9117 Main St · Taylorsville, IN 47280

$100,000

3 bd · 1.0 ba · 1,088 sqft · SingleFamily public records · 45 Days on market

Built 1930 0.25 ac lot Est $189k · 47% under ↓ 19% since listing

---

Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Appreciation +7.7/10.0
• Schools +3.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 3-bedroom, 1-bath home in Taylorsville offers several key updates, including PEX plumbing, updated electrical, a new water heater, and new flooring throughout. All appliances are included, making it move-in ready, and the home features covered front and back porches along with a spacious backyard that provides plenty of room for outdoor use. Conveniently located with easy access to I-65 and Columbus, this property offers a practical layout in a great location.

Key facts

• 0.25 acre lot
• Built 1930
• Listed 44 days

Property features AI

Finance

• Other: Property sits on approximately 1/4 acre

Exterior

• Parking: Carport
• Utilities: Septic system; Private water
• Home design: Single-family residence; One level
• Construction: Other foundation; Other construction materials
• Exterior features: Covered patio/porch

Interior

• Kitchen: Electric cooktop; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Natural gas heating; Wall furnace; Wall-mounted cooling unit(s)
• Interior features: Attic access
• Laundry & utility: Laundry closet; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $7 ($80/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#506 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: amenities F, commute F, employment D-.
• 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: Taylorsville Elementary School (math 25% / reading 26%, grade F, #758 of 994 statewide, top 76%, 590 students, 75% FRL) — zoned schools average 75% FRL vs 38% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 42% district-wide (-16 pts) — the specific schools serving this property underperform the Bartholomew Consolidated School Corporation average; the district grade overstates school quality for this exact location.
• Market conditions: 2 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

• In year one you build about $6k of equity ($691 loan paydown + $5k appreciation (5.5% local appreciation)).
• Bartholomew County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (5.5% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $29k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.43% ✓
• Cap rate: 11.49%
• Cash-on-cash: 18.56%
• DSCR: 1.83
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $189,312
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9325 N Friendship Dr	0.23mi	3/1.0	1,128 (+4%)	11mo	$178,000	$158	74
1530 Mill St	0.37mi	3/1.5	1,075 (-1%)	12mo	$157,500	$147	69
1238 Mulberry St	0.47mi	3/1.0	1,136 (+4%)	2mo	$224,000	$197	69
1145 Dacia St	0.27mi	3/1.5	1,176 (+8%)	8mo	$205,000	$174	66
9316 N Friendship Dr	0.21mi	3/1.0	984 (-10%)	12mo	$167,500	$170	64
1620 John St	0.30mi	3/1.0	960 (-12%)	8mo	$172,000	$179	60
9128 Main St	0.02mi	2/1.0 (-1)	964 (-11%)	23mo	$125,000	$130	56
9250 Tecumseh St	0.12mi	2/1.0 (-1)	960 (-12%)	20mo	$154,000	$160	53
2610 Farmstead Dr	0.60mi	3/1.0	1,064 (-2%)	19mo	$196,000	$184	52
9632 5th St	0.34mi	2/2.0 (-1)	940 (-14%)	8mo	$190,000	$202	46
8416 Buckingham Dr	0.70mi	3/2.0	1,245 (+14%)	11mo	$229,500	$184	30

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

Projected returns pro-forma

5.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.4%
• Equity multiple: 1.94×
• Total profit: $26,332
• Equity at exit: $59,409

10-year hold

• IRR: 15.0%
• Equity multiple: 3.81×
• Total profit: $78,663
• Equity at exit: $104,872

Cash invested: $28,000 (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 47280

• Home prices YoY: 3.0%
• Active inventory: 2
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,427 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$128 /mo · $1,541/yr
• Insurance: −$42
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $7

Break-even live

Break-even rent $1,419

Max offer price $100,000

Occupancy floor 95%

Sensitivity live

Price	-10% $63	-5% $35	+0% $7	+5% $-22	+10% $-50
Rent	-10% $-106	-5% $-50	+0% $7	+5% $63	+10% $119
Rate	-1.0pp $57	-0.5pp $32	base $7	+0.5pp $-19	+1.0pp $-46

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2895 Henry Lakes Blvd Columbus, IN	4.0	1.0–2.0	1448	$1,462	$1.01	5d	1	0.38mi
2895 Henry Lakes Blvd Columbus, IN	2.0–3.0	2.0	1136	$1,400	$1.23	17d	1	0.38mi

