1233 11th St · Tell City, IN 47586

$78,800

2 bd · 1.0 ba · 1,230 sqft · SingleFamily public records · 292 Days on market

Built 1942 5,663 sqft lot Est $132k · 40% 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 +26.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +6.1/10.0
• 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 MLS

Nice 3 bedroom, 2 Bath home. Full unfinished basement, electric fireplace, hardwood floors, replacement windows, recently painted exterior, large deck & fenced in backyard. Close to city park.

Key facts

• Full basement
• Hardwood floors
• Fenced rear yard

Tags

• HARDWOOD FLOORS
• FENCED REAR YARD
• FULL BASEMENT

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Site-built home; One story
• Construction: Brick construction
• Exterior features: Deck; Porch; Level lot

Interior

• Bedrooms: Total rooms: 5
• Flooring: Hardwood
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Hardwood flooring; Full unfinished basement
• Laundry & utility: Laundry located on lower level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $198 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($873 rent vs $79k).
• Recommended offer: $69k (12.0% below list) — sets the bar for market timing.

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: 31 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $545 of loan paydown is wiped out by about $2k 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.

Negotiation context

• It's been on market 292 days — a 12% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $51k (39%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,344 (12.0% below list)

Questions for the listing agent

1. It's been on market 292 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 1942 — 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: 1.11% ✓
• Cap rate: 9.31%
• Cash-on-cash: 10.76%
• DSCR: 1.48
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $131,610
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1002 14th St	0.36mi	2/1.0	1,218 (-1%)	4mo	$122,000	$100	78
1401 10th St	0.17mi	2/1.0	1,350 (+10%)	18mo	$145,000	$107	61
1320 Main St	0.20mi	2/1.0	1,068 (-13%)	21mo	$122,000	$114	51
539 13th St	0.73mi	3/1.0 (+1)	1,203 (-2%)	9mo	$118,000	$98	50
1014 12th St	0.26mi	2/1.0	1,048 (-15%)	22mo	$61,000	$58	45
916 19th St	0.70mi	3/1.5 (+1)	1,184 (-4%)	11mo	$157,000	$133	45
1827 Fulton St	0.70mi	3/1.5 (+1)	1,317 (+7%)	11mo	$168,900	$128	40

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: -0.2%
• Equity multiple: 0.99×
• Total profit: $-186
• Equity at exit: $11,749

10-year hold

• IRR: 9.4%
• Equity multiple: 1.72×
• Total profit: $15,988
• Equity at exit: $6,813

Cash invested: $22,064 (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: 31
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $873 medium
• Mortgage (P&I): −$413
• Tax from tax record: −$46 /mo · $548/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $198

Break-even live

Break-even rent $622

Max offer price $78,800

Occupancy floor 72%

Sensitivity live

Price	-10% $242	-5% $220	+0% $198	+5% $176	+10% $153
Rent	-10% $129	-5% $163	+0% $198	+5% $232	+10% $267
Rate	-1.0pp $238	-0.5pp $218	base $198	+0.5pp $177	+1.0pp $157

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: $19,700
• Closing costs: $2,364
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
602 12th St Unit A Tell City, IN	1.0	1.0	900	$975	$1.08	23d	1	0.67mi
1002 20th St Tell City, IN	2.0	1.0	805	$750	$0.93	45d	1	0.72mi

Listing history 31 events

1. 2026-06-22
   days on market $78,800 Active 292 DOM
2. 2026-06-21
   days on market $78,800 Active 291 DOM
3. 2026-06-21
   days on market $78,800 Active 290 DOM
4. 2026-06-18
   days on market $78,800 Active 288 DOM
5. 2026-06-17
   days on market $78,800 Active 287 DOM
6. 2026-06-17
   price $78,800 Active 286 DOM
7. 2026-06-16
   days on market $82,900 Active 286 DOM
8. 2026-06-15
   days on market $82,900 Active 285 DOM
9. 2026-06-13
   days on market $82,900 Active 283 DOM
10. 2026-06-12
    days on market $82,900 Active 282 DOM
11. 2026-06-09
    days on market $82,900 Active 279 DOM
12. 2026-06-08
    days on market $82,900 Active 278 DOM
13. 2026-06-07
    days on market $82,900 Active 277 DOM
14. 2026-06-04
    days on market $82,900 Active 273 DOM
15. 2026-06-02
    days on market $82,900 Active 272 DOM
16. 2026-06-01
    days on market $82,900 Active 271 DOM
17. 2026-05-31
    days on market $82,900 Active 270 DOM
18. 2026-05-31
    days on market $82,900 Active 269 DOM
19. 2026-05-12
    price $82,900
20. 2026-04-10
    price $89,900
21. 2026-03-10
    price $99,900
22. 2026-02-09
    price $106,000
23. 2026-01-06
    price $111,500
24. 2025-12-04
    price $117,000
25. 2025-11-05
    price $122,000
26. 2025-10-04
    price $127,000
27. 2025-09-03
    listed $129,900 Active
28. 2018-07-09
    soldstatus $80,200 198-char remark

    Show marketing remark (198 chars)

    Nice 3 bedroom, 2 Bath home. Full unfinished basement, electric fireplace, hardwood floors, replacement windows, recently painted exterior, large deck & fenced in backyard. Close to city park.

29. 2018-01-18
    listed $79,900 198-char remark

    Show marketing remark (198 chars)

    Nice 3 bedroom, 2 Bath home. Full unfinished basement, electric fireplace, hardwood floors, replacement windows, recently painted exterior, large deck & fenced in backyard. Close to city park.

30. 2017-07-14
    listed $79,900
31. 2008-10-02
    soldstatus $69,500

ⓘ 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: $548 · $46/mo
• Projected year-2 tax: $609 · $51/mo
• Expected delta: +$61/yr (+$5/mo · 11.1%)

ⓘ 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 5/10 Major 7 d/yr ≥105°F today · 19 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: $10,475
• − Mortgage interest: −$4,414
• − Property taxes: −$548
• − Insurance: −$394
• − Repairs & maintenance: −$838
• − Management: −$838
• − Depreciation: −$2,292
• Taxable income: $1,151
• Est. tax owed @ 24.0%: −$276
• After-tax cash flow: $2,098/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

+19.3% since first listed

13 events — show timeline

• 2026-05-12 Price Changed $82,900 IRMLS
• 2026-04-10 Price Changed $89,900 IRMLS
• 2026-03-10 Price Changed $99,900 IRMLS
• 2026-02-09 Price Changed $106,000 IRMLS
• 2026-01-06 Price Changed $111,500 IRMLS
• 2025-12-04 Price Changed $117,000 IRMLS
• 2025-11-05 Price Changed $122,000 IRMLS
• 2025-10-04 Price Changed $127,000 IRMLS
• 2025-09-03 Listed $129,900 IRMLS
• 2018-07-09 Sold (MLS) $80,200 IRMLS
• 2018-01-18 Listed $79,900 IRMLS
• 2017-07-14 Listed $79,900 IRMLS
• 2008-10-02 Sold (Public Records) $69,500 Public Records

Property tax history

-12.7%/yr

Latest (2024): $548 · +2.1% YoY. Source: county tax records.