20670 SR 145 Rd · St. Meinrad, IN 47515

$67,300

3 bd · 1.0 ba · 2,084 sqft · SingleFamily public records · 17 Days on market

Built 1900 7,841 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.4/10.0
• Schools +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This spacious 3-bedroom home offers over 2,000 square feet of living space and is full of potential for its next owner. Conveniently located on State Road 145 with easy access to I-64, this property provides the perfect balance of rural charm and accessibility. Inside, you'll find generous living areas, ample room for gathering and entertaining, and the opportunity to make the space your own. Whether you're searching for a primary residence, investment property, or a home with room to grow, this property offers a solid foundation and plenty of possibilities. Enjoy the convenience of being just minutes from local amenities while still experiencing the peaceful atmosphere of Perry County. Don

Key facts

• Rural charm
• Easy access to i-64
• 7,841 sq ft lot

Tags

• EASY ACCESS TO I-64
• MINUTES FROM LOCAL AMENITIES
• RURAL CHARM

Property features AI

Exterior

• Utilities: Public water; Septic sewer
• Home design: Single-family site-built home; One story
• Construction: Asbestos construction materials
• Exterior features: Sloped lot; Shed(s)

Interior

• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Living room fireplace; Partial basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $67k.

Deal economics

• At list price, monthly cash flow is $617 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $67k).
• Recommended offer: $66k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Perry Central Community Schools Corporation (rural): math 44% / reading 54% proficiency, ranked #62 of 301 in IN (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Perry Central Elementary School (math 45% / reading 51%, grade D, #314 of 994 statewide, top 32%, 703 students, 43% FRL); Perry Central Jr-Sr High School (math 43% / reading 58%, grade D+, #117 of 369 statewide, top 32%, 582 students, 41% FRL).
• Market conditions: 3 active listings in the ZIP; 31 units permitted in Perry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($465 loan paydown + $2k appreciation (2.8% local appreciation)).
• Perry County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.8% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,290 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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. 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.
4. 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.
5. 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: 1.91% ✓
• Cap rate: 17.30%
• Cash-on-cash: 39.30%
• DSCR: 2.75
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $298,012
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21138 Candlestick Rd	0.54mi	3/1.5	2,270 (+9%)	21mo	$325,000	$143	40

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

Projected returns pro-forma

2.78% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 44.5%
• Equity multiple: 3.47×
• Total profit: $46,609
• Equity at exit: $29,428

10-year hold

• IRR: 44.5%
• Equity multiple: 6.93×
• Total profit: $111,801
• Equity at exit: $44,714

Cash invested: $18,844 (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 47515

• Home prices YoY: 1.3%
• Active inventory: 3
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,286 medium
• Mortgage (P&I): −$353
• Tax from tax record: −$17 /mo · $209/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $617

Break-even live

Break-even rent $504

Max offer price $67,300

Occupancy floor 47%

Sensitivity live

Price	-10% $655	-5% $636	+0% $617	+5% $598	+10% $579
Rent	-10% $516	-5% $566	+0% $617	+5% $668	+10% $719
Rate	-1.0pp $651	-0.5pp $634	base $617	+0.5pp $600	+1.0pp $582

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: $16,825
• Closing costs: $2,019
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-21
   days on market $67,300 Active 17 DOM
2. 2026-06-18
   days on market $67,300 Active 15 DOM
3. 2026-06-17
   days on market $67,300 Active 14 DOM
4. 2026-06-16
   days on market $67,300 Active 13 DOM
5. 2026-06-15
   days on market $67,300 Active 12 DOM
6. 2026-06-13
   days on market $67,300 Active 10 DOM
7. 2026-06-12
   days on market $67,300 Active 9 DOM
8. 2026-06-09
   days on market $67,300 Active 6 DOM
9. 2026-06-08
   days on market $67,300 Active 5 DOM
10. 2026-06-07
    days on market $67,300 Active 4 DOM
11. 2026-06-05
    days on market $67,300 Active 2 DOM
12. 2026-06-04
    remarks 699-char remark
13. 2026-06-04
    listed $67,300 Active 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: $209 · $17/mo
• Projected year-2 tax: $391 · $33/mo
• Expected delta: +$181/yr (+$15/mo · 86.7%)

ⓘ 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 · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $15,426
• − Mortgage interest: −$3,770
• − Property taxes: −$209
• − Insurance: −$336
• − Repairs & maintenance: −$1,234
• − Management: −$1,234
• − Depreciation: −$1,958
• Taxable income: $6,685
• Est. tax owed @ 24.0%: −$1,604
• After-tax cash flow: $5,802/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: Perry Central Community Schools Corporation
• NCES district ID: 1801740
• Math proficiency: 44% ▼ -6.00%
• Reading proficiency: 54% ▼ -7.00%
• Median HH income: $53,690
• Composite: 42.27/100
• National rank: #3269
• State rank: #62 of 301 in IN

Livability — St. Meinrad

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 1,196

Population outlook (Perry County) Hauer SSP2

• Today (2025): 19,125 people
• By 2030: 18,912 · -1.1%
• By 2040: 18,239 · -4.6%
• By 2050: 17,402 · -9.0%
• By 2075: 15,420 · -19.4%
• By 2100: 11,987 · -37.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Lithuanian 6% Italian 4% Scottish 3%
• Foreign-born: 1%

Political lean MEDSL · Perry

• 2024 margin: Strong R (+29.8) · D 34.3% · R 64.0% · Other 1.7%
• 2008→2024 swing: -52.6pp toward R · 2008: 22.8pp · 2024: -29.8pp
• All cycles: 2024: R+29.8 2020: R+24.6 2016: R+18.6 2012: D+11.6 2008: D+22.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.78%
• Current HPI: 218.9226
• 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

+49.6% since first listed

3 events — show timeline

• 2026-06-02 Listed $67,300 IRMLS
• 2018-07-20 Listed $39,900 IRMLS
• 2018-01-04 Listed $45,000 IRMLS

Property tax history

-11.4%/yr

Latest (2024): $209 · +3.7% YoY. Source: county tax records.