6142 Southwild Southview Dr · Paoli, IN 47454

$189,000

4 bd · 2.0 ba · 1,674 sqft · SingleFamily public records · 9 Days on market

Built 2005 0.41 ac lot $113/sqft · at area comps Est $189k · 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 +10.9/30.0
• ARV discount +7.5/15.0
• Appreciation +6.2/10.0
• DSCR +3.1/10.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0

Listing remarks MLS

A GREAT FIND! This 4 Bedroom, 2 Bath Ranch Style Home offers 1674 Sq. Ft. , a Metal Roof, Hardwood Flooring, Large Open Living Area with dining area, a Large Primary Suite with a full en-suite bath, soaking tub and separate shower. Home includes a large yard and a 2 car attached garage. Minutes to Patoka Lake and 10 Minutes to French Lick. Selling "As Is".

Key facts

• Hardwood flooring
• Metal roof
• Soaking tub

Tags

• HARDWOOD FLOORING
• METAL ROOF
• OPEN-CONCEPT LIVING
• PRIVATE FULL EN-SUITE BATH
• SOAKING TUB
• LARGE YARD

Property features AI

Finance

• Financial info: Annual tax amount reported

Exterior

• Parking: Attached gravel driveway; 2-car attached garage
• Utilities: Public water; Septic tank sewer
• Home design: Single-family, site-built home; Single-story
• Construction: Vinyl siding; Block foundation; Built as a site-built home
• Exterior features: Level lot; Lot dimensions approximately 60 x 100; Located in the Wildwood subdivision

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Gas cooktop; Gas oven
• Bedrooms: Master located on the main level
• Flooring: Hardwood floors
• Bathrooms: 2 full bathrooms, both on the main level
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Main-level master suite; Crawl space with sump pump; 7 total rooms; One fireplace
• Laundry & utility: Laundry on the main level; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $-85 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $174k (7.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (29.4% below list).
• Recommended offer: $133k (29.4% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.0% in Paoli — 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 62/100 on livability (#471 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety C-, amenities F, commute F.
• Paoli Community School Corporation (town): math 28% / reading 42% proficiency, ranked #200 of 301 in IN (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Throop Elementary School (math 36% / reading 36%, grade F, #577 of 994 statewide, top 59%, 712 students, 61% FRL); Paoli Jr & Sr High School (math 19% / reading 50%, grade F, #270 of 369 statewide, top 77%, 561 students, 55% FRL).
• Market conditions: 64 active listings in the ZIP; 54 units permitted in Orange County in 2024 (40 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $4k appreciation (2.4% local appreciation)).
• Orange County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 10y 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 $133,340 (29.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.71% ✗
• Cap rate: 5.76%
• Cash-on-cash: -1.92%
• DSCR: 0.91
• GRM: 11.8

CMA / ARV

• ARV (median comp): $189,000
• List price: $189,000
• Delta: —
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6142 Southwild Southview Dr	0.00mi	4/2.0	1,674 (0%)	0mo	$189,000	$113	100
6240 S Wild Meadow Rdg	0.14mi	3/2.0 (-1)	1,428 (-15%)	2mo	$147,000	$103	63

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.7%
• Equity multiple: 1.21×
• Total profit: $10,959
• Equity at exit: $78,235

10-year hold

• IRR: 7.3%
• Equity multiple: 2.03×
• Total profit: $54,571
• Equity at exit: $115,564

Cash invested: $52,920 (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 47454

• Home prices YoY: 1.1%
• Active inventory: 64
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,333 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$68 /mo · $816/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $-85

Break-even live

Break-even rent $1,440

Max offer price $174,070

Occupancy floor —

Sensitivity live

Price	-10% $22	-5% $-31	+0% $-85	+5% $-138	+10% $-192
Rent	-10% $-190	-5% $-137	+0% $-85	+5% $-32	+10% $21
Rate	-1.0pp $11	-0.5pp $-36	base $-85	+0.5pp $-133	+1.0pp $-183

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-09
   listed $189,000 Active 624-char remark
2. 2025-12-10
   soldstatus $74,900 Closed 368-char remark

   Show marketing remark (368 chars)

   A GREAT FIND! This 4 Bedroom, 2 Bath Ranch Style Home offers 1674 Sq. Ft. , a Metal Roof, Hardwood Flooring, Large Open Living Area with dining area, a Large Primary Suite with a full en-suite bath, soaking tub and separate shower. Home includes a large yard and a 2 car attached garage. Minutes to Patoka Lake and 10 Minutes to French Lick. Selling "As Is".

3. 2025-10-10
   soldstatus $74,900
4. 2025-10-02
   status Pending 368-char remark

   Show marketing remark (368 chars)

   A GREAT FIND! This 4 Bedroom, 2 Bath Ranch Style Home offers 1674 Sq. Ft. , a Metal Roof, Hardwood Flooring, Large Open Living Area with dining area, a Large Primary Suite with a full en-suite bath, soaking tub and separate shower. Home includes a large yard and a 2 car attached garage. Minutes to Patoka Lake and 10 Minutes to French Lick. Selling "As Is".

