1343 Beeler St · New Albany, IN 47150

$159,900

2 bd · 1.0 ba · 1,824 sqft · SingleFamily public records · 61 Days on market

Built 1930 2,047 sqft lot Est $228k · 30% under ↓ 9% since listing

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Why this score? — see what drove the C+ 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 +21.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +5.0/10.0
• Rent growth +4.3/5.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Here's your second chance to buy this MOVE-IN READY home!! The previous "buyer's" financing fell through, so this property is back on the market! This adorable home has been completely updated and renovated! Improvements include New 30-year dimensional shingles on roof, new vinyl siding, new double-hung windows, new luxury vinyl plank flooring, new carpet upstairs, new shower, vanity and toilet in bathroom, new kitchen appliances, new lighting fixtures, new exterior doors and a new front porch! It's being sold as-is, but I can't think of anything that would require repairs.

Key facts

• New carpet
• New shower
• New flooring

Tags

• NEW ROOF
• NEW VINYL SIDING
• NEW WINDOWS
• NEW FLOORING
• NEW CARPET
• NEW SHOWER

Property features AI

Exterior

• Utilities: Public water (connected); Public sewer
• Home design: Frame construction with vinyl siding; Shingle roof; Resale condition; Residential zoning; Paved road access
• Construction: Brick/mortar foundation with cellar
• Exterior features: Covered porch

Interior

• Kitchen: Refrigerator; Range; Oven; Microwave; Eat-in kitchen
• Bedrooms: One bedroom on the second level (carpeted, approx. 7 x 17)
• Flooring: Carpet in select rooms
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Blinds; Ceiling fan(s); Eat-in kitchen; Utility room; Window treatments
• Laundry & utility: Main-level laundry room; Washer; Dryer; Utility room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $251 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (0.4% below list).
• Recommended offer: $150k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 3.8% in New Albany — 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 73/100 on livability (#100 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B; Watch: commute C-, employment D+, schools D.
• New Albany-Floyd County Consolidated Schools (suburban): math 46% / reading 50% proficiency, ranked #68 of 301 in IN (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+7.2%/yr); 269 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 297 units permitted in Floyd County in 2024 (84 in 5+ unit buildings).
• This rent runs 30% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Floyd County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 7.2% rent growth), your $45k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $150,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.00% ✗
• Cap rate: 8.17%
• Cash-on-cash: 6.72%
• DSCR: 1.30
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $228,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1119 Ekin Ave	0.22mi	3/2.0 (+1)	1,730 (-5%)	5mo	$224,900	$130	68
1912 Beeler St	0.45mi	3/2.0 (+1)	1,872 (+3%)	2mo	$269,000	$144	64
617 E 8th St	0.44mi	3/2.5 (+1)	1,800 (-1%)	7mo	$275,000	$153	60
913 Silver St	0.60mi	2/2.0	1,911 (+5%)	0mo	$300,000	$157	60
2111 Mclean Ave	0.67mi	3/2.0 (+1)	1,846 (+1%)	5mo	$225,000	$122	54
1748 E Oak St	0.39mi	3/2.0 (+1)	2,003 (+10%)	5mo	$250,000	$125	52
1126 Myrtle Ave	0.46mi	3/2.0 (+1)	1,954 (+7%)	6mo	$120,000	$61	52
418 E 13th St	0.39mi	3/2.5 (+1)	1,612 (-12%)	1mo	$200,000	$124	50
716 Vincennes St	0.23mi	3/2.0 (+1)	2,085 (+14%)	7mo	$239,000	$115	50
2126 Ekin Ave	0.70mi	3/1.5 (+1)	1,704 (-7%)	2mo	$280,000	$164	47
321 E 13th St	0.52mi	3/1.5 (+1)	2,044 (+12%)	5mo	$110,000	$54	44
2027 E Elm St	0.70mi	3/2.0 (+1)	1,570 (-14%)	0mo	$130,000	$83	35

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 · 7.24% rent growth · sell at horizon

5-year hold

• IRR: -1.6%
• Equity multiple: 0.94×
• Total profit: $-2,896
• Equity at exit: $23,842

10-year hold

• IRR: 11.9%
• Equity multiple: 2.11×
• Total profit: $49,614
• Equity at exit: $13,825

Cash invested: $44,772 (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 47150

• Rents YoY: 7.2%
• Active inventory: 269
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,592 high
• Mortgage (P&I): −$839
• Tax from tax record: −$102 /mo · $1,223/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $251

Break-even live

Break-even rent $1,275

Max offer price $159,900

Occupancy floor 79%

Sensitivity live

Price	-10% $341	-5% $296	+0% $251	+5% $205	+10% $160
Rent	-10% $125	-5% $188	+0% $251	+5% $314	+10% $377
Rate	-1.0pp $331	-0.5pp $291	base $251	+0.5pp $209	+1.0pp $167

