2611 Conestoga Ct · Chandler, IN 47630

$260,000

4 bd · 2.0 ba · 1,918 sqft · SingleFamily public records · 1 Days on market

Built 1994 0.30 ac lot Est $292k · 11% 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 +17.4/30.0
• ARV discount +12.4/15.0
• DSCR +5.4/10.0
• Schools +4.9/10.0
• Rent growth +4.7/5.0
• 1% rule +3.7/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderful 4 bedroom, 2 bathroom ranch in Bellwood. This home has lovely laminate floors and a large master bedroom. The backyard is private, fully fenced with a gazebo and small pool.

Key facts

• Covered front porch
• Eat-in area
• Spacious great room

Tags

• COVERED FRONT PORCH
• SPACIOUS GREAT ROOM
• GAS FIREPLACE
• EAT-IN AREA
• ABUNDANT CABINET SPACE
• WALK-IN CLOSET

Property features AI

Exterior

• Parking: Attached garage with 2 spaces; Garage door opener; Concrete driveway
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Public power
• Home design: Single-family site-built home; One-story
• Construction: Brick construction; Shingle roof; Crawl space foundation; Built as a site-built home
• Exterior features: Covered porch; Covered patio; Wood fencing; Above-ground private pool; Gazebo; Shed(s); Level lot

Interior

• Kitchen: Electric range; Dishwasher; Microwave; Refrigerator; Garbage disposal; Laminate countertops; Eat-in kitchen
• Bedrooms: Master on main level
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Natural gas forced air heating; Central air conditioning; Ceiling fans
• Interior features: Vaulted ceilings; Walk-in closets; Entrance foyer; Ceiling fans; Eat-in kitchen; Natural woodwork; Laminate countertops; Master suite on main level; Gas log fireplace in living room
• Laundry & utility: Laundry on main level; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $195 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (13.1% below list).
• Recommended offer: $226k (13.1% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 3.9% in Chandler — 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 66/100 on livability (#282 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment D+, amenities F, commute F.
• Warrick County School Corporation (suburban): math 54% / reading 59% proficiency, ranked #24 of 301 in IN (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: John H Castle Elementary School (math 73% / reading 60%, grade B+, #65 of 994 statewide, top 7%, 998 students, 20% FRL); Castle North Middle School (math 57% / reading 59%, grade B, #18 of 330 statewide, top 5%, 770 students, 22% FRL); Castle High School (math 56% / reading 80%, grade B, #22 of 369 statewide, top 6%, 1,961 students, 26% FRL) — zoned schools at 22% FRL track the district average.
• Market conditions: Rents rising fast (+8.7%/yr); 383 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 249 units permitted in Warrick County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Warrick County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $73k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $200k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $225,940 (13.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.87% ✗
• Cap rate: 7.19%
• Cash-on-cash: 3.22%
• DSCR: 1.14
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $291,536
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2611 Conestoga Ct	0.00mi	4/2.0	1,987 (+4%)	0mo	$246,500	$124	94
8600 Frontier Dr	0.12mi	3/2.0 (-1)	1,853 (-3%)	2mo	$248,000	$134	82
2807 Laura Lynn Ln	0.65mi	4/2.0	1,908 (-0%)	2mo	$353,000	$185	67
8733 Windsor Dr	0.14mi	3/3.0 (-1)	1,777 (-7%)	6mo	$300,000	$169	67
8400 Kifer Dr	0.36mi	3/3.0 (-1)	1,819 (-5%)	2mo	$265,000	$146	64
3155 Nester Hill Rd	0.54mi	3/2.0 (-1)	1,984 (+3%)	0mo	$267,900	$135	64
8411 Countrywood Ct	0.32mi	3/3.0 (-1)	1,818 (-5%)	6mo	$303,000	$167	62
8522 Windsor Ave	0.27mi	4/2.5	2,164 (+13%)	4mo	$170,000	$79	61
8455 Nolia Ln	0.29mi	3/2.0 (-1)	2,120 (+10%)	8mo	$308,000	$145	57
8347 Nolia Ln	0.42mi	3/2.0 (-1)	2,120 (+10%)	1mo	$345,000	$163	57
8277 Kifer Dr	0.48mi	3/1.5 (-1)	1,675 (-13%)	6mo	$255,000	$152	45
8033 Blake Blvd	0.74mi	3/3.0 (-1)	2,077 (+8%)	1mo	$342,000	$165	41

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -6.3%
• Equity multiple: 0.75×
• Total profit: $-17,850
• Equity at exit: $38,767

10-year hold

• IRR: 8.2%
• Equity multiple: 1.75×
• Total profit: $54,434
• Equity at exit: $22,480

Cash invested: $72,800 (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 47630

• Rents YoY: 8.7%
• Active inventory: 383
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,259 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$118 /mo · $1,415/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $195

Break-even live

Break-even rent $2,012

Max offer price $260,000

Occupancy floor 86%

Sensitivity live

Price	-10% $342	-5% $269	+0% $195	+5% $122	+10% $48
Rent	-10% $17	-5% $106	+0% $195	+5% $284	+10% $374
Rate	-1.0pp $326	-0.5pp $261	base $195	+0.5pp $128	+1.0pp $59

