8248 W 300 S · Columbus, IN 47201

$160,000

3 bd · 1.0 ba · 1,544 sqft · SingleFamily public records · 97 Days on market

Built 1900 1.66 ac lot

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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 +22.7/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +5.0/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Are you looking for country living? This home is on 1.66 acres 3 BR home, 1 BA. The current owner is using an extra living space on main level as Master BR but there is no closet. 2 out buildings, New unfinished cabinets installed for new buyer to stain or paint as desired. New vinyl plank flooring on complete lower level. Furnace installed 2016. 3 new ceiling fans and two new window units for AC installed.

Key facts

• Front porch
• Two outbuildings
• Back patio

Tags

• FRONT PORCH
• BACK PATIO
• TWO OUTBUILDINGS

Property features AI

Finance

• Other: Property sits on approximately 1.66 acres

Exterior

• Parking: Detached 2-car garage (576 sq ft)
• Utilities: Public water; Septic system; Cable available; Natural gas connected
• Home design: Single family residence; One and one-half levels
• Construction: Vinyl siding; Block foundation
• Exterior features: Patio; Porch; Mature trees

Interior

• Kitchen: Electric oven
• Bedrooms: Three bedrooms total — one on the main level and two on the upper level; Bedroom 2 (9x14) — Upper level; Bedroom 3 (11x9) — Upper level
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating (natural gas); Wall unit cooling
• Interior features: Bonus room (11x12); Family room (15x11); Storage; Smoke alarm; Sump pump
• Laundry & utility: Main level laundry (9x9)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $276 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $146k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 3.4% 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: Southside Elementary School (math 64% / reading 60%, grade B, #101 of 994 statewide, top 12%, 905 students, 20% FRL); Central Middle School (math 30% / reading 38%, grade F, #173 of 330 statewide, top 53%, 859 students, 45% FRL); Columbus North High School (math 40% / reading 65%, grade C-, #102 of 369 statewide, top 28%, 2,224 students, 39% FRL) — zoned schools at 35% FRL track the district average.
• Market conditions: Rents rising (+3.1%/yr); 345 active listings in the ZIP; solid renter incomes; 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 $5k 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 97 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $30k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $115k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,600 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 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 1900 — 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 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?
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: 1.00% ✓
• Cap rate: 8.37%
• Cash-on-cash: 7.41%
• DSCR: 1.33
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $402,984
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8087 W 300 S	0.09mi	3/2.5	1,476 (-4%)	5mo	$259,900	$176	78
7587 W 300 S	0.37mi	3/1.0	1,496 (-3%)	9mo	$390,000	$261	70

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 · 3.15% rent growth · sell at horizon

5-year hold

• IRR: -4.9%
• Equity multiple: 0.82×
• Total profit: $-8,121
• Equity at exit: $23,857

10-year hold

• IRR: 5.0%
• Equity multiple: 1.37×
• Total profit: $16,418
• Equity at exit: $13,834

Cash invested: $44,800 (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 47201

• Rents YoY: 3.1%
• Active inventory: 345
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,606 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$87 /mo · $1,040/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $276

Break-even live

Break-even rent $1,256

Max offer price $160,000

Occupancy floor 78%

Sensitivity live

Price	-10% $367	-5% $322	+0% $276	+5% $231	+10% $186
Rent	-10% $150	-5% $213	+0% $276	+5% $340	+10% $403
Rate	-1.0pp $357	-0.5pp $317	base $276	+0.5pp $235	+1.0pp $193

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-22
   days on market $160,000 Active 97 DOM
2. 2026-06-19
   days on market $160,000 Active 95 DOM
3. 2026-06-18
   days on market $160,000 Active 94 DOM
4. 2026-06-17
   days on market $160,000 Active 93 DOM
5. 2026-06-16
   days on market $160,000 Active 92 DOM
6. 2026-06-15
   days on market $160,000 Active 91 DOM
7. 2026-06-14
   days on market $160,000 Active 89 DOM
8. 2026-06-13
   pricedays on market $160,000 Active 88 DOM
9. 2026-06-10
   days on market $172,500 Active 86 DOM
10. 2026-06-09
    days on market $172,500 Active 85 DOM
11. 2026-06-08
    days on market $172,500 Active 84 DOM
12. 2026-06-07
    days on market $172,500 Active 83 DOM
13. 2026-06-05
    days on market $172,500 Active 80 DOM
14. 2026-06-03
    days on market $172,500 Active 79 DOM
15. 2026-06-02
    days on market $172,500 Active 78 DOM
16. 2026-06-01
    days on market $172,500 Active 77 DOM
17. 2026-05-31
    days on market $172,500 Active 76 DOM
18. 2026-05-30
    days on market $172,500 Active 75 DOM
19. 2026-05-14
    price $172,500
20. 2026-04-24
    status Active
21. 2026-04-21
    status Pending
22. 2026-04-07
    price $175,000
23. 2026-03-24
    price $180,000
24. 2026-03-13
    listed $190,000 Active
25. 2020-11-10
    soldstatus $115,000 Sold 410-char remark

    Show marketing remark (410 chars)

    Are you looking for country living? This home is on 1.66 acres 3 BR home, 1 BA. The current owner is using an extra living space on main level as Master BR but there is no closet. 2 out buildings, New unfinished cabinets installed for new buyer to stain or paint as desired. New vinyl plank flooring on complete lower level. Furnace installed 2016. 3 new ceiling fans and two new window units for AC installed.

