70k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $19k 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 207 days — a 12% lower offer ($545k) is reasonable based on typical stale-listing flexibility.

Recommended offer $218,569 (64.7% 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 207 days. Have you received any prior offers? Is the seller open to a 65% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.35% ✗
• Cap rate: 1.28%
• Cash-on-cash: -17.89%
• DSCR: 0.20
• GRM: 23.6

CMA / ARV

• ARV (median comp): $674,258
• List price: $619,000
• Delta: -8.20%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
720 Lillian Way	0.03mi	4/3.0	2,918 (0%)	2mo	$675,000	$231	97
722 Lillian Way	0.05mi	4/3.0	2,918 (0%)	2mo	$940,000	$322	96
710 Lillian Way	0.06mi	4/3.0	2,918 (0%)	2mo	$719,165	$246	96
812 Dani Ann Way	0.16mi	4/3.0	2,877 (-1%)	2mo	$589,000	$205	88
716 Lillian Way	0.06mi	4/3.0	3,058 (+5%)	6mo	$669,000	$219	84
6311 Cliff Dr	0.20mi	4/3.0	2,957 (+1%)	7mo	$539,000	$182	82
715 Lillian Way	0.06mi	4/3.0	3,102 (+6%)	6mo	$645,000	$208	81
713 Lillian Way	0.04mi	5/3.0 (+1)	3,058 (+5%)	5mo	$645,000	$211	81
714 Lillian Way	0.06mi	4/3.0	3,149 (+8%)	8mo	$669,000	$212	77
120 Stable Way	0.16mi	5/3.0 (+1)	2,774 (-5%)	4mo	$698,000	$252	76
6324 Cliff Dr	0.26mi	4/3.0	2,757 (-6%)	8mo	$520,000	$189	72
201 S 3rd St	0.31mi	4/3.5	2,600 (-11%)	1mo	$357,500	$138	64

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 · 0.58% rent growth · sell at horizon

5-year hold

• IRR: -54.5%
• Equity multiple: -0.56×
• Total profit: $-270,029
• Equity at exit: $92,295

10-year hold

• IRR: —
• Equity multiple: -1.70×
• Total profit: $-467,159
• Equity at exit: $53,520

Cash invested: $173,320 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 15 active · 2 under contract
• Months of supply: 7.5 mo (13%/mo absorbed)
• Median asking: $619,000 ($210/sqft)
• Median days on market: 60 d
• This list price: 47% of active listings are priced below it
• ARV vs active asking: +10.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 47130

• Rents YoY: 0.6%
• Active inventory: 623
• Price-to-rent: 23.6×

Monthly cashflow live

• Estimated rent: $2,186 medium
• Mortgage (P&I): −$3,246
• Tax est. 1.5%: −$774 /mo · $9,285/yr
• Insurance: −$258
• HOA: −$33
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $-2,584

Break-even live

Break-even rent $5,457

Max offer price $245,080

Occupancy floor —

Sensitivity live

Price	-10% $-2,156	-5% $-2,370	+0% $-2,584	+5% $-2,798	+10% $-3,012
Rent	-10% $-2,757	-5% $-2,670	+0% $-2,584	+5% $-2,498	+10% $-2,411
Rate	-1.0pp $-2,272	-0.5pp $-2,427	base $-2,584	+0.5pp $-2,744	+1.0pp $-2,908

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: $154,750
• Closing costs: $18,570
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 S Front St Unit 1354354P Jeffersonville, IN	5.0	3.0	2949	$10,745	$3.64	93d	1	0.46mi

HOA detail $33/mo · $396/yr

• Likely covers: water

Listing history 46 events

1. 2026-07-26
   days on market $619,000 Active 207 DOM
2. 2026-07-24
   days on market $619,000 Active 205 DOM
3. 2026-07-23
   days on market $619,000 Active 204 DOM
4. 2026-07-22
   days on market $619,000 Active 203 DOM
5. 2026-07-21
   days on market $619,000 Active 202 DOM
6. 2026-07-20
   days on market $619,000 Active 201 DOM
7. 2026-07-18
   days on market $619,000 Active 199 DOM
8. 2026-07-18
   days on market $619,000 Active 198 DOM
9. 2026-07-16
   days on market $619,000 Active 197 DOM
10. 2026-07-15
    days on market $619,000 Active 196 DOM
11. 2026-07-14
    days on market $619,000 Active 195 DOM
12. 2026-07-13
    days on market $619,000 Active 194 DOM
13. 2026-07-13
    days on market $619,000 Active 193 DOM
14. 2026-07-11
    days on market $619,000 Active 192 DOM
15. 2026-07-10
    days on market $619,000 Active 191 DOM
16. 2026-07-09
    days on market $619,000 Active 190 DOM
17. 2026-07-07
    days on market $619,000 Active 188 DOM
18. 2026-07-06
    days on market $619,000 Active 187 DOM
19. 2026-07-05
    days on market $619,000 Active 186 DOM
20. 2026-07-03
    days on market $619,000 Active 184 DOM
21. 2026-07-02
    days on market $619,000 Active 183 DOM
22. 2026-07-01
    days on market $619,000 Active 182 DOM
23. 2026-06-30
    days on market $619,000 Active 181 DOM
24. 2026-06-29
    days on market $619,000 Active 180 DOM
25. 2026-06-28
    days on market $619,000 Active 179 DOM
26. 2026-06-27
    days on market $619,000 Active 178 DOM
27. 2026-06-27
    days on market $619,000 Active 177 DOM
28. 2026-06-25
    days on market $619,000 Active 175 DOM
29. 2026-06-22
    days on market $619,000 Active 173 DOM
30. 2026-06-21
    days on market $619,000 Active 172 DOM
31. 2026-06-18
    days on market $619,000 Active 169 DOM
32. 2026-06-17
    days on market $619,000 Active 168 DOM
33. 2026-06-16
    days on market $619,000 Active 167 DOM
34. 2026-06-15
    pricedays on market $619,000 Active 166 DOM
35. 2026-06-13
    days on market $639,000 Active 164 DOM
36. 2026-06-13
    days on market $639,000 Active 163 DOM
37. 2026-06-10
    days on market $639,000 Active 161 DOM
38. 2026-06-09
    days on market $639,000 Active 160 DOM
39. 2026-06-08
    days on market $639,000 Active 159 DOM
40. 2026-06-07
    days on market $639,000 Active 158 DOM
41. 2026-06-03
    days on market $639,000 Active 154 DOM
42. 2026-06-02
    days on market $639,000 Active 153 DOM
43. 2026-06-01
    days on market $639,000 Active 152 DOM
44. 2026-05-31
    days on market $639,000 Active 151 DOM
45. 2026-04-22
    price $639,000 1056-char remark

