1777 KY Highway 36 W · Lamb, IN 41008

$63,000

2 bd · 1.5 ba · 2,595 sqft · SingleFamily public records · 39 Days on market

↓ 5% since listing

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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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks

This property consists of 3 bedrooms and 1.5 baths. Approx. 2.25 acres with view of the Ohio River. Enclosed porch great for entertaining, 12x16 deck off the porch, 6x20 deck off living room, and 12x16 outbuilding.

Key facts

• 12x16 outbuilding
• 6x20 deck
• Enclosed porch

Tags

• VIEW OF THE OHIO RIVER
• ENCLOSED PORCH
• 12X16 DECK
• 6X20 DECK
• 12X16 OUTBUILDING

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $63k.

Deal economics

• At list price, monthly cash flow is $346 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $63k).
• Recommended offer: $61k (3.0% 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.
• Carroll County (town): math 12% / reading 23% proficiency, ranked #163 of 165 in KY (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 3 units permitted in Carroll County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($436 loan paydown + $6k appreciation (10.0% local appreciation)).
• Carroll County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($61k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,110 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.67% ✓
• Cap rate: 13.94%
• Cash-on-cash: 27.32%
• DSCR: 2.22
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 42.0%
• Equity multiple: 4.20×
• Total profit: $56,397
• Equity at exit: $56,755

10-year hold

• IRR: 36.3%
• Equity multiple: 9.44×
• Total profit: $148,844
• Equity at exit: $122,395

Cash invested: $17,640 (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 41008

• Home prices YoY: 16.4%
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,055 medium
• Mortgage (P&I): −$330
• Tax from tax record: −$75 /mo · $904/yr
• Insurance: −$26
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $346

Break-even live

Break-even rent $617

Max offer price $63,000

Occupancy floor 62%

Sensitivity live

Price	-10% $382	-5% $364	+0% $346	+5% $328	+10% $310
Rent	-10% $263	-5% $304	+0% $346	+5% $388	+10% $429
Rate	-1.0pp $378	-0.5pp $362	base $346	+0.5pp $330	+1.0pp $313

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: $15,750
• Closing costs: $1,890
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $63,000 Active 39 DOM
2. 2026-06-18
   days on market $63,000 Active 37 DOM
3. 2026-06-17
   days on market $63,000 Active 36 DOM
4. 2026-06-16
   days on market $63,000 Active 35 DOM
5. 2026-06-15
   days on market $63,000 Active 34 DOM
6. 2026-06-13
   days on market $63,000 Active 32 DOM
7. 2026-06-12
   days on market $63,000 Active 31 DOM
8. 2026-06-09
   days on market $63,000 Active 28 DOM
9. 2026-06-08
   days on market $63,000 Active 27 DOM
10. 2026-06-07
    days on market $63,000 Active 26 DOM
11. 2026-06-07
    days on market $63,000 Active 25 DOM
12. 2026-06-04
    days on market $63,000 Active 22 DOM
13. 2026-06-02
    days on market $63,000 Active 21 DOM
14. 2026-06-01
    days on market $63,000 Active 20 DOM
15. 2026-05-31
    days on market $63,000 Active 19 DOM
16. 2026-05-31
    days on market $63,000 Active 18 DOM
17. 2026-05-12
    listed $63,000 Active
18. 2020-09-11
    soldstatus $60,000
19. 2006-06-09
    soldstatus $85,000
20. 1987-01-01
    soldstatus $66,000

ⓘ 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: $904 · $75/mo
• Projected year-2 tax: $904 · $75/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 9/10 Extreme FEMA zone X (unshaded) · 99% 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 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: $12,660
• − Mortgage interest: −$3,529
• − Property taxes: −$904
• − Insurance: −$981
• − Repairs & maintenance: −$1,013
• − Management: −$1,013
• − Depreciation: −$1,833
• Taxable income: $3,388
• Est. tax owed @ 24.0%: −$813
• After-tax cash flow: $3,339/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: Carroll County
• NCES district ID: 2100990
• Math proficiency: 12% ▼ -14.00%
• Reading proficiency: 23% ▼ -15.00%
• Median HH income: $41,646
• Composite: 15.0/100
• National rank: #9361
• State rank: #163 of 165 in KY

Livability — Lamb

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

Census & demographics

• Population (ZIP): 7,754

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 10,359 people
• By 2030: 10,058 · -2.9%
• By 2040: 9,465 · -8.6%
• By 2050: 8,788 · -15.2%
• By 2075: 7,079 · -31.7%
• By 2100: 5,066 · -51.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 9% Two or more races 8% Black 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Iranian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 91% English-only · Spanish 6% German/W. Germanic 2%

Political lean MEDSL · Carroll

• 2024 margin: Solid R (+51.0) · D 23.9% · R 74.9% · Other 1.2%
• 2008→2024 swing: -42.7pp toward R · 2008: -8.2pp · 2024: -51.0pp
• All cycles: 2024: R+51.0 2020: R+44.4 2016: R+38.5 2012: R+10.1 2008: R+8.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 37.93%
• Current HPI: 269.52
• 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

-4.5% since first listed

4 events — show timeline

• 2026-05-12 Listed $63,000 FSBO.com
• 2020-09-11 Sold (Public Records) $60,000 Public Records
• 2006-06-09 Sold (Public Records) $85,000 Public Records
• 1987-01-01 Sold (Public Records) $66,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $904 · -0.6% YoY. Source: county tax records.