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2775 Pearce Pt Newburgh, IN	4.0	2.5	2544	$2,200	$0.86	44d	1	0.60mi
8120 Cedar Point Dr Newburgh, IN	3.0	2.0	1281	$1,700	$1.33	44d	1	0.64mi
3018 White Oak Trl Newburgh, IN	4.0	3.0	2279	$2,700	$1.18	21d	1	0.75mi
3075 White Oak Trl Newburgh, IN	4.0	3.0	2279	$2,700	$1.18	44d	1	0.80mi
3351 White Oak Trl Newburgh, IN	3.0	3.0	2279	$2,700	$1.18	44d	1	0.85mi
7872 Sandalwood Dr Newburgh, IN	3.0	2.0	1296	$1,700	$1.31	21d	1	1.19mi
7778 Sandalwood Dr Newburgh, IN	3.0	2.0	1376	$1,700	$1.24	44d	1	1.26mi

Listing history 7 events

1. 2026-04-30
   status Pending
2. 2026-04-27
   listed $260,000 Active
3. 2020-12-23
   soldstatus $199,900 183-char remark

   Show marketing remark (183 chars)

   Wonderful 4 bedroom, 2 bathroom ranch in Bellwood. This home has lovely laminate floors and a large master bedroom. The backyard is private, fully fenced with a gazebo and small pool.

4. 2020-10-15
   listed $199,900 183-char remark

   Show marketing remark (183 chars)

   Wonderful 4 bedroom, 2 bathroom ranch in Bellwood. This home has lovely laminate floors and a large master bedroom. The backyard is private, fully fenced with a gazebo and small pool.

5. 2016-06-10
   soldstatus $178,000 516-char remark

   Show marketing remark (516 chars)

   Welcome to this updated 4 bedroom 2 bath home. This wonderful home offers a split bedroom design, large living room, dining room , and eat in kitchen. Relax under the Gazebo or enjoy the splash in-ground pool in the fenced backyard. This home has had many updates in the past 10 years such as HVAC, kitchen & bath's tile flooring, front and patio doors and pool liner. The roof was replaced in 2013 and laminate flooring in 2013 and 2014. Hurry don't hesitate this home won't last long. Home Warranty included.

6. 2016-03-28
   listed $184,900 516-char remark

   Show marketing remark (516 chars)

   Welcome to this updated 4 bedroom 2 bath home. This wonderful home offers a split bedroom design, large living room, dining room , and eat in kitchen. Relax under the Gazebo or enjoy the splash in-ground pool in the fenced backyard. This home has had many updates in the past 10 years such as HVAC, kitchen & bath's tile flooring, front and patio doors and pool liner. The roof was replaced in 2013 and laminate flooring in 2013 and 2014. Hurry don't hesitate this home won't last long. Home Warranty included.

7. 2009-07-30
   soldstatus $156,900

ⓘ 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: $1,415 · $118/mo
• Projected year-2 tax: $1,812 · $151/mo
• Expected delta: +$398/yr (+$33/mo · 28.1%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 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 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,113
• − Mortgage interest: −$14,564
• − Property taxes: −$1,415
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,169
• − Management: −$2,169
• − Depreciation: −$7,564
• Taxable loss: −$2,068
• Est. tax savings @ 24.0%: +$496
• After-tax cash flow: $2,839/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: Warrick County School Corporation
• NCES district ID: 1812390
• Math proficiency: 54% ▼ -8.00%
• Reading proficiency: 59% ▼ -6.00%
• Median HH income: $62,801
• Composite: 49.38/100
• National rank: #2014
• State rank: #24 of 301 in IN

Livability — Chandler

• Score: 66/100
• State rank: #282
• US rank: #11582

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Warrick County · 39,818 people
• City population: 39,818
• Metro: Evansville, IN-KY
• Population (ZIP): 39,818
• Household income: $94,162
• Rent vs Own: 19.7% rent · 80.3% own
• Severe rent burden: 770.0

Population outlook (Warrick County) Hauer SSP2

• Today (2025): 66,569 people
• By 2030: 68,404 · +2.8%
• By 2040: 71,131 · +6.9%
• By 2050: 72,743 · +9.3%
• By 2075: 76,088 · +14.3%
• By 2100: 72,261 · +8.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 5% Black 3% Hispanic / Latino 3% Asian 3%
• Common ancestry: Italian 3% Lithuanian 2% Romanian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Warrick

• 2024 margin: Solid R (+30.2) · D 34.1% · R 64.3% · Other 1.5%
• 2008→2024 swing: -17.4pp toward R · 2008: -12.8pp · 2024: -30.2pp
• All cycles: 2024: R+30.2 2020: R+27.8 2016: R+33.9 2012: R+26.6 2008: R+12.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -187.44%
• Current HPI: 185.7643
• Rent YoY: ▲ 8.69%
• Metro: Evansville, IN-KY
• 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

+65.7% since first listed

7 events — show timeline

• 2026-04-30 Pending — IRMLS
• 2026-04-27 Listed $260,000 IRMLS
• 2020-12-23 Sold (MLS) $199,900 IRMLS
• 2020-10-15 Listed $199,900 IRMLS
• 2016-06-10 Sold (MLS) $178,000 IRMLS
• 2016-03-28 Listed $184,900 IRMLS
• 2009-07-30 Sold (Public Records) $156,900 Public Records

Property tax history

+3.5%/yr

Latest (2024): $1,415 · -6.9% YoY. Source: county tax records.