417 S Park Ave · Batesville, IN 47006

$149,900

2 bd · 1.0 ba · 1,602 sqft · SingleFamily public records · 21 Days on market

Built 1940 5,009 sqft lot Est $239k · 37% under

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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 +27.2/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• 1% rule +6.2/10.0
• Schools +4.7/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Home has a new roof that is less than 1 year old! Nice back yard that is fenced in and storage space available. This home is a fixer-upper with great potential, investment opportunity as a rental, a first home, or the place to downsize. Bring your personal touch to this property at a rare Batesville price point. The home is close to Liberty Park and close proximity to all of downtown's amenities.

Key facts

• Storage space
• Fenced in back yard
• New roof

Tags

• NEW ROOF
• FENCED IN BACK YARD
• STORAGE SPACE
• CLOSE TO LIBERTY PARK

Property features AI

Exterior

• Parking: Detached gravel parking; 2-car garage (484 sq ft)
• Utilities: Community sewer; Private water
• Home design: Single-family residence; One and one-half stories
• Construction: Vinyl siding; Block foundation
• Exterior features: Lot under 1/4 acre

Interior

• Kitchen: Electric oven; Refrigerator
• Bedrooms: Two bedrooms (one on the main level, one on the upper level)
• Bathrooms: One full bathroom
• Heating & cooling: Baseboard heating (electric); Window air conditioning unit(s)
• Interior features: Has basement; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $428 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 2.2% in Batesville — 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 82/100 on livability (#13 in IN, #1,187 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Batesville Community School Corporation (rural): math 51% / reading 56% proficiency, ranked #33 of 301 in IN (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Batesville Primary School (547 students, 26% FRL); Batesville High School (math 57% / reading 72%, grade B-, #34 of 369 statewide, top 10%, 715 students, 23% FRL) — zoned schools at 25% FRL track the district average.
• Market conditions: 83 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 110 units permitted in Ripley County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Ripley County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 17y 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 $85k; list at $150k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $147,651 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 1.12% ✓
• Cap rate: 9.72%
• Cash-on-cash: 12.23%
• DSCR: 1.54
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $238,698
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
405 Liberty St	0.19mi	3/1.0 (+1)	1,589 (-1%)	2mo	$237,000	$149	84
517 Western Ave	0.15mi	2/1.0	1,712 (+7%)	11mo	$175,000	$102	72
312 S Eastern Ave	0.12mi	3/2.0 (+1)	1,750 (+9%)	4mo	$222,000	$127	66
323 S Walnut St	0.31mi	3/2.0 (+1)	1,698 (+6%)	2mo	$215,000	$127	65
24 Helena St	0.34mi	3/2.0 (+1)	1,620 (+1%)	13mo	$205,000	$127	62
585 Cedar Ln	0.50mi	3/2.0 (+1)	1,559 (-3%)	1mo	$263,000	$169	62
304 N Park Ave	0.51mi	2/1.0	1,735 (+8%)	9mo	$220,000	$127	55
559 Cedar Ln	0.49mi	3/3.0 (+1)	1,635 (+2%)	12mo	$275,000	$168	51
320 N Park Ave	0.55mi	3/1.0 (+1)	1,554 (-3%)	19mo	$200,000	$129	48
829 S Park Ave	0.30mi	3/2.0 (+1)	1,440 (-10%)	19mo	$245,000	$170	44
508 Liberty St	0.21mi	3/1.5 (+1)	1,375 (-14%)	23mo	$238,000	$173	40
203 N Smith St	0.62mi	3/2.5 (+1)	1,382 (-14%)	22mo	$212,000	$153	19

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: 1.8%
• Equity multiple: 1.07×
• Total profit: $2,904
• Equity at exit: $22,351

10-year hold

• IRR: 11.4%
• Equity multiple: 1.89×
• Total profit: $37,390
• Equity at exit: $12,961

Cash invested: $41,972 (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 47006

• Active inventory: 83
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,684 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$54 /mo · $652/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $428

Break-even live

Break-even rent $1,143

Max offer price $149,900

Occupancy floor 70%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
426 W Pearl St Unit 426 Batesville, IN	1.0	1.0	1800	$1,100	$0.61	20d	1	0.65mi
815 W Pearl St Batesville, IN	2.0	1.5	1150	$2,995	$2.60	24d	1	0.74mi
1139 Tekulve Rd Batesville, IN	1.0–3.0	1.0–1.5	975	$1,062	$1.09	24d	4	0.80mi

Listing history 36 events

1. 2026-06-18
   days on market $149,900 Active 21 DOM
2. 2026-06-17
   days on market $149,900 Active 20 DOM
3. 2026-06-16
   days on market $149,900 Active 19 DOM
4. 2026-06-15
   days on market $149,900 Active 18 DOM
5. 2026-06-13
   days on market $149,900 Active 16 DOM
6. 2026-06-12
   days on market $149,900 Active 15 DOM
7. 2026-06-09
   days on market $149,900 Active 12 DOM
8. 2026-06-08
   days on market $149,900 Active 11 DOM
9. 2026-06-07
   days on market $149,900 Active 10 DOM
10. 2026-06-04
    days on market $149,900 Active 6 DOM
11. 2026-06-02
    days on market $149,900 Active 5 DOM
12. 2026-06-01
    days on market $149,900 Active 4 DOM
13. 2026-05-31
    days on market $149,900 Active 3 DOM
14. 2026-05-31
    days on market $149,900 Active 2 DOM
15. 2026-05-28
    listed $149,900 Active 399-char remark

    Show marketing remark (399 chars)

    Home has a new roof that is less than 1 year old! Nice back yard that is fenced in and storage space available. This home is a fixer-upper with great potential, investment opportunity as a rental, a first home, or the place to downsize. Bring your personal touch to this property at a rare Batesville price point. The home is close to Liberty Park and close proximity to all of downtown's amenities.

