105 Carlisle Ct · Chandler, IN 47610

$165,000

3 bd · 1.5 ba · 1,025 sqft · SingleFamily public records · 1 Days on market

Built 1973 9,148 sqft lot Est $160k · at est.

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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).

• Cash flow +19.8/30.0
• DSCR +6.3/10.0
• ARV discount +6.1/15.0
• Schools +4.9/10.0
• 1% rule +3.9/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully updated 3-bedroom, 1.5-bath home conveniently located just minutes from Chandler Sports Park & Community Center. This move-in-ready property features new vinyl plank flooring throughout the main living areas, new carpet in all bedrooms, fresh paint throughout, and stylish updates to both the kitchen and bathrooms. The updated kitchen is equipped with brand-new stainless steel appliances, new cabinets & countertops. Step outside to enjoy the fenced backyard, perfect for pets, play, gardening, or outdoor gatherings. With its updated finishes, comfortable layout, and desirable location, this home is ready for its next owner to enjoy!

Key facts

• Fresh paint
• New carpet
• New cabinets

Tags

• UPDATED KITCHEN
• FENCED BACKYARD
• NEW VINYL PLANK FLOORING
• NEW CARPET
• FRESH PAINT
• NEW CABINETS

Property features AI

Finance

• Other: Property listed with Elite Home and Land Realty
• Financial info: No investor or income/expense details provided

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family site-built home; Single story
• Construction: Built with other construction materials
• Exterior features: Irregular lot; Lot dimensions approximately 75 x 122 (0.21 acres)

Interior

• Kitchen: Microwave, Refrigerator, Electric Range
• Bedrooms: 4 total rooms (bedroom count not separately provided)
• Bathrooms: 1 full bathroom; 1 half bathroom; 2 main-level bathrooms
• Heating & cooling: Central air conditioning; Natural gas forced air heating
• Interior features: Microwave, Refrigerator, Electric Range; Crawl space basement
• Laundry & utility: Laundry located on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $195 ($2k/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 $147k (11.0% below list).
• Recommended offer: $147k (11.0% below list) — sets the bar for 1% rule.
• Cap rate 7.7% vs local median 3.9% in Chandler — 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 66/100 on livability (#282 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment D+, amenities F, commute F.
• Warrick County School Corporation (suburban): math 54% / reading 59% proficiency, ranked #24 of 301 in IN (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Chandler Elementary School (math 56% / reading 54%, grade C, #192 of 994 statewide, top 20%, 575 students, 57% FRL); Boonville Middle School (math 37% / reading 47%, grade D-, #102 of 330 statewide, top 32%, 700 students, 51% FRL); Castle High School (math 56% / reading 80%, grade B, #22 of 369 statewide, top 6%, 1,961 students, 26% FRL) — zoned schools average 44% FRL vs 24% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 63 active listings in the ZIP; 249 units permitted in Warrick 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 $5k of value loss. Plan a longer hold.
• Warrick County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $146,923 (11.0% below list)

Questions for the listing agent

1. Built in 1973 — 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. 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?
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: 0.89% ✗
• Cap rate: 7.71%
• Cash-on-cash: 5.07%
• DSCR: 1.23
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $159,900
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 Cambridge Ct	0.05mi	3/1.0	1,043 (+2%)	23mo	$175,900	$169	74
603 E Adams Ave	0.36mi	3/1.0	972 (-5%)	3mo	$190,000	$195	71
521 E Monroe Ave	0.45mi	2/1.0 (-1)	1,044 (+2%)	5mo	$150,000	$144	65
501 E Jackson Ave	0.58mi	3/1.5	1,036 (+1%)	16mo	$183,900	$178	57
618 E Washington Ave	0.35mi	3/1.0	912 (-11%)	9mo	$160,000	$175	56
513 E Mary St	0.44mi	2/1.0 (-1)	895 (-13%)	11mo	$15,000	$17	42
305 E Washington St	0.63mi	2/1.0 (-1)	944 (-8%)	10mo	$145,000	$154	42
313 E Lincoln St	0.57mi	2/1.5 (-1)	1,106 (+8%)	22mo	$149,000	$135	37
213 E Adams Ave	0.64mi	3/1.5	1,148 (+12%)	22mo	$138,000	$120	32
125 E Cherry St	0.69mi	3/2.5	1,123 (+10%)	20mo	$175,000	$156	31

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: -8.5%
• Equity multiple: 0.69×
• Total profit: $-14,388
• Equity at exit: $24,602

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $3,137
• Equity at exit: $14,266

Cash invested: $46,200 (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 47610

• Home prices YoY: -23.6%
• Active inventory: 63
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,469 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$31 /mo · $377/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $195

Break-even live

Break-even rent $1,222

Max offer price $165,000

Occupancy floor 82%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-13
   remarks 654-char remark
2. 2026-06-13
   listed $165,000 Pending 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: $377 · $31/mo
• Projected year-2 tax: $890 · $74/mo
• Expected delta: +$513/yr (+$43/mo · 135.9%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,631
• − Mortgage interest: −$9,243
• − Property taxes: −$377
• − Insurance: −$825
• − Repairs & maintenance: −$1,410
• − Management: −$1,410
• − Depreciation: −$4,800
• Taxable loss: −$435
• Est. tax savings @ 24.0%: +$104
• After-tax cash flow: $2,447/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: Warrick County School Corporation
• NCES district ID: 1812390
• Math proficiency: 54% ▼ -8.00%
• Reading proficiency: 59% ▼ -6.00%
• Median HH income: $62,801
• Composite: 49.38/100
• National rank: #2014
• State rank: #24 of 301 in IN

Livability — Chandler

• Score: 66/100
• State rank: #282
• US rank: #11582

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chandler, IN
• Population (ZIP): 5,695

Population outlook (Warrick County) Hauer SSP2

• Today (2025): 66,569 people
• By 2030: 68,404 · +2.8%
• By 2040: 71,131 · +6.9%
• By 2050: 72,743 · +9.3%
• By 2075: 76,088 · +14.3%
• By 2100: 72,261 · +8.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 5%
• Common ancestry: Lithuanian 3% Italian 2% Slovak 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Tagalog/Filipino 1%

Political lean MEDSL · Warrick

• 2024 margin: Solid R (+30.2) · D 34.1% · R 64.3% · Other 1.5%
• 2008→2024 swing: -17.4pp toward R · 2008: -12.8pp · 2024: -30.2pp
• All cycles: 2024: R+30.2 2020: R+27.8 2016: R+33.9 2012: R+26.6 2008: R+12.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -72.36%
• Current HPI: 234.6102
• 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

2 events — show timeline

• 2026-06-12 Pending — IRMLS
• 2026-06-11 Listed $165,000 IRMLS

Property tax history

+2.4%/yr

Latest (2024): $377 · +2.8% YoY. Source: county tax records.