    Show marketing remark (1056 chars)

    The ARHAUS floor plan is making its debut with some elevated high end features. The timeless BRICK and STONE exterior is the perfect blend of LUXE and LONGEVITY. Step inside this 4 bed, 3 bath ENGLISH COTTAGE MASTERPIECE, and be captivated by the 15ft VAULTED CEILINGS, oversized windows, arched doorways and an OPEN FLOOR PLAN that defines luxury living. The CHEF'S KITCHEN boasts a large Custom Pantry, Cabinets with Bespoke Lighting and ceiling detail, QUARTZ WATERFALL countertops, a farmhouse sink, stainless appliances, and an OVERSIZED ISLAND. Luxury extends to the primary Suite, featuring a BARN DOOR, custom trim detail, vaulted ceilings, custom tile, free standing tub, dual vanities, and a custom WALK-IN closet. The first floor is perfectly curated with a spacious laundry and a MUDROOM featuring BUILT-IN CUBBIES for easy organization. Downstairs you will enjoy a FINISHED BASEMENT with a large family room, 4th bedroom and full bathroom! Outside you will enjoy sitting on the COVERED DECK! Outside you will enjoy sitting on the COVERED DECK!

46. 2025-12-30
    listed $649,000 Active 1056-char remark

    Show marketing remark (1056 chars)

    The ARHAUS floor plan is making its debut with some elevated high end features. The timeless BRICK and STONE exterior is the perfect blend of LUXE and LONGEVITY. Step inside this 4 bed, 3 bath ENGLISH COTTAGE MASTERPIECE, and be captivated by the 15ft VAULTED CEILINGS, oversized windows, arched doorways and an OPEN FLOOR PLAN that defines luxury living. The CHEF'S KITCHEN boasts a large Custom Pantry, Cabinets with Bespoke Lighting and ceiling detail, QUARTZ WATERFALL countertops, a farmhouse sink, stainless appliances, and an OVERSIZED ISLAND. Luxury extends to the primary Suite, featuring a BARN DOOR, custom trim detail, vaulted ceilings, custom tile, free standing tub, dual vanities, and a custom WALK-IN closet. The first floor is perfectly curated with a spacious laundry and a MUDROOM featuring BUILT-IN CUBBIES for easy organization. Downstairs you will enjoy a FINISHED BASEMENT with a large family room, 4th bedroom and full bathroom! Outside you will enjoy sitting on the COVERED DECK! Outside you will enjoy sitting on the COVERED DECK!

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

Taxation est. · year 1

• Rental income: $26,228
• − Mortgage interest: −$34,674
• − Property taxes: −$9,285
• − Insurance: −$3,095
• − Repairs & maintenance: −$2,098
• − Management: −$2,098
• − HOA: −$396
• − Depreciation: −$18,007
• Taxable loss: −$43,425
• Est. tax savings @ 24.0%: +$10,422
• After-tax cash flow: $-20,587/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 · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $14,590–$43,770 screening

This home is in excellent condition with a good condition score of 80. It is move-in ready with a good exterior, interior, and appliances. The home has a good curb appeal and would benefit from some exterior painting and landscaping improvements.

Value-add opportunities

• Both Painting exterior — Enhances curb appeal and resale value ↑
• Both Landscaping improvements — Enhances curb appeal and resale value ↑
• Both Add smart home features — Improves convenience and marketability ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 40/100

Zoned Schools

Elementary Utica Elementary School C+ IN #160/994 Nat'l #8,292/41,679 Middle Parkview Middle School F IN #226/330 Nat'l #9,545/14,009 High Jeffersonville High School F IN #270/369 Nat'l #9,639/17,239

Schools (NCES district)

• District: Greater Clark County Schools
• NCES district ID: 1803940
• Math proficiency: 26% ▼ -15.00%
• Reading proficiency: 37% ▼ -13.00%
• Median HH income: $47,838
• Composite: 27.2/100
• National rank: #7020
• State rank: #224 of 301 in IN

C Composite livability gradescore 63/100

Livability — Utica

• Score: 63/100
• State rank: #436
• US rank: #15685

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Utica, IN
• County: Clark County · 126,401 people
• Metro: Louisville/Jefferson County, KY-IN
• Population (ZIP): 50,514
• Household income: $70,290
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 15% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 12% Two or more races 8% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Slovak 3% Lithuanian 2% Romanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1%

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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: ▼ -149.13%
• Current HPI: 218.1985
• Rent YoY: ▲ 0.58%
• Metro: Louisville/Jefferson County, KY-IN
• State GDP YoY: ▲ 2.90%
• F500 in state: 18

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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

-1.5% since first listed

2 events — show timeline

• 2026-04-22 Price Changed $639,000 SIRA
• 2025-12-30 Listed $649,000 SIRA