5612 Nature Vw · Memphis, IN 47143

$280,000

3 bd · 2.0 ba · 1,353 sqft · SingleFamily public records · 6 Days on market

Built 2014 0.25 ac lot Est $261k · 7% over $8/mo HOA

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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 +13.4/30.0
• Schools +5.0/10.0
• ARV discount +4.2/15.0
• DSCR +4.0/10.0
• Livability +3.5/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sale pending. Sq ft & rm sz approx.

Key facts

• Oversized patio
• Gas range
• 0.25 acre lot

Tags

• SPLIT-BEDROOM FLOOR PLAN
• LUXURY VINYL PLANK FLOORING
• UPDATED PRIMARY BATH SHOWER
• GAS RANGE
• OVERSIZED PATIO
• LARGE FENCED BACKYARD

Property features AI

Finance

• HOA & community: Association fee of $100 annually

Exterior

• Parking: Attached garage; 2 garage spaces; Garage faces front; Garage door opener
• Utilities: Public water; Public sewer; Connected to water service
• Home design: Single-story home; Brick and frame construction; Shingle roof; Slab foundation; Residential zoning; Dead-end lot
• Construction: Built with brick and frame; Shingle roof; Slab foundation
• Exterior features: Patio; Landscaping; Paved driveway; Yard fenced; Shed(s); Garage(s)

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator; Breakfast bar; Eat-in kitchen
• Bedrooms: Primary bedroom on main level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Attic; Breakfast bar; Ceramic bath; Ceiling fan(s); Eat-in kitchen; Open floorplan; Split bedroom layout; Utility room; Vaulted ceiling(s); Walk-in closet(s); Window treatments; Blinds; Screens
• Laundry & utility: Main level laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $5 ($62/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 $221k (21.2% below list).
• Recommended offer: $221k (21.2% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 5.0% in Memphis — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 70/100 on livability (#164 in IN) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Market conditions: 94 active listings in the ZIP; 911 units permitted in Clark County in 2024 (133 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Clark County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 13y 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 $134k; list at $280k implies a 109% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,510 (21.2% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
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: 0.79% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.08%
• DSCR: 1.00
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $261,129
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5721 Harmony Woods Dr	0.14mi	3/2.0	1,398 (+3%)	0mo	$269,900	$193	88
5503 Harmony Woods	0.14mi	3/2.0	1,323 (-2%)	3mo	$245,000	$185	87
5707 Harmony Woods #1002	0.14mi	3/2.0	1,400 (+4%)	2mo	$265,000	$189	86
5708 Harmony Woods Lot#1024	0.12mi	3/2.0	1,305 (-4%)	5mo	$249,900	$191	85
5712 Harmony Woods Lot 1025	0.12mi	3/2.0	1,285 (-5%)	3mo	$249,900	$194	84
5702 Water Vw	0.15mi	3/2.0	1,398 (+3%)	5mo	$255,000	$182	84
5703 Harmony Woods #1004	0.14mi	3/2.0	1,425 (+5%)	2mo	$274,900	$193	83
5706 Harmony Woods Lot 1023	0.12mi	3/2.0	1,285 (-5%)	4mo	$250,000	$195	83
5709 Harmony Woods Lot 1001	0.14mi	3/2.0	1,425 (+5%)	4mo	$274,900	$193	81
13954 Deer Run Trce Lot 425	0.38mi	3/2.0	1,472 (+9%)	4mo	$299,900	$204	64
13951 Deer Run Trce Lot 406	0.37mi	3/2.0	1,553 (+15%)	3mo	$338,900	$218	56
13803 Station Ct	0.52mi	3/2.0	1,511 (+12%)	2mo	$240,000	$159	54

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: -16.2%
• Equity multiple: 0.42×
• Total profit: $-45,133
• Equity at exit: $41,749

10-year hold

• IRR: -8.0%
• Equity multiple: 0.50×
• Total profit: $-39,238
• Equity at exit: $24,209

Cash invested: $78,400 (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 47143

• Home prices YoY: -30.4%
• Active inventory: 94
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,205 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$144 /mo · $1,726/yr
• Insurance: −$117
• HOA: −$8
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $5

Break-even live

Break-even rent $2,199

Max offer price $280,000

Occupancy floor 95%

Sensitivity live

Price	-10% $164	-5% $84	+0% $5	+5% $-74	+10% $-153
Rent	-10% $-169	-5% $-82	+0% $5	+5% $92	+10% $179
Rate	-1.0pp $146	-0.5pp $76	base $5	+0.5pp $-67	+1.0pp $-141

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $8 · $96/yr

Listing history 5 events

1. 2026-06-10
   days on market $280,000 Active 6 DOM
2. 2026-06-09
   days on market $280,000 Active 5 DOM
3. 2026-06-08
   days on market $280,000 Active 4 DOM
4. 2026-06-07
   remarks 699-char remark
5. 2026-06-07
   listed $280,000 Active 3 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: $1,726 · $144/mo
• Projected year-2 tax: $2,053 · $171/mo
• Expected delta: +$327/yr (+$27/mo · 18.9%)

ⓘ 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 ≥105°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,461
• − Mortgage interest: −$15,684
• − Property taxes: −$1,726
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,117
• − Management: −$2,117
• − HOA: −$96
• − Depreciation: −$8,145
• Taxable loss: −$4,825
• Est. tax savings @ 24.0%: +$1,158
• After-tax cash flow: $1,220/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)

No district data.

Livability — Memphis

• Score: 70/100
• State rank: #164
• US rank: #7848

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Memphis, IN
• Population (ZIP): 3,775

Population outlook (Clark County) Hauer SSP2

• Today (2025): 126,401 people
• By 2030: 131,455 · +4.0%
• By 2040: 140,471 · +11.1%
• By 2050: 147,677 · +16.8%
• By 2075: 161,702 · +27.9%
• By 2100: 164,078 · +29.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 6% Hispanic / Latino 2% Black 1%
• Common ancestry: Italian 5% American 3% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Clark

• 2024 margin: Strong R (+20.4) · D 38.9% · R 59.3% · Other 1.8%
• 2008→2024 swing: -13.3pp toward R · 2008: -7.1pp · 2024: -20.4pp
• All cycles: 2024: R+20.4 2020: R+18.3 2016: R+22.0 2012: R+9.9 2008: R+7.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -80.60%
• Current HPI: 184.1286
• 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

+109.0% since first listed

3 events — show timeline

• 2026-06-04 Listed $280,000 SIRA
• 2013-11-15 Sold (MLS) $134,000 SIRA
• 2013-04-03 Listed $134,000 SIRA

Property tax history

+7.7%/yr

Latest (2024): $1,726 · +6.3% YoY. Source: county tax records.