28 E Vine St · Campbellsburg, IN 47108

$89,400

3 bd · 2.0 ba · 1,800 sqft · SingleFamily · 172 Days on market

Built 2019 Good condition 0.35 ac lot $50/sqft · 47% below area Est $169k · 47% under ↓ 21% since listing

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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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Condition / age +4.0/5.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sale includes both 28 E Vine St as well as 102 N Sycamore St Campbellsburg. 28 E Vine St is a manufactured doublewide home, built in 2019 with 1800 finished sq ft. This is a beautiful home in need of TLC. This home features 3 bed/2 full baths. Large kitchen with island. Large laundry room with cabinetry for storage. Living room with trey ceilings, built in shelving. Main bedroom features large walk-in closet with large attached bathroom. Main bathroom features oversized walk-in shower and double sinks. Hall area off the kitchen has a bench seating area with 2 additional bedrooms and another full size bathroom. Large 24x40 det garage located on the property has many possibilities. 2nd home located at 102 N Sycamore St has little to no value. * Sale of the properties is made on an "As is", "Where is" and "with All Faults" basis. Seller makes no representation or warranty, express or implied, or arising by operation of law, including, but not limited to, any warranty of condition, title, habitability, merchantability, or fitness for a particular purpose with respect to the Property or any portion thereof. All offers are subject to both buyer and seller signed addendums to be considered a fully executed offer contract.

Key facts

• 0.35 acre lot
• Built 2019
• Listed 172 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $89k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $335 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#405 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, schools D+, crime D+.
• West Washington School Corporation (rural): math 41% / reading 43% proficiency, ranked #125 of 301 in IN (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 15 active listings in the ZIP; 25 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $618 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Washington County population projected at -22% 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 $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 172 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Recommended offer $78,672 (12.0% below list)

Questions for the listing agent

1. It's been on market 172 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.35% ✓
• Cap rate: 10.79%
• Cash-on-cash: 16.05%
• DSCR: 1.71
• GRM: 6.2

CMA / ARV

• ARV (median comp): $168,570
• List price: $89,400
• Delta: -46.97%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.0%
• Equity multiple: 1.27×
• Total profit: $6,858
• Equity at exit: $13,330

10-year hold

• IRR: 16.4%
• Equity multiple: 2.34×
• Total profit: $33,507
• Equity at exit: $7,730

Cash invested: $25,032 (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 47108

• Home prices YoY: -18.8%
• Active inventory: 15
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,206 medium
• Mortgage (P&I): −$469
• Tax est. 1.5%: −$112 /mo · $1,341/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $335

Break-even live

Break-even rent $782

Max offer price $89,400

Occupancy floor 67%

Sensitivity live

Price	-10% $397	-5% $366	+0% $335	+5% $304	+10% $273
Rent	-10% $240	-5% $287	+0% $335	+5% $382	+10% $430
Rate	-1.0pp $380	-0.5pp $358	base $335	+0.5pp $312	+1.0pp $288

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: $22,350
• Closing costs: $2,682
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $89,400 Active 172 DOM
2. 2026-06-19
   days on market $89,400 Active 170 DOM
3. 2026-06-18
   days on market $89,400 Active 169 DOM
4. 2026-06-17
   days on market $89,400 Active 168 DOM
5. 2026-06-16
   days on market $89,400 Active 167 DOM
6. 2026-06-15
   days on market $89,400 Active 166 DOM
7. 2026-06-14
   days on market $89,400 Active 164 DOM
8. 2026-06-12
   pricedays on market $89,400 Active 163 DOM
9. 2026-06-09
   days on market $98,475 Active 160 DOM
10. 2026-06-09
    days on market $98,475 Active 159 DOM
11. 2026-06-05
    days on market $98,475 Active 158 DOM
12. 2026-06-03
    days on market $98,475 Active 156 DOM
13. 2026-06-02
    days on market $98,475 Active 155 DOM
14. 2026-06-01
    days on market $98,475 Active 154 DOM
15. 2026-05-31
    days on market $98,475 Active 153 DOM
16. 2026-05-30
    days on market $98,475 Active 152 DOM
17. 2026-05-08
    price $98,475 1265-char remark

    Show marketing remark (1265 chars)

    Sale includes both 28 E Vine St as well as 102 N Sycamore St Campbellsburg. 28 E Vine St is a manufactured doublewide home, built in 2019 with 1800 finished sq ft. This is a beautiful home in need of TLC. This home features 3 bed/2 full baths. Large kitchen with island. Large laundry room with cabinetry for storage. Living room with trey ceilings, built in shelving. Main bedroom features large walk-in closet with large attached bathroom. Main bathroom features oversized walk-in shower and double sinks. Hall area off the kitchen has a bench seating area with 2 additional bedrooms and another full size bathroom. Large 24x40 det garage located on the property has many possibilities. 2nd home located at 102 N Sycamore St has little to no value. * Sale of the properties is made on an "As is", "Where is" and "with All Faults" basis. Seller makes no representation or warranty, express or implied, or arising by operation of law, including, but not limited to, any warranty of condition, title, habitability, merchantability, or fitness for a particular purpose with respect to the Property or any portion thereof. All offers are subject to both buyer and seller signed addendums to be considered a fully executed offer contract.