26. 2020-09-30
    status Pending 410-char remark

    Show marketing remark (410 chars)

    Are you looking for country living? This home is on 1.66 acres 3 BR home, 1 BA. The current owner is using an extra living space on main level as Master BR but there is no closet. 2 out buildings, New unfinished cabinets installed for new buyer to stain or paint as desired. New vinyl plank flooring on complete lower level. Furnace installed 2016. 3 new ceiling fans and two new window units for AC installed.

27. 2020-09-18
    price $119,000 410-char remark

    Show marketing remark (410 chars)

    Are you looking for country living? This home is on 1.66 acres 3 BR home, 1 BA. The current owner is using an extra living space on main level as Master BR but there is no closet. 2 out buildings, New unfinished cabinets installed for new buyer to stain or paint as desired. New vinyl plank flooring on complete lower level. Furnace installed 2016. 3 new ceiling fans and two new window units for AC installed.

28. 2020-07-27
    price $121,000 410-char remark

    Show marketing remark (410 chars)

    Are you looking for country living? This home is on 1.66 acres 3 BR home, 1 BA. The current owner is using an extra living space on main level as Master BR but there is no closet. 2 out buildings, New unfinished cabinets installed for new buyer to stain or paint as desired. New vinyl plank flooring on complete lower level. Furnace installed 2016. 3 new ceiling fans and two new window units for AC installed.

29. 2020-05-05
    price $124,900 410-char remark

    Show marketing remark (410 chars)

    Are you looking for country living? This home is on 1.66 acres 3 BR home, 1 BA. The current owner is using an extra living space on main level as Master BR but there is no closet. 2 out buildings, New unfinished cabinets installed for new buyer to stain or paint as desired. New vinyl plank flooring on complete lower level. Furnace installed 2016. 3 new ceiling fans and two new window units for AC installed.

30. 2020-04-28
    listed $129,900 Active 410-char remark

    Show marketing remark (410 chars)

    Are you looking for country living? This home is on 1.66 acres 3 BR home, 1 BA. The current owner is using an extra living space on main level as Master BR but there is no closet. 2 out buildings, New unfinished cabinets installed for new buyer to stain or paint as desired. New vinyl plank flooring on complete lower level. Furnace installed 2016. 3 new ceiling fans and two new window units for AC installed.

ⓘ 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: $1,040 · $87/mo
• Projected year-2 tax: $1,200 · $100/mo
• Expected delta: +$160/yr (+$13/mo · 15.4%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 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: $19,274
• − Mortgage interest: −$8,962
• − Property taxes: −$1,040
• − Insurance: −$800
• − Repairs & maintenance: −$1,542
• − Management: −$1,542
• − Depreciation: −$4,655
• Taxable income: $733
• Est. tax owed @ 24.0%: −$176
• After-tax cash flow: $3,142/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

• County: Bartholomew County · 74,100 people
• City population: 74,100
• Metro: Columbus, IN
• Population (ZIP): 47,900
• Household income: $83,958
• Rent vs Own: 36.8% rent · 63.2% own
• Severe rent burden: 1455.0

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 10% Asian 9% Two or more races 6% Black 2%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1%
• Common ancestry: Italian 3% Slovak 2% Serbian 1%
• Foreign-born: 14% · Canada, China
• Languages at home: 83% English-only · Spanish 8% Other Indo-European 5% Other Asian/Pacific 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: ▼ -204.94%
• Current HPI: 150.2246
• Rent YoY: ▲ 3.15%
• 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

+32.8% since first listed

12 events — show timeline

• 2026-05-14 Price Changed $172,500 MIBOR as Distributed by MLS Grid
• 2026-04-24 Relisted — MIBOR as Distributed by MLS Grid
• 2026-04-21 Pending — MIBOR as Distributed by MLS Grid
• 2026-04-07 Price Changed $175,000 MIBOR as Distributed by MLS Grid
• 2026-03-24 Price Changed $180,000 MIBOR as Distributed by MLS Grid
• 2026-03-13 Listed $190,000 MIBOR as Distributed by MLS Grid
• 2020-11-10 Sold (MLS) $115,000 MIBOR as Distributed by MLS Grid
• 2020-09-30 Pending — MIBOR as Distributed by MLS Grid
• 2020-09-18 Price Changed $119,000 MIBOR as Distributed by MLS Grid
• 2020-07-27 Price Changed $121,000 MIBOR as Distributed by MLS Grid
• 2020-05-05 Price Changed $124,900 MIBOR as Distributed by MLS Grid
• 2020-04-28 Listed $129,900 MIBOR as Distributed by MLS Grid

Property tax history

+6.4%/yr

Latest (2024): $1,040 · +17.9% YoY. Source: county tax records.