1109 9th St · Tell City, IN 47586

$91,000

3 bd · 2.5 ba · 2,200 sqft · SingleFamily public records · 7 Days on market

Built 1915 5,663 sqft lot Est $117k · 22% under

---

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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This 3-bedroom, 2.5-bath property offers plenty of potential for buyers looking to build sweat equity or investors searching for their next project. With a little TLC, this property could be transformed into a charming place to call home. The home features a spacious layout, a fenced backyard perfect for pets or outdoor gatherings, and both a covered porch and concrete patio for enjoying the outdoors. Off-street parking adds extra convenience and value. Whether you're a first-time buyer looking for an affordable way into homeownership or an investor with a vision, this property offers a great opportunity to make it your own. Bring your ideas and see the possibilities!

Key facts

• Covered porch
• Concrete patio
• Fenced backyard

Tags

• FENCED BACKYARD
• COVERED PORCH
• CONCRETE PATIO
• OFF-STREET PARKING

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family, site-built residential home; One story
• Construction: Vinyl siding
• Exterior features: Level lot; Lot dimensions approximately 40 x 140

Interior

• Bathrooms: 2 full bathrooms; 1 half bathroom; 2 main-level bathrooms
• Heating & cooling: Central air conditioning; Natural gas forced air heating
• Interior features: 6 total rooms; Unfinished basement
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $91k.

Deal economics

• At list price, monthly cash flow is $352 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $91k).

Location & tenants

• Location reads 75/100 on livability (#60 in IN, #4,053 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment D, amenities F, commute F.
• Tell City-Troy Twp School Corporation (rural): math 37% / reading 51% proficiency, ranked #108 of 301 in IN (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: William Tell Elementary School (math 34% / reading 43%, grade F, #535 of 994 statewide, top 54%, 757 students, 52% FRL); Tell City Jr-Sr High School (math 39% / reading 61%, grade D+, #120 of 369 statewide, top 33%, 643 students, 47% FRL).
• Market conditions: 29 active listings in the ZIP; 31 units permitted in Perry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $629 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Perry County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 12y ago 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.
• Current owner paid $68k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• 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 $91,000

Questions for the listing agent

1. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.34% ✓
• Cap rate: 10.93%
• Cash-on-cash: 16.57%
• DSCR: 1.74
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $116,600
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
931 9th St	0.17mi	4/1.0 (+1)	1,984 (-10%)	3mo	$160,000	$81	62
647 10th St	0.46mi	3/3.0	2,024 (-8%)	14mo	$95,000	$47	51
1045 13th St	0.29mi	3/1.0	2,520 (+14%)	8mo	$115,000	$46	49
533 15th St	0.71mi	3/2.5	2,212 (+0%)	21mo	$117,900	$53	49
631 16th St	0.70mi	3/1.0	1,956 (-11%)	2mo	$149,000	$76	41

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: 7.7%
• Equity multiple: 1.30×
• Total profit: $7,664
• Equity at exit: $13,568

10-year hold

• IRR: 17.0%
• Equity multiple: 2.40×
• Total profit: $35,551
• Equity at exit: $7,868

Cash invested: $25,480 (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 47586

• Home prices YoY: -22.5%
• Active inventory: 29
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,219 medium
• Mortgage (P&I): −$477
• Tax from tax record: −$96 /mo · $1,155/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $352

Break-even live

Break-even rent $774

Max offer price $91,000

Occupancy floor 66%

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: $22,750
• Closing costs: $2,730
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $91,000 Active 7 DOM
2. 2026-06-17
   days on market $91,000 Active 6 DOM
3. 2026-06-16
   days on market $91,000 Active 5 DOM
4. 2026-06-15
   days on market $91,000 Active 4 DOM
5. 2026-06-13
   days on market $91,000 Active 2 DOM
6. 2026-06-12
   remarks 676-char remark
7. 2026-06-12
   listed $91,000 Active 1 DOM

ⓘ 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: $1,155 · $96/mo
• Projected year-2 tax: $1,155 · $96/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,630
• − Mortgage interest: −$5,097
• − Property taxes: −$1,155
• − Insurance: −$455
• − Repairs & maintenance: −$1,170
• − Management: −$1,170
• − Depreciation: −$2,647
• Taxable income: $2,934
• Est. tax owed @ 24.0%: −$704
• After-tax cash flow: $3,517/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: Tell City-Troy Twp School Corporation
• NCES district ID: 1811260
• Math proficiency: 37% ▼ -19.00%
• Reading proficiency: 51% ▼ -7.00%
• Median HH income: $45,706
• Composite: 37.35/100
• National rank: #4435
• State rank: #108 of 301 in IN

Livability — Tell City

• Score: 75/100
• State rank: #60
• US rank: #4053

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tell City, IN
• Population (ZIP): 10,994

Population outlook (Perry County) Hauer SSP2

• Today (2025): 19,125 people
• By 2030: 18,912 · -1.1%
• By 2040: 18,239 · -4.6%
• By 2050: 17,402 · -9.0%
• By 2075: 15,420 · -19.4%
• By 2100: 11,987 · -37.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 1% Asian 1%
• Common ancestry: Lithuanian 3% Italian 1% English 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Other Asian/Pacific 1% Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Perry

• 2024 margin: Strong R (+29.8) · D 34.3% · R 64.0% · Other 1.7%
• 2008→2024 swing: -52.6pp toward R · 2008: 22.8pp · 2024: -29.8pp
• All cycles: 2024: R+29.8 2020: R+24.6 2016: R+18.6 2012: D+11.6 2008: D+22.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.86%
• Current HPI: 196.1925
• 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

+32.8% since first listed

4 events — show timeline

• 2026-06-11 Listed $91,000 IRMLS
• 2016-12-28 Listed $76,900 IRMLS
• 2014-09-16 Listed $79,900 IRMLS
• 2009-07-31 Sold (Public Records) $68,500 Public Records

Property tax history

+18.4%/yr

Latest (2024): $1,155 · +14.0% YoY. Source: county tax records.