5. 2025-09-20
   listed $74,900 Active 368-char remark

   Show marketing remark (368 chars)

   A GREAT FIND! This 4 Bedroom, 2 Bath Ranch Style Home offers 1674 Sq. Ft. , a Metal Roof, Hardwood Flooring, Large Open Living Area with dining area, a Large Primary Suite with a full en-suite bath, soaking tub and separate shower. Home includes a large yard and a 2 car attached garage. Minutes to Patoka Lake and 10 Minutes to French Lick. Selling "As Is".

6. 2025-07-15
   soldstatus $123,281
7. 2017-07-07
   soldstatus $108,000
8. 2017-07-03
   soldstatus $108,000

   Show marketing remark (563 chars)

   One of the cleanest, neatest, charming homes I have ever been in. Lots of storage! So much entertainment available: Paoli Peaks Skiing & Tubing, bumper cars, horse back riding, zip lining, Big Splash indoor slide & pool! Hardwood wood floors in the Great Room with cathedral ceilings & open concept, ceramic tile in both baths & kitchen! New Stainless Appliances, new carpet in all bedrooms, fleshly painted walls and the laundry/office has a closet that could possibility be used as a 4th bedroom. $100 per year Home Owners Association

9. 2016-01-18
   listed $115,500

   Show marketing remark (563 chars)

   One of the cleanest, neatest, charming homes I have ever been in. Lots of storage! So much entertainment available: Paoli Peaks Skiing & Tubing, bumper cars, horse back riding, zip lining, Big Splash indoor slide & pool! Hardwood wood floors in the Great Room with cathedral ceilings & open concept, ceramic tile in both baths & kitchen! New Stainless Appliances, new carpet in all bedrooms, fleshly painted walls and the laundry/office has a closet that could possibility be used as a 4th bedroom. $100 per year Home Owners Association

10. 2012-12-14
    soldstatus $69,000
11. 2012-05-02
    soldstatus $67,050

ⓘ 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: $816 · $68/mo
• Projected year-2 tax: $1,211 · $101/mo
• Expected delta: +$395/yr (+$33/mo · 48.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 19 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: $16,001
• − Mortgage interest: −$10,587
• − Property taxes: −$816
• − Insurance: −$945
• − Repairs & maintenance: −$1,280
• − Management: −$1,280
• − Depreciation: −$5,498
• Taxable loss: −$4,406
• Est. tax savings @ 24.0%: +$1,057
• After-tax cash flow: $43/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: Paoli Community School Corporation
• NCES district ID: 1808640
• Math proficiency: 28% ▼ -14.00%
• Reading proficiency: 42% ▼ -5.00%
• Median HH income: $38,333
• Composite: 29.18/100
• National rank: #6571
• State rank: #200 of 301 in IN

Livability — Paoli

• Score: 62/100
• State rank: #471
• US rank: #16678

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,529

Population outlook (Orange County) Hauer SSP2

• Today (2025): 18,948 people
• By 2030: 18,479 · -2.5%
• By 2040: 17,387 · -8.2%
• By 2050: 16,301 · -14.0%
• By 2075: 14,361 · -24.2%
• By 2100: 12,594 · -33.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 8% Hispanic / Latino 2%
• Common ancestry: Italian 4% Slovak 2% Iranian 1%
• Foreign-born: 0% · Canada

Political lean MEDSL · Orange

• 2024 margin: Solid R (+52.1) · D 23.1% · R 75.3% · Other 1.6%
• 2008→2024 swing: -38.0pp toward R · 2008: -14.2pp · 2024: -52.1pp
• All cycles: 2024: R+52.1 2020: R+47.6 2016: R+45.8 2012: R+21.6 2008: R+14.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.36%
• Current HPI: 207.3937
• 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

+181.9% since first listed

13 events — show timeline

• 2026-06-16 Sold (MLS) $189,000 IRMLS
• 2026-05-19 Pending — IRMLS
• 2026-05-09 Listed $189,000 IRMLS
• 2025-12-10 Sold (MLS) $74,900 IRMLS
• 2025-10-10 Sold (Public Records) $74,900 Public Records
• 2025-10-02 Pending — IRMLS
• 2025-09-20 Listed $74,900 IRMLS
• 2025-07-15 Sold (Public Records) $123,281 Public Records
• 2017-07-07 Sold (Public Records) $108,000 Public Records
• 2017-07-03 Sold (MLS) $108,000 IRMLS
• 2016-01-18 Listed $115,500 IRMLS
• 2012-12-14 Sold (Public Records) $69,000 Public Records
• 2012-05-02 Sold (Public Records) $67,050 Public Records

Property tax history

-4.2%/yr

Latest (2024): $816 · +26.6% YoY. Source: county tax records.