16. 2026-05-28
    listed $149,900 Active

    Show marketing remark (399 chars)

    Home has a new roof that is less than 1 year old! Nice back yard that is fenced in and storage space available. This home is a fixer-upper with great potential, investment opportunity as a rental, a first home, or the place to downsize. Bring your personal touch to this property at a rare Batesville price point. The home is close to Liberty Park and close proximity to all of downtown's amenities.

17. 2018-06-29
    soldstatus $85,000 Sold
18. 2018-06-29
    soldstatus $85,000
19. 2018-06-06
    status Pending
20. 2018-06-01
    price $89,900
21. 2018-04-25
    listed $99,900 Active
22. 2018-04-23
    listed $89,900
23. 2017-12-31
    historical
24. 2017-07-01
    listed $69,900 Active
25. 2017-06-30
    listed $69,900
26. 2015-08-20
    historical
27. 2015-02-24
    listed $80,500 Active
28. 2015-02-19
    listed $69,900
29. 2014-09-01
    historical
30. 2014-03-01
    listed $81,900
31. 2014-03-01
    listed $81,900
32. 2012-06-10
    historical
33. 2011-09-09
    listed $84,900
34. 2011-09-09
    listed $84,900
35. 2010-01-03
    historical
36. 2009-07-02
    listed $92,500

ⓘ 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: $652 · $54/mo
• Projected year-2 tax: $963 · $80/mo
• Expected delta: +$311/yr (+$26/mo · 47.8%)

ⓘ 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 4/10 Moderate 7 d/yr ≥100°F today · 19 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: $20,213
• − Mortgage interest: −$8,397
• − Property taxes: −$652
• − Insurance: −$750
• − Repairs & maintenance: −$1,617
• − Management: −$1,617
• − Depreciation: −$4,361
• Taxable income: $2,821
• Est. tax owed @ 24.0%: −$677
• After-tax cash flow: $4,457/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: Batesville Community School Corporation
• NCES district ID: 1800390
• Math proficiency: 51% ▼ -6.00%
• Reading proficiency: 56% ▼ -6.00%
• Median HH income: $61,570
• Composite: 46.78/100
• National rank: #2384
• State rank: #33 of 301 in IN

Livability — Batesville

• Score: 82/100
• State rank: #13
• US rank: #1187

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Batesville, IN
• City population: 12,607
• Population (ZIP): 12,607

Population outlook (Ripley County) Hauer SSP2

• Today (2025): 28,713 people
• By 2030: 28,400 · -1.1%
• By 2040: 27,288 · -5.0%
• By 2050: 25,691 · -10.5%
• By 2075: 22,222 · -22.6%
• By 2100: 17,965 · -37.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Lithuanian 4% Slovak 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Ripley

• 2024 margin: Solid R (+61.5) · D 18.6% · R 80.1% · Other 1.2%
• 2008→2024 swing: -31.9pp toward R · 2008: -29.6pp · 2024: -61.5pp
• All cycles: 2024: R+61.5 2020: R+59.5 2016: R+57.4 2012: R+38.6 2008: R+29.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -109.15%
• Current HPI: 202.3679
• 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

+62.1% since first listed

22 events — show timeline

• 2026-05-28 Listed $149,900 MIBOR as Distributed by MLS Grid
• 2026-05-28 Listed $149,900 SEIBR
• 2018-06-29 Sold (MLS) $85,000 SEIBR
• 2018-06-29 Sold (MLS) $85,000 MIBOR as Distributed by MLS Grid
• 2018-06-06 Pending — MIBOR as Distributed by MLS Grid
• 2018-06-01 Price Changed $89,900 MIBOR as Distributed by MLS Grid
• 2018-04-25 Listed $99,900 MIBOR as Distributed by MLS Grid
• 2018-04-23 Listed $89,900 SEIBR
• 2017-12-31 Listing Removed — MIBOR as Distributed by MLS Grid
• 2017-07-01 Listed $69,900 MIBOR as Distributed by MLS Grid
• 2017-06-30 Listed $69,900 SEIBR
• 2015-08-20 Listing Removed — MIBOR as Distributed by MLS Grid
• 2015-02-24 Listed $80,500 MIBOR as Distributed by MLS Grid
• 2015-02-19 Listed $69,900 SEIBR
• 2014-09-01 Listing Removed — Cincy MLS
• 2014-03-01 Listed $81,900 Cincy MLS
• 2014-03-01 Listed $81,900 SEIBR
• 2012-06-10 Listing Removed — MIBOR as Distributed by MLS Grid
• 2011-09-09 Listed $84,900 MIBOR as Distributed by MLS Grid
• 2011-09-09 Listed $84,900 SEIBR
• 2010-01-03 Listing Removed — MIBOR as Distributed by MLS Grid
• 2009-07-02 Listed $92,500 MIBOR as Distributed by MLS Grid

Property tax history

-7.2%/yr

Latest (2024): $652 · +24.4% YoY. Source: county tax records.