4336 Almond Rd · Cloverdale, IN 46120

$39,499

2 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 207 Days on market

Built 1961 0.34 ac lot $39/sqft · 70% below area ↓ 1% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.4/10.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Large Deck in back yard, concrete pad 22 x 12. Large garage accommodates 2 cars. Sizeable living room 20 x 15. 200 amp service. Wood burner is present, not hooked up. Title work is completed, can close readily!

Key facts

• Large deck
• Concrete pad
• Wood burner

Tags

• LARGE DECK
• CONCRETE PAD
• WOOD BURNER

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $39k.

Deal economics

• At list price, monthly cash flow is $422 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($915 rent vs $39k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.1% vs local median 3.5% in Cloverdale — 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 70/100 on livability (#156 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, amenities F, commute F.
• Cloverdale Community Schools (rural): math 36% / reading 40% proficiency, ranked #167 of 301 in IN (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 65 active listings in the ZIP; 120 units permitted in Owen County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.2%/yr); year-one equity from $273 of loan paydown is wiped out by about $481 of value loss. Plan a longer hold.
• Owen County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.2% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 207 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 2 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 $34,759 (12.0% below list)

Questions for the listing agent

1. It's been on market 207 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 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.32% ✓
• Cap rate: 19.12%
• Cash-on-cash: 45.82%
• DSCR: 3.04
• GRM: 3.6

CMA / ARV

• ARV (median comp): $133,238
• List price: $39,499
• Delta: -70.35%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4336 Almond Rd	0.00mi	2/1.0	1,000 (0%)	1mo	$36,500	$37	99

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.22% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 45.5%
• Equity multiple: 3.13×
• Total profit: $23,567
• Equity at exit: $9,123

10-year hold

• IRR: 49.6%
• Equity multiple: 6.25×
• Total profit: $58,105
• Equity at exit: $9,233

Cash invested: $11,060 (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 46120

• Home prices YoY: -0.5%
• Active inventory: 65
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $915 medium
• Mortgage (P&I): −$207
• Tax from tax record: −$77 /mo · $925/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$192
• Net cashflow: $422

Break-even live

Break-even rent $381

Max offer price $39,499

Occupancy floor 49%

Sensitivity live

Price	-10% $445	-5% $434	+0% $422	+5% $411	+10% $400
Rent	-10% $350	-5% $386	+0% $422	+5% $458	+10% $495
Rate	-1.0pp $442	-0.5pp $432	base $422	+0.5pp $412	+1.0pp $402

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: $9,875
• Closing costs: $1,185
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-19
   status Pending 210-char remark

   Show marketing remark (210 chars)

   Large Deck in back yard, concrete pad 22 x 12. Large garage accommodates 2 cars. Sizeable living room 20 x 15. 200 amp service. Wood burner is present, not hooked up. Title work is completed, can close readily!

2. 2026-01-20
   price $39,499 210-char remark

   Show marketing remark (210 chars)

   Large Deck in back yard, concrete pad 22 x 12. Large garage accommodates 2 cars. Sizeable living room 20 x 15. 200 amp service. Wood burner is present, not hooked up. Title work is completed, can close readily!

3. 2025-12-28
   price $38,000 210-char remark

   Show marketing remark (210 chars)

   Large Deck in back yard, concrete pad 22 x 12. Large garage accommodates 2 cars. Sizeable living room 20 x 15. 200 amp service. Wood burner is present, not hooked up. Title work is completed, can close readily!

4. 2025-11-13
   status Active 210-char remark

   Show marketing remark (210 chars)

   Large Deck in back yard, concrete pad 22 x 12. Large garage accommodates 2 cars. Sizeable living room 20 x 15. 200 amp service. Wood burner is present, not hooked up. Title work is completed, can close readily!

5. 2025-09-26
   status Pending 210-char remark

   Show marketing remark (210 chars)

   Large Deck in back yard, concrete pad 22 x 12. Large garage accommodates 2 cars. Sizeable living room 20 x 15. 200 amp service. Wood burner is present, not hooked up. Title work is completed, can close readily!

6. 2025-09-07
   listed $40,000 Active 210-char remark

   Show marketing remark (210 chars)

   Large Deck in back yard, concrete pad 22 x 12. Large garage accommodates 2 cars. Sizeable living room 20 x 15. 200 amp service. Wood burner is present, not hooked up. Title work is completed, can close readily!

ⓘ 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: $925 · $77/mo
• Projected year-2 tax: $925 · $77/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 3/10 Moderate 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,982
• − Mortgage interest: −$2,213
• − Property taxes: −$925
• − Insurance: −$197
• − Repairs & maintenance: −$879
• − Management: −$879
• − Depreciation: −$1,149
• Taxable income: $4,741
• Est. tax owed @ 24.0%: −$1,138
• After-tax cash flow: $3,930/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: Cloverdale Community Schools
• NCES district ID: 1802220
• Math proficiency: 36% ▼ -16.00%
• Reading proficiency: 40% ▼ -14.00%
• Median HH income: $44,267
• Composite: 32.28/100
• National rank: #5753
• State rank: #167 of 301 in IN

Livability — Cloverdale

• Score: 70/100
• State rank: #156
• US rank: #7715

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 6,138
• Population (ZIP): 6,138

Population outlook (Owen County) Hauer SSP2

• Today (2025): 19,045 people
• By 2030: 17,930 · -5.9%
• By 2040: 15,507 · -18.6%
• By 2050: 13,253 · -30.4%
• By 2075: 9,364 · -50.8%
• By 2100: 6,686 · -64.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 1% Black 1%
• Common ancestry: Slovak 3% Lithuanian 2% Iranian 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Owen

• 2024 margin: Solid R (+50.7) · D 23.8% · R 74.5% · Other 1.6%
• 2008→2024 swing: -40.3pp toward R · 2008: -10.3pp · 2024: -50.7pp
• All cycles: 2024: R+50.7 2020: R+49.1 2016: R+49.4 2012: R+27.6 2008: R+10.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.22%
• Current HPI: 235.6828
• 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

-1.3% since first listed

6 events — show timeline

• 2026-05-19 Pending — IRMLS
• 2026-01-20 Price Changed $39,499 IRMLS
• 2025-12-28 Price Changed $38,000 IRMLS
• 2025-11-13 Relisted — IRMLS
• 2025-09-26 Pending — IRMLS
• 2025-09-07 Listed $40,000 IRMLS

Property tax history

+74.7%/yr

Latest (2024): $925 · -4.6% YoY. Source: county tax records.