620 W 3rd St · Bicknell, IN 47512

$118,000

4 bd · 1.5 ba · 2,296 sqft · SingleFamily public records · 115 Days on market

Built 1971 9,148 sqft lot $51/sqft · 23% below area Est $153k · 23% under

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Why this score? — see what drove the C+ 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 +24.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +5.6/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

4 bedroom, 1.5 bath home on a corner lot. Features include main floor laundry, fenced backyard, and a newer roof. The 2-car garage provides off-street parking and additional storage.

Key facts

• Newer roof
• Main floor laundry
• Fenced backyard

Tags

• CORNER LOT
• MAIN FLOOR LAUNDRY
• FENCED BACKYARD
• NEWER ROOF
• OFF-STREET PARKING
• ADDITIONAL STORAGE

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $239 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $118k).
• Recommended offer: $107k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#373 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing A-; Watch: health & safety C-, amenities F, commute F.
• North Knox School Corporation (rural): math 28% / reading 45% proficiency, ranked #186 of 301 in IN (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: North Knox Intermediate (math 33% / reading 41%, grade F, #550 of 994 statewide, top 57%, 388 students, 58% FRL); North Knox Jr-Sr High School (math 22% / reading 50%, grade F, #261 of 369 statewide, top 71%, 543 students, 56% FRL).
• Market conditions: 34 active listings in the ZIP; 36 units permitted in Knox County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $816 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Knox County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $40k; list at $118k implies a 195% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $107,380 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.06% ✓
• Cap rate: 8.72%
• Cash-on-cash: 8.68%
• DSCR: 1.39
• GRM: 7.8

CMA / ARV

• ARV (median comp): $153,101
• List price: $118,000
• Delta: -22.93%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -3.2%
• Equity multiple: 0.88×
• Total profit: $-3,916
• Equity at exit: $17,594

10-year hold

• IRR: 6.5%
• Equity multiple: 1.49×
• Total profit: $16,112
• Equity at exit: $10,202

Cash invested: $33,040 (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 47512

• Home prices YoY: -32.1%
• Active inventory: 34
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,253 medium
• Mortgage (P&I): −$619
• Tax from tax record: −$83 /mo · $994/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $239

Break-even live

Break-even rent $950

Max offer price $118,000

Occupancy floor 76%

Sensitivity live

Price	-10% $306	-5% $272	+0% $239	+5% $206	+10% $172
Rent	-10% $140	-5% $190	+0% $239	+5% $289	+10% $338
Rate	-1.0pp $298	-0.5pp $269	base $239	+0.5pp $208	+1.0pp $177

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: $29,500
• Closing costs: $3,540
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $118,000 Active 115 DOM
2. 2026-06-21
   days on market $118,000 Active 114 DOM
3. 2026-06-18
   days on market $118,000 Active 112 DOM
4. 2026-06-17
   days on market $118,000 Active 111 DOM
5. 2026-06-16
   days on market $118,000 Active 110 DOM
6. 2026-06-15
   days on market $118,000 Active 109 DOM
7. 2026-06-13
   days on market $118,000 Active 107 DOM
8. 2026-06-12
   days on market $118,000 Active 106 DOM
9. 2026-06-09
   days on market $118,000 Active 103 DOM
10. 2026-06-08
    days on market $118,000 Active 102 DOM
11. 2026-06-07
    days on market $118,000 Active 101 DOM
12. 2026-06-05
    days on market $118,000 Active 99 DOM
13. 2026-06-04
    days on market $118,000 Active 97 DOM
14. 2026-06-02
    days on market $118,000 Active 96 DOM
15. 2026-06-01
    days on market $118,000 Active 95 DOM
16. 2026-05-31
    days on market $118,000 Active 94 DOM
17. 2026-05-31
    days on market $118,000 Active 93 DOM
18. 2026-05-07
    price $120,000 182-char remark

    Show marketing remark (182 chars)

    4 bedroom, 1.5 bath home on a corner lot. Features include main floor laundry, fenced backyard, and a newer roof. The 2-car garage provides off-street parking and additional storage.

19. 2026-04-24
    price $123,000 182-char remark

    Show marketing remark (182 chars)

    4 bedroom, 1.5 bath home on a corner lot. Features include main floor laundry, fenced backyard, and a newer roof. The 2-car garage provides off-street parking and additional storage.

20. 2026-03-30
    price $125,900 182-char remark

    Show marketing remark (182 chars)

    4 bedroom, 1.5 bath home on a corner lot. Features include main floor laundry, fenced backyard, and a newer roof. The 2-car garage provides off-street parking and additional storage.

21. 2026-02-26
    listed $129,900 Active 182-char remark

    Show marketing remark (182 chars)

    4 bedroom, 1.5 bath home on a corner lot. Features include main floor laundry, fenced backyard, and a newer roof. The 2-car garage provides off-street parking and additional storage.

22. 2012-03-13
    soldstatus $40,000

ⓘ 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: $994 · $83/mo
• Projected year-2 tax: $998 · $83/mo
• Expected delta: +$4/yr ($0/mo · 0.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥106°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: $15,036
• − Mortgage interest: −$6,610
• − Property taxes: −$994
• − Insurance: −$590
• − Repairs & maintenance: −$1,203
• − Management: −$1,203
• − Depreciation: −$3,433
• Taxable income: $1,004
• Est. tax owed @ 24.0%: −$241
• After-tax cash flow: $2,628/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: North Knox School Corporation
• NCES district ID: 1807830
• Math proficiency: 28% ▼ -11.00%
• Reading proficiency: 45% ▼ -3.00%
• Median HH income: $42,553
• Composite: 30.82/100
• National rank: #6139
• State rank: #186 of 301 in IN

Livability — Bicknell

• Score: 64/100
• State rank: #373
• US rank: #13970

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bicknell, IN
• City population: 4,216
• Population (ZIP): 4,216

Population outlook (Knox County) Hauer SSP2

• Today (2025): 37,092 people
• By 2030: 36,271 · -2.2%
• By 2040: 34,196 · -7.8%
• By 2050: 32,405 · -12.6%
• By 2075: 28,754 · -22.5%
• By 2100: 24,110 · -35.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Italian 3% Lithuanian 1% Iranian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Tagalog/Filipino 1% Spanish 1%

Political lean MEDSL · Knox

• 2024 margin: Solid R (+50.4) · D 24.0% · R 74.4% · Other 1.6%
• 2008→2024 swing: -43.9pp toward R · 2008: -6.5pp · 2024: -50.4pp
• All cycles: 2024: R+50.4 2020: R+47.4 2016: R+47.2 2012: R+28.9 2008: R+6.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -90.85%
• Current HPI: 191.8851
• 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

+200.0% since first listed

5 events — show timeline

• 2026-05-07 Price Changed $120,000 IRMLS
• 2026-04-24 Price Changed $123,000 IRMLS
• 2026-03-30 Price Changed $125,900 IRMLS
• 2026-02-26 Listed $129,900 IRMLS
• 2012-03-13 Sold (Public Records) $40,000 Public Records

Property tax history

+2.7%/yr

Latest (2024): $994 · +28.8% YoY. Source: county tax records.