4620 Autumn Ridge Dr · Columbus, IN 47203

$199,900

3 bd · 2.0 ba · 1,080 sqft · SingleFamily public records · 243 Days on market

Built 1999 9,148 sqft lot Est $177k · 13% over

---

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 +14.7/30.0
• DSCR +4.5/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.7/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

You don't want to miss this wonderful 3 bed, 2 bath home in Northbrook subdivision. This home is just over 1000 sq ft and includes new flooring throughout and all new paint. It has the new home smell you've been looking for! It includes a 1 car detached garage and spacious backyard! It backs up to the community garden and gives you a nice sense of privacy when spending time in the yard. Schedule your private showing today!

Key facts

• Updated kitchen
• Quiet neighborhood
• New vinyl fence

Tags

• UPDATED KITCHEN
• FULLY FENCED BACKYARD
• NEW VINYL FENCE
• QUIET NEIGHBORHOOD

Property features AI

Exterior

• Parking: Detached 1-car garage (approx. 280 sq ft)
• Utilities: Public water; Municipal sewer connected; Cable available; Natural gas connected; Sewer connected; Water connected
• Home design: Single family residence; Updated/remodeled condition; One story
• Construction: Vinyl siding; Block foundation
• Exterior features: Full fencing; Sidewalks; Street lights

Interior

• Kitchen: Gas oven; Refrigerator; Water heater
• Bedrooms: 3 bedrooms on the main level; Primary bedroom with walk-in closet
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Walk-in closet(s); Woodwork painted
• Laundry & utility: Utilities include natural gas and public water

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $53 ($631/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 $164k (18.0% below list).
• Recommended offer: $164k (18.0% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.5% in Columbus — 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 79/100 on livability (#24 in IN, #1,978 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities D+, commute F.
• Bartholomew Consolidated School Corporation (urban): math 38% / reading 45% proficiency, ranked #119 of 301 in IN (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: W D Richards Elementary School (math 44% / reading 42%, grade F, #417 of 994 statewide, top 43%, 584 students, 41% FRL); Northside Middle School (math 32% / reading 49%, grade F, #117 of 330 statewide, top 36%, 904 students, 49% FRL); Columbus East High School (math 34% / reading 65%, grade D, #123 of 369 statewide, top 36%, 1,535 students, 39% FRL).
• Market conditions: 155 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 195 units permitted in Bartholomew 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 $6k of value loss. Plan a longer hold.
• Bartholomew County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 243 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 23y 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.

Recommended offer $163,950 (18.0% below list)

Questions for the listing agent

1. It's been on market 243 days. Have you received any prior offers? Is the seller open to a 18% 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
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: 0.82% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.13%
• DSCR: 1.05
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $177,120
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3307 Fall Valley Dr	0.15mi	3/2.0	1,080 (0%)	10mo	$180,000	$167	85
3345 Spring Valley Dr	0.19mi	3/2.0	1,080 (0%)	10mo	$185,000	$171	83
4641 W Ridge Dr	0.13mi	3/2.0	1,188 (+10%)	16mo	$180,000	$152	64
3331 Fall Valley Dr	0.18mi	3/2.0	1,188 (+10%)	15mo	$195,000	$164	63
4632 Willowbrook Dr	0.15mi	2/2.0 (-1)	1,188 (+10%)	12mo	$185,000	$156	61

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: -14.5%
• Equity multiple: 0.48×
• Total profit: $-29,101
• Equity at exit: $29,806

10-year hold

• IRR: -5.9%
• Equity multiple: 0.62×
• Total profit: $-21,271
• Equity at exit: $17,284

Cash invested: $55,972 (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 47203

• Active inventory: 155
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,640 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$111 /mo · $1,332/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $53

Break-even live

Break-even rent $1,573

Max offer price $199,900

Occupancy floor 92%

Sensitivity live

Price	-10% $166	-5% $109	+0% $53	+5% $-4	+10% $-61
Rent	-10% $-77	-5% $-12	+0% $53	+5% $117	+10% $182
Rate	-1.0pp $153	-0.5pp $103	base $53	+0.5pp $1	+1.0pp $-52

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3671 Candlelight Dr Columbus, IN	2.0–3.0	2.0	882	$1,329	$1.51	0d	1	0.39mi
3501 Nicholas Ln Columbus, IN	1.0–3.0	1.0–2.0	956	$1,369	$1.43	0d	7	0.47mi

Listing history 29 events

1. 2026-06-22
   days on market $199,900 Active 243 DOM
2. 2026-06-19
   days on market $199,900 Active 241 DOM
3. 2026-06-18
   days on market $199,900 Active 240 DOM
4. 2026-06-17
   days on market $199,900 Active 239 DOM
5. 2026-06-16
   days on market $199,900 Active 238 DOM
6. 2026-06-15
   days on market $199,900 Active 237 DOM
7. 2026-06-14
   days on market $199,900 Active 235 DOM
8. 2026-06-13
   days on market $199,900 Active 234 DOM
9. 2026-06-10
   days on market $199,900 Active 232 DOM
10. 2026-06-09
    days on market $199,900 Active 231 DOM
11. 2026-06-08
    days on market $199,900 Active 230 DOM
12. 2026-06-07
    days on market $199,900 Active 229 DOM
13. 2026-06-05
    days on market $199,900 Active 226 DOM
14. 2026-06-03
    days on market $199,900 Active 225 DOM
15. 2026-06-02
    days on market $199,900 Active 224 DOM
16. 2026-06-01
    days on market $199,900 Active 223 DOM
17. 2026-05-31
    days on market $199,900 Active 222 DOM
18. 2026-05-30
    days on market $199,900 Active 221 DOM
19. 2026-05-13
    price $199,900
20. 2025-10-21
    listed $209,900 Active
21. 2024-09-05
    soldstatus $185,000 Closed 427-char remark

    Show marketing remark (427 chars)

    You don't want to miss this wonderful 3 bed, 2 bath home in Northbrook subdivision. This home is just over 1000 sq ft and includes new flooring throughout and all new paint. It has the new home smell you've been looking for! It includes a 1 car detached garage and spacious backyard! It backs up to the community garden and gives you a nice sense of privacy when spending time in the yard. Schedule your private showing today!