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
808 Vincennes St New Albany, IN	2.0	1.5	1444	$2,000	$1.39	21d	1	0.21mi
621 Thomas St New Albany, IN	3.0	2.5	1510	$2,300	$1.52	17d	1	0.44mi
905 E Elm St New Albany, IN	1.0–2.0	1.0	937	$1,035	$1.10	24d	1	0.48mi
2201 Ekin Ave New Albany, IN	2.0	1.0	1300	$1,350	$1.04	3d	1	0.72mi
807 E Main St New Albany, IN	3.0	2.0	1500	$1,650	$1.10	20d	1	0.74mi
1808 Bono Rd New Albany, IN	1.0–2.0	1.0–2.0	1000	$1,035	$1.03	3d	1	0.95mi
1429 Slate Run Rd New Albany, IN	1.0–2.0	1.0–2.0	1200	$1,365	$1.14	15d	4	1.30mi

Listing history 17 events

1. 2026-06-18
   days on market $159,900 Active 61 DOM
2. 2026-06-17
   days on market $159,900 Active 60 DOM
3. 2026-06-16
   days on market $159,900 Active 59 DOM
4. 2026-06-15
   days on market $159,900 Active 58 DOM
5. 2026-06-13
   days on market $159,900 Active 56 DOM
6. 2026-06-10
   days on market $159,900 Active 53 DOM
7. 2026-06-09
   days on market $159,900 Active 52 DOM
8. 2026-06-08
   days on market $159,900 Active 51 DOM
9. 2026-06-07
   days on market $159,900 Active 50 DOM
10. 2026-06-03
    days on market $159,900 Active 46 DOM
11. 2026-06-02
    days on market $159,900 Active 45 DOM
12. 2026-06-01
    days on market $159,900 Active 44 DOM
13. 2026-05-31
    days on market $159,900 Active 43 DOM
14. 2026-05-25
    status Active
15. 2026-05-17
    historical
16. 2026-04-23
    price $159,900
17. 2026-04-09
    listed $174,900 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: $1,223 · $102/mo
• Projected year-2 tax: $1,291 · $108/mo
• Expected delta: +$68/yr (+$6/mo · 5.6%)

ⓘ 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 5/10 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,106
• − Mortgage interest: −$8,957
• − Property taxes: −$1,223
• − Insurance: −$800
• − Repairs & maintenance: −$1,528
• − Management: −$1,528
• − Depreciation: −$4,652
• Taxable income: $418
• Est. tax owed @ 24.0%: −$100
• After-tax cash flow: $2,908/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: New Albany-Floyd County Consolidated Schools
• NCES district ID: 1807410
• Math proficiency: 46% ▼ -4.00%
• Reading proficiency: 50% ▼ -3.00%
• Median HH income: $54,709
• Composite: 41.57/100
• National rank: #3441
• State rank: #68 of 301 in IN

Livability — New Albany

• Score: 73/100
• State rank: #100
• US rank: #5454

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Albany, IN
• County: Floyd County · 49,144 people
• City population: 49,144
• Metro: Louisville/Jefferson County, KY-IN
• Population (ZIP): 49,144
• Household income: $62,820
• Rent vs Own: 37.7% rent · 62.3% own
• Severe rent burden: 1737.0

Population outlook (Floyd County) Hauer SSP2

• Today (2025): 82,092 people
• By 2030: 84,384 · +2.8%
• By 2040: 87,919 · +7.1%
• By 2050: 89,958 · +9.6%
• By 2075: 94,159 · +14.7%
• By 2100: 91,907 · +12.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 8% Two or more races 6% Hispanic / Latino 5% Asian 1%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Floyd

• 2024 margin: R (+15.5) · D 41.4% · R 56.9% · Other 1.7%
• 2008→2024 swing: -5.4pp toward R · 2008: -10.1pp · 2024: -15.5pp
• All cycles: 2024: R+15.5 2020: R+14.1 2016: R+20.1 2012: R+14.3 2008: R+10.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -185.20%
• Current HPI: 206.7738
• Rent YoY: ▲ 7.24%
• Metro: Louisville/Jefferson County, KY-IN
• 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

-8.6% since first listed

4 events — show timeline

• 2026-05-25 Relisted — SIRA
• 2026-05-17 Delisted — SIRA
• 2026-04-23 Price Changed $159,900 SIRA
• 2026-04-09 Listed $174,900 SIRA

Property tax history

+3.7%/yr

Latest (2024): $1,223 · -11.1% YoY. Source: county tax records.