Listing history 28 events

1. 2026-06-19
   days on market $100,000 Active 45 DOM
2. 2026-06-18
   days on market $100,000 Active 44 DOM
3. 2026-06-17
   days on market $100,000 Active 43 DOM
4. 2026-06-16
   days on market $100,000 Active 42 DOM
5. 2026-06-15
   price $100,000 Active 41 DOM
6. 2026-06-15
   days on market $129,000 Active 41 DOM
7. 2026-06-14
   days on market $129,000 Active 39 DOM
8. 2026-06-13
   days on market $129,000 Active 38 DOM
9. 2026-06-10
   days on market $129,000 Active 36 DOM
10. 2026-06-09
    days on market $129,000 Active 35 DOM
11. 2026-06-08
    days on market $129,000 Active 34 DOM
12. 2026-06-07
    days on market $129,000 Active 33 DOM
13. 2026-06-05
    days on market $129,000 Active 30 DOM
14. 2026-06-03
    days on market $129,000 Active 29 DOM
15. 2026-06-02
    days on market $129,000 Active 28 DOM
16. 2026-06-01
    days on market $129,000 Active 27 DOM
17. 2026-05-31
    days on market $129,000 Active 26 DOM
18. 2026-05-30
    days on market $129,000 Active 25 DOM
19. 2026-05-05
    listed $129,000 Active 469-char remark

    Show marketing remark (469 chars)

    This 3-bedroom, 1-bath home in Taylorsville offers several key updates, including PEX plumbing, updated electrical, a new water heater, and new flooring throughout. All appliances are included, making it move-in ready, and the home features covered front and back porches along with a spacious backyard that provides plenty of room for outdoor use. Conveniently located with easy access to I-65 and Columbus, this property offers a practical layout in a great location.

20. 2026-05-05
    listed $129,000 Active

    Show marketing remark (469 chars)

    This 3-bedroom, 1-bath home in Taylorsville offers several key updates, including PEX plumbing, updated electrical, a new water heater, and new flooring throughout. All appliances are included, making it move-in ready, and the home features covered front and back porches along with a spacious backyard that provides plenty of room for outdoor use. Conveniently located with easy access to I-65 and Columbus, this property offers a practical layout in a great location.

21. 2026-04-18
    historical
22. 2025-12-30
    status Active
23. 2025-12-15
    status Pending
24. 2025-11-09
    listed $149,900 Active
25. 2025-10-27
    historical
26. 2025-08-25
    price $149,900
27. 2025-06-11
    price $154,900
28. 2024-10-24
    listed $159,900 Active

ⓘ 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: $1,541 · $128/mo
• Projected year-2 tax: $1,541 · $128/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone AE · 67% 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,130
• − Mortgage interest: −$5,602
• − Property taxes: −$1,541
• − Insurance: −$5,618
• − Repairs & maintenance: −$1,370
• − Management: −$1,370
• − Depreciation: −$2,909
• Taxable loss: −$1,282
• Est. tax savings @ 24.0%: +$308
• After-tax cash flow: $387/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 — Taylorsville

• Score: 61/100
• State rank: #506
• US rank: #17943

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Taylorsville, IN
• City population: 978
• Population (ZIP): 978

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 62% Two or more races 38% Hispanic / Latino 1%
• Common ancestry: Lithuanian 5% Portuguese 2% Slovak 2%
• Languages at home: 98% English-only · Spanish 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: ▲ 5.45%
• Current HPI: 189.0848
• 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

-19.3% since first listed

10 events — show timeline

• 2026-05-05 Listed $129,000 MIBOR as Distributed by MLS Grid
• 2026-05-05 Listed $129,000 IRMLS
• 2026-04-18 Listing Removed — MIBOR as Distributed by MLS Grid
• 2025-12-30 Relisted — MIBOR as Distributed by MLS Grid
• 2025-12-15 Pending — MIBOR as Distributed by MLS Grid
• 2025-11-09 Listed $149,900 MIBOR as Distributed by MLS Grid
• 2025-10-27 Listing Removed — MIBOR as Distributed by MLS Grid
• 2025-08-25 Price Changed $149,900 MIBOR as Distributed by MLS Grid
• 2025-06-11 Price Changed $154,900 MIBOR as Distributed by MLS Grid
• 2024-10-24 Listed $159,900 MIBOR as Distributed by MLS Grid

Property tax history

+46.0%/yr

Latest (2024): $1,541 · +0.4% YoY. Source: county tax records.