22. 2024-07-19
    status Pending 427-char remark

    Show marketing remark (427 chars)

    You don't want to miss this wonderful 3 bed, 2 bath home in Northbrook subdivision. This home is just over 1000 sq ft and includes new flooring throughout and all new paint. It has the new home smell you've been looking for! It includes a 1 car detached garage and spacious backyard! It backs up to the community garden and gives you a nice sense of privacy when spending time in the yard. Schedule your private showing today!

23. 2024-07-10
    status Active 427-char remark

    Show marketing remark (427 chars)

    You don't want to miss this wonderful 3 bed, 2 bath home in Northbrook subdivision. This home is just over 1000 sq ft and includes new flooring throughout and all new paint. It has the new home smell you've been looking for! It includes a 1 car detached garage and spacious backyard! It backs up to the community garden and gives you a nice sense of privacy when spending time in the yard. Schedule your private showing today!

24. 2024-06-25
    status Pending 427-char remark

    Show marketing remark (427 chars)

    You don't want to miss this wonderful 3 bed, 2 bath home in Northbrook subdivision. This home is just over 1000 sq ft and includes new flooring throughout and all new paint. It has the new home smell you've been looking for! It includes a 1 car detached garage and spacious backyard! It backs up to the community garden and gives you a nice sense of privacy when spending time in the yard. Schedule your private showing today!

25. 2024-06-17
    listed $190,000 Active 427-char remark

    Show marketing remark (427 chars)

    You don't want to miss this wonderful 3 bed, 2 bath home in Northbrook subdivision. This home is just over 1000 sq ft and includes new flooring throughout and all new paint. It has the new home smell you've been looking for! It includes a 1 car detached garage and spacious backyard! It backs up to the community garden and gives you a nice sense of privacy when spending time in the yard. Schedule your private showing today!

26. 2012-06-21
    soldstatus $73,000
27. 2009-09-25
    listed $79,900
28. 2004-07-02
    historical
29. 2003-10-25
    listed $79,900

ⓘ 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: $1,332 · $111/mo
• Projected year-2 tax: $1,516 · $126/mo
• Expected delta: +$184/yr (+$15/mo · 13.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥103°F today · 19 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,674
• − Mortgage interest: −$11,198
• − Property taxes: −$1,332
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,574
• − Management: −$1,574
• − Depreciation: −$5,815
• Taxable loss: −$2,818
• Est. tax savings @ 24.0%: +$676
• After-tax cash flow: $1,308/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: Bartholomew Consolidated School Corporation
• NCES district ID: 1800360
• Math proficiency: 38% ▼ -11.00%
• Reading proficiency: 45% ▼ -7.00%
• Median HH income: $54,685
• Composite: 36.16/100
• National rank: #4736
• State rank: #119 of 301 in IN

Livability — Columbus

• Score: 79/100
• State rank: #24
• US rank: #1978

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Columbus, IN
• County: Bartholomew County · 74,100 people
• City population: 74,100
• Metro: Columbus, IN
• Population (ZIP): 26,200
• Household income: $72,112
• Rent vs Own: 21.6% rent · 78.4% own
• Severe rent burden: 504.0

Population outlook (Bartholomew County) Hauer SSP2

• Today (2025): 90,162 people
• By 2030: 94,432 · +4.7%
• By 2040: 102,659 · +13.9%
• By 2050: 109,794 · +21.8%
• By 2075: 123,419 · +36.9%
• By 2100: 121,047 · +34.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 8% Asian 7% Two or more races 5% Black 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Iranian 2% Serbian 2%
• Foreign-born: 8% · Canada, China, South Korea
• Languages at home: 89% English-only · Spanish 4% Other Asian/Pacific 2% Other Indo-European 2%

Political lean MEDSL · Bartholomew

• 2024 margin: Strong R (+27.3) · D 35.3% · R 62.7% · Other 2.0%
• 2008→2024 swing: -16.1pp toward R · 2008: -11.3pp · 2024: -27.3pp
• All cycles: 2024: R+27.3 2020: R+26.2 2016: R+33.3 2012: R+25.4 2008: R+11.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -179.47%
• Current HPI: 138.8115
• Rent YoY: —
• Metro: Columbus, 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

+150.2% since first listed

11 events — show timeline

• 2026-05-13 Price Changed $199,900 MIBOR as Distributed by MLS Grid
• 2025-10-21 Listed $209,900 MIBOR as Distributed by MLS Grid
• 2024-09-05 Sold (MLS) $185,000 MIBOR as Distributed by MLS Grid
• 2024-07-19 Pending — MIBOR as Distributed by MLS Grid
• 2024-07-10 Relisted — MIBOR as Distributed by MLS Grid
• 2024-06-25 Pending — MIBOR as Distributed by MLS Grid
• 2024-06-17 Listed $190,000 MIBOR as Distributed by MLS Grid
• 2012-06-21 Sold (Public Records) $73,000 Public Records
• 2009-09-25 Listed $79,900 MIBOR as Distributed by MLS Grid
• 2004-07-02 Listing Removed — MIBOR as Distributed by MLS Grid
• 2003-10-25 Listed $79,900 MIBOR as Distributed by MLS Grid

Property tax history

+11.4%/yr

Latest (2024): $1,332 · +699.5% YoY. Source: county tax records.