1023 Durbin St · Bicknell, IN 47512

$49,900

2 bd · 1.0 ba · 738 sqft · SingleFamily public records · 149 Days on market

Built 1910 6,273 sqft lot $68/sqft · 13% below area Est $57k · 13% under ↓ 31% 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
• ARV discount +13.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Are you ready to plant your roots in the charming town of Bicknell, Indiana? This corner lot home is waiting for you! Two bedrooms perfect for cozy nights and restful retreats with one full bath conveniently designed for your everyday needs. Great opportunity as this is priced to sell, making it an ideal choice! Located in an edge-of-town neighborhood, this home offers the perfect blend of comfort and potential.

Key facts

• 6,273 sq ft lot
• Built 1910
• Listed 149 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $356 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($828 rent vs $50k).
• Recommended offer: $44k (12.0% 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-, schools F, amenities 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.
• 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 $345 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $43,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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: 1.66% ✓
• Cap rate: 14.84%
• Cash-on-cash: 30.54%
• DSCR: 2.36
• GRM: 5.0

CMA / ARV

• ARV (median comp): $57,267
• List price: $49,900
• Delta: -12.86%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
721 W Alton St	0.66mi	2/1.0	840 (+14%)	2mo	$99,900	$119	45

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.2%
• Equity multiple: 2.04×
• Total profit: $14,545
• Equity at exit: $7,440

10-year hold

• IRR: 32.9%
• Equity multiple: 3.99×
• Total profit: $41,762
• Equity at exit: $4,314

Cash invested: $13,972 (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: 5.0×

Monthly cashflow live

• Estimated rent: $828 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$16 /mo · $196/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$174
• Net cashflow: $356

Break-even live

Break-even rent $378

Max offer price $49,900

Occupancy floor 52%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $49,900 Active 149 DOM
2. 2026-06-17
   days on market $49,900 Active 148 DOM
3. 2026-06-17
   price $49,900 Active 147 DOM
4. 2026-06-16
   days on market $55,000 Active 147 DOM
5. 2026-06-15
   days on market $55,000 Active 146 DOM
6. 2026-06-13
   days on market $55,000 Active 144 DOM
7. 2026-06-12
   days on market $55,000 Active 143 DOM
8. 2026-06-09
   days on market $55,000 Active 140 DOM
9. 2026-06-08
   days on market $55,000 Active 139 DOM
10. 2026-06-07
    days on market $55,000 Active 138 DOM
11. 2026-06-05
    days on market $55,000 Active 136 DOM
12. 2026-06-04
    days on market $55,000 Active 134 DOM
13. 2026-06-02
    days on market $55,000 Active 133 DOM
14. 2026-06-01
    days on market $55,000 Active 132 DOM
15. 2026-05-31
    days on market $55,000 Active 131 DOM
16. 2026-05-31
    days on market $55,000 Active 130 DOM
17. 2026-03-23
    price $55,000 418-char remark

    Show marketing remark (418 chars)

    Are you ready to plant your roots in the charming town of Bicknell, Indiana? This corner lot home is waiting for you! Two bedrooms perfect for cozy nights and restful retreats with one full bath conveniently designed for your everyday needs. Great opportunity as this is priced to sell, making it an ideal choice! Located in an edge-of-town neighborhood, this home offers the perfect blend of comfort and potential.

18. 2026-03-02
    price $74,500 418-char remark

    Show marketing remark (418 chars)

    Are you ready to plant your roots in the charming town of Bicknell, Indiana? This corner lot home is waiting for you! Two bedrooms perfect for cozy nights and restful retreats with one full bath conveniently designed for your everyday needs. Great opportunity as this is priced to sell, making it an ideal choice! Located in an edge-of-town neighborhood, this home offers the perfect blend of comfort and potential.

19. 2026-01-20
    listed $79,500 Active 418-char remark

    Show marketing remark (418 chars)

    Are you ready to plant your roots in the charming town of Bicknell, Indiana? This corner lot home is waiting for you! Two bedrooms perfect for cozy nights and restful retreats with one full bath conveniently designed for your everyday needs. Great opportunity as this is priced to sell, making it an ideal choice! Located in an edge-of-town neighborhood, this home offers the perfect blend of comfort and potential.

ⓘ 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: $196 · $16/mo
• Projected year-2 tax: $310 · $26/mo
• Expected delta: +$114/yr (+$10/mo · 58.2%)

ⓘ 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 4/10 Moderate 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $9,940
• − Mortgage interest: −$2,795
• − Property taxes: −$196
• − Insurance: −$250
• − Repairs & maintenance: −$795
• − Management: −$795
• − Depreciation: −$1,452
• Taxable income: $3,657
• Est. tax owed @ 24.0%: −$878
• After-tax cash flow: $3,389/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

• 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

-30.8% since first listed

3 events — show timeline

• 2026-03-23 Price Changed $55,000 IRMLS
• 2026-03-02 Price Changed $74,500 IRMLS
• 2026-01-20 Listed $79,500 IRMLS

Property tax history

+3.3%/yr

Latest (2024): $196 · +25.9% YoY. Source: county tax records.