18. 2026-03-24
    price $109,400 1265-char remark

    Show marketing remark (1265 chars)

    Sale includes both 28 E Vine St as well as 102 N Sycamore St Campbellsburg. 28 E Vine St is a manufactured doublewide home, built in 2019 with 1800 finished sq ft. This is a beautiful home in need of TLC. This home features 3 bed/2 full baths. Large kitchen with island. Large laundry room with cabinetry for storage. Living room with trey ceilings, built in shelving. Main bedroom features large walk-in closet with large attached bathroom. Main bathroom features oversized walk-in shower and double sinks. Hall area off the kitchen has a bench seating area with 2 additional bedrooms and another full size bathroom. Large 24x40 det garage located on the property has many possibilities. 2nd home located at 102 N Sycamore St has little to no value. * Sale of the properties is made on an "As is", "Where is" and "with All Faults" basis. Seller makes no representation or warranty, express or implied, or arising by operation of law, including, but not limited to, any warranty of condition, title, habitability, merchantability, or fitness for a particular purpose with respect to the Property or any portion thereof. All offers are subject to both buyer and seller signed addendums to be considered a fully executed offer contract.

19. 2026-02-25
    price $117,400 1265-char remark

    Show marketing remark (1265 chars)

    Sale includes both 28 E Vine St as well as 102 N Sycamore St Campbellsburg. 28 E Vine St is a manufactured doublewide home, built in 2019 with 1800 finished sq ft. This is a beautiful home in need of TLC. This home features 3 bed/2 full baths. Large kitchen with island. Large laundry room with cabinetry for storage. Living room with trey ceilings, built in shelving. Main bedroom features large walk-in closet with large attached bathroom. Main bathroom features oversized walk-in shower and double sinks. Hall area off the kitchen has a bench seating area with 2 additional bedrooms and another full size bathroom. Large 24x40 det garage located on the property has many possibilities. 2nd home located at 102 N Sycamore St has little to no value. * Sale of the properties is made on an "As is", "Where is" and "with All Faults" basis. Seller makes no representation or warranty, express or implied, or arising by operation of law, including, but not limited to, any warranty of condition, title, habitability, merchantability, or fitness for a particular purpose with respect to the Property or any portion thereof. All offers are subject to both buyer and seller signed addendums to be considered a fully executed offer contract.

20. 2025-12-29
    listed $124,400 Active 1265-char remark

    Show marketing remark (1265 chars)

    Sale includes both 28 E Vine St as well as 102 N Sycamore St Campbellsburg. 28 E Vine St is a manufactured doublewide home, built in 2019 with 1800 finished sq ft. This is a beautiful home in need of TLC. This home features 3 bed/2 full baths. Large kitchen with island. Large laundry room with cabinetry for storage. Living room with trey ceilings, built in shelving. Main bedroom features large walk-in closet with large attached bathroom. Main bathroom features oversized walk-in shower and double sinks. Hall area off the kitchen has a bench seating area with 2 additional bedrooms and another full size bathroom. Large 24x40 det garage located on the property has many possibilities. 2nd home located at 102 N Sycamore St has little to no value. * Sale of the properties is made on an "As is", "Where is" and "with All Faults" basis. Seller makes no representation or warranty, express or implied, or arising by operation of law, including, but not limited to, any warranty of condition, title, habitability, merchantability, or fitness for a particular purpose with respect to the Property or any portion thereof. All offers are subject to both buyer and seller signed addendums to be considered a fully executed offer contract.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥104°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,471
• − Mortgage interest: −$5,008
• − Property taxes: −$1,341
• − Insurance: −$447
• − Repairs & maintenance: −$1,158
• − Management: −$1,158
• − Depreciation: −$2,601
• Taxable income: $2,759
• Est. tax owed @ 24.0%: −$662
• After-tax cash flow: $3,356/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This 2019 manufactured doublewide home is in good condition with a good condition score of 80. It features a modern kitchen, two full bathrooms, and a well-maintained exterior. The home is in need of some cosmetic updates, such as painting and new flooring, to further enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Resale Installing new flooring in the bathrooms — New flooring in bathrooms improves the home's appearance and functionality.
• Both Upgrading the kitchen appliances — Modern appliances enhance the kitchen's functionality and appeal to potential buyers/renters.
• Both Landscaping the front yard — A well-maintained front yard improves curb appeal and adds value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Resale Installing new flooring in the bathrooms — New flooring in bathrooms improves the home's appearance and functionality. ↑
• Both Upgrading the kitchen appliances — Modern appliances enhance the kitchen's functionality and appeal to potential buyers/renters. ↑
• Both Landscaping the front yard — A well-maintained front yard improves curb appeal and adds value to the property. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: West Washington School Corporation
• NCES district ID: 1812930
• Math proficiency: 41% ▼ -15.00%
• Reading proficiency: 43% ▼ -15.00%
• Median HH income: $42,006
• Composite: 35.39/100
• National rank: #4949
• State rank: #125 of 301 in IN

Livability — Campbellsburg

• Score: 64/100
• State rank: #405
• US rank: #14778

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Campbellsburg, IN
• City population: 2,003
• Population (ZIP): 2,003

Population outlook (Washington County) Hauer SSP2

• Today (2025): 26,460 people
• By 2030: 25,498 · -3.6%
• By 2040: 23,127 · -12.6%
• By 2050: 20,505 · -22.5%
• By 2075: 14,941 · -43.5%
• By 2100: 10,453 · -60.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5%
• Common ancestry: Scottish 2% Lithuanian 2% Slovak 1%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+54.8) · D 21.7% · R 76.5% · Other 1.7%
• 2008→2024 swing: -37.5pp toward R · 2008: -17.3pp · 2024: -54.8pp
• All cycles: 2024: R+54.8 2020: R+52.1 2016: R+49.1 2012: R+24.4 2008: R+17.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -42.69%
• Current HPI: 184.4
• 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

-20.8% since first listed

4 events — show timeline

• 2026-05-08 Price Changed $98,475 SIRA
• 2026-03-24 Price Changed $109,400 SIRA
• 2026-02-25 Price Changed $117,400 SIRA
• 2025-12-29 Listed $124,400 SIRA