3250 Heth-washington Rd · Mauckport, IN 47110

$187,000

3 bd · 2.0 ba · 1,340 sqft · SingleFamily public records · 11 Days on market

Built 1978 2.00 ac lot Est $285k · 34% under

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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).

• ARV discount +15.0/15.0
• Cash flow +9.3/30.0
• Appreciation +8.1/10.0
• Schools +3.9/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0
• 1% rule +1.5/10.0

Listing remarks

LOCATION IS EVERYTHING! Wonderfully located 3 bedroom, 1 bathroom home situated on 2 peaceful acres with a large yard and plenty of space to enjoy! This property sits off the road offering added privacy and a quiet setting. Home does need TLC, making it a great opportunity for investors, flippers, or buyers looking to add their own personal touch. Conveniently located just 2 minutes from Heth Washington Elementary School, Dollar General, and Longbottom & Hardsaw’s Hardware. Easy commute with only 16 minutes to I-64/Corydon, 15 minutes to Kroger in Brandenburg, KY, and 34 minutes to Fort Knox. Great location with country feel and everyday conveniences nearby! This home is only av

Key facts

• Added privacy
• Large yard
• Quiet setting

Tags

• LARGE YARD
• ADDED PRIVACY
• QUIET SETTING
• CONVENIENTLY LOCATED
• EASY COMMUTE

Property features AI

Exterior

• Parking: Attached 1-car garage
• Utilities: Public water connection; Septic tank
• Home design: Residential property
• Construction: Vinyl siding with frame construction; Shingle roof; Slab foundation; Built on 2-acre lot
• Exterior features: Shed(s); Paved road access; Has view

Interior

• Kitchen: Oven; Range; Refrigerator
• Bedrooms: Two bedrooms on the first floor
• Bathrooms: Two full bathrooms
• Interior features: Primary bedroom with private bath; Walk-out basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $187k.

Deal economics

• At list price, monthly cash flow is $-138 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (13.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (35.3% below list).
• Recommended offer: $121k (35.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 45/100 on livability (#665 in IN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• South Harrison Community Schools (town): math 42% / reading 50% proficiency, ranked #89 of 301 in IN (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 4 active listings in the ZIP; 158 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($1k loan paydown + $12k appreciation (6.2% local appreciation)).
• Harrison County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $121,046 (35.3% 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. Built in 1978 — 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. 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: 0.65% ✗
• Cap rate: 5.41%
• Cash-on-cash: -3.16%
• DSCR: 0.86
• GRM: 12.9

CMA / ARV

• ARV (on-the-fly): $285,420
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2985 Heth Washington Rd SW	0.27mi	3/1.0	1,152 (-14%)	9mo	$214,000	$186	52
3432 Hisey Rd SW	0.51mi	3/2.0	1,486 (+11%)	10mo	$316,500	$213	49

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

Projected returns pro-forma

6.21% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.3%
• Equity multiple: 1.91×
• Total profit: $47,496
• Equity at exit: $120,086

10-year hold

• IRR: 13.8%
• Equity multiple: 3.78×
• Total profit: $145,763
• Equity at exit: $219,988

Cash invested: $52,360 (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 47110

• Home prices YoY: 2.5%
• Active inventory: 4
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $1,210 medium
• Mortgage (P&I): −$981
• Tax from tax record: −$35 /mo · $425/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $-138

Break-even live

Break-even rent $1,385

Max offer price $162,675

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: $46,750
• Closing costs: $5,610
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-01
   days on market $187,000 Active 11 DOM
2. 2026-05-31
   days on market $187,000 Active 10 DOM
3. 2026-05-21
   listed $187,000 Active

ⓘ 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: $425 · $35/mo
• Projected year-2 tax: $1,007 · $84/mo
• Expected delta: +$582/yr (+$49/mo · 137.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,526
• − Mortgage interest: −$10,475
• − Property taxes: −$425
• − Insurance: −$935
• − Repairs & maintenance: −$1,162
• − Management: −$1,162
• − Depreciation: −$5,440
• Taxable loss: −$5,073
• Est. tax savings @ 24.0%: +$1,218
• After-tax cash flow: $-435/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: South Harrison Community Schools
• NCES district ID: 1810360
• Math proficiency: 42% ▼ -12.00%
• Reading proficiency: 50% ▼ -3.00%
• Median HH income: $50,528
• Composite: 39.49/100
• National rank: #3950
• State rank: #89 of 301 in IN

Livability — Mauckport

• Score: 45/100
• State rank: #665
• US rank: #26625

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 656

Population outlook (Harrison County) Hauer SSP2

• Today (2025): 40,288 people
• By 2030: 40,265 · -0.1%
• By 2040: 39,538 · -1.9%
• By 2050: 37,781 · -6.2%
• By 2075: 33,200 · -17.6%
• By 2100: 26,668 · -33.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Hispanic / Latino 2%
• Common ancestry: Italian 15% Slovak 8% Lithuanian 7%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Harrison

• 2024 margin: Solid R (+47.0) · D 25.6% · R 72.5% · Other 1.8%
• 2008→2024 swing: -28.9pp toward R · 2008: -18.0pp · 2024: -47.0pp
• All cycles: 2024: R+47.0 2020: R+45.6 2016: R+44.4 2012: R+22.8 2008: R+18.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.21%
• Current HPI: 252.7375
• 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 event — show timeline

• 2026-05-21 Listed $187,000 SIRA

Property tax history

+1.8%/yr

Latest (2024): $425 · +7.1% YoY. Source: county tax records.