116 E South St · Shelbyville, IN 46176

$164,500

4 bd · 1.0 ba · 1,128 sqft · SingleFamily public records · 38 Days on market

Built 1900 3,267 sqft lot Est $183k · 10% under

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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 +27.8/30.0
• ARV discount +12.0/15.0
• DSCR +9.8/10.0
• 1% rule +7.0/10.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Here's HOT price on a 3 bedroom, 1.5 bath home with large living room. Property offers a stone front, fenced yard and storage shed.

Key facts

• New flooring
• Ss appliances
• Updated kitchen

Tags

• UPDATED KITCHEN
• SS APPLIANCES
• NEW FLOORING
• NEW LIGHT FIXTURES
• LEAD GLASS FRONT DOOR
• BUILT-IN SHELVING

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $164k.

Deal economics

• At list price, monthly cash flow is $501 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $164k).
• Recommended offer: $160k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 4.3% in Shelbyville — 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 63/100 on livability (#450 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment C-, schools D+, amenities F.
• Shelbyville Central Schools (town): math 40% / reading 39% proficiency, ranked #148 of 301 in IN (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 229 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 285 units permitted in Shelby County in 2024 (147 in 5+ unit buildings).
• This rent runs 36% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Shelby County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $16k; list at $164k implies a 897% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,565 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.20% ✓
• Cap rate: 9.95%
• Cash-on-cash: 13.06%
• DSCR: 1.58
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $182,736
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 E South St	0.00mi	4/2.0	1,276 (+13%)	1mo	$169,500	$133	74
755 2nd St	0.70mi	4/1.0	1,152 (+2%)	6mo	$70,000	$61	58
904 Hemlock St	0.70mi	3/1.5 (-1)	1,160 (+3%)	0mo	$217,000	$187	55
410 Montgomery St	0.66mi	3/1.0 (-1)	1,116 (-1%)	9mo	$170,000	$152	55
407 Eberhart Dr	0.50mi	3/1.0 (-1)	984 (-13%)	1mo	$194,900	$198	50
609 Willow Dr	0.72mi	4/1.0	1,056 (-6%)	8mo	$165,000	$156	49
513 Willow Dr	0.68mi	3/1.0 (-1)	1,032 (-8%)	3mo	$179,900	$174	46
729 Berkeley Dr	0.71mi	3/1.0 (-1)	1,229 (+9%)	2mo	$199,000	$162	45
319 Roosevelt Dr	0.61mi	4/1.0	1,296 (+15%)	4mo	$135,000	$104	43
510 Eberhart Dr	0.55mi	3/1.0 (-1)	1,008 (-11%)	11mo	$199,000	$197	43
632 W South St	0.61mi	3/2.0 (-1)	1,043 (-8%)	10mo	$157,400	$151	42
814 Carlin Dr	0.55mi	3/1.0 (-1)	972 (-14%)	7mo	$177,000	$182	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.0%
• Equity multiple: 1.11×
• Total profit: $5,258
• Equity at exit: $24,527

10-year hold

• IRR: 12.5%
• Equity multiple: 1.99×
• Total profit: $45,621
• Equity at exit: $14,223

Cash invested: $46,060 (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 46176

• Home prices YoY: -33.9%
• Active inventory: 229
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,974 medium
• Mortgage (P&I): −$863
• Tax from tax record: −$126 /mo · $1,518/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $501

Break-even live

Break-even rent $1,339

Max offer price $164,500

Occupancy floor 70%

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: $41,125
• Closing costs: $4,935
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
425 N Harrison St Shelbyville, IN	3.0	1.0–2.0	909	$1,882	$2.07	1d	7	0.55mi
1021 Amos Rd Shelbyville, IN	3.0	1.5	1476	$1,635	$1.11	7d	1	0.85mi

Listing history 11 events

1. 2026-04-28
   status Pending
2. 2026-04-20
   price $164,500
3. 2026-04-09
   price $169,500
4. 2026-03-20
   listed $175,000 Active
5. 2010-02-18
   historical 132-char remark

   Show marketing remark (132 chars)

   Here's HOT price on a 3 bedroom, 1.5 bath home with large living room. Property offers a stone front, fenced yard and storage shed.

6. 2010-01-29
   soldstatus $16,500 132-char remark

   Show marketing remark (132 chars)

   Here's HOT price on a 3 bedroom, 1.5 bath home with large living room. Property offers a stone front, fenced yard and storage shed.

7. 2009-10-21
   listed $14,900 132-char remark

   Show marketing remark (132 chars)

   Here's HOT price on a 3 bedroom, 1.5 bath home with large living room. Property offers a stone front, fenced yard and storage shed.

8. 2009-09-30
   historical
9. 2008-09-26
   listed $49,900
10. 2007-11-14
    historical
11. 2007-03-14
    listed $74,900

ⓘ 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: $1,518 · $126/mo
• Projected year-2 tax: $1,518 · $126/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 X (unshaded) · 48% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°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: $23,682
• − Mortgage interest: −$9,215
• − Property taxes: −$1,518
• − Insurance: −$822
• − Repairs & maintenance: −$1,895
• − Management: −$1,895
• − Depreciation: −$4,785
• Taxable income: $3,552
• Est. tax owed @ 24.0%: −$853
• After-tax cash flow: $5,164/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: Shelbyville Central Schools
• NCES district ID: 1810140
• Math proficiency: 40% ▼ -10.00%
• Reading proficiency: 39% ▼ -9.00%
• Median HH income: $45,199
• Composite: 33.63/100
• National rank: #5402
• State rank: #148 of 301 in IN

Livability — Shelbyville

• Score: 63/100
• State rank: #450
• US rank: #16051

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shelbyville, IN
• County: Shelby County · 28,782 people
• City population: 28,782
• Metro: Indianapolis-Carmel-Anderson, IN
• Population (ZIP): 28,782
• Household income: $65,182
• Rent vs Own: 35.6% rent · 64.4% own
• Severe rent burden: 921.0

Population outlook (Shelby County) Hauer SSP2

• Today (2025): 45,020 people
• By 2030: 44,962 · -0.1%
• By 2040: 44,126 · -2.0%
• By 2050: 42,110 · -6.5%
• By 2075: 37,131 · -17.5%
• By 2100: 29,714 · -34.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 7% Two or more races 4% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 5% German/W. Germanic 1% Other Asian/Pacific 1%

Political lean MEDSL · Shelby

• 2024 margin: Solid R (+48.0) · D 25.1% · R 73.1% · Other 1.8%
• 2008→2024 swing: -29.0pp toward R · 2008: -19.0pp · 2024: -48.0pp
• All cycles: 2024: R+48.0 2020: R+47.7 2016: R+47.2 2012: R+33.5 2008: R+19.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -116.59%
• Current HPI: 227.6747
• Rent YoY: —
• Metro: Indianapolis-Carmel-Anderson, 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

+119.6% since first listed

11 events — show timeline

• 2026-04-28 Pending — MIBOR as Distributed by MLS Grid
• 2026-04-20 Price Changed $164,500 MIBOR as Distributed by MLS Grid
• 2026-04-09 Price Changed $169,500 MIBOR as Distributed by MLS Grid
• 2026-03-20 Listed $175,000 MIBOR as Distributed by MLS Grid
• 2010-02-18 Listing Removed — MIBOR as Distributed by MLS Grid
• 2010-01-29 Sold (MLS) $16,500 MIBOR as Distributed by MLS Grid
• 2009-10-21 Listed $14,900 MIBOR as Distributed by MLS Grid
• 2009-09-30 Listing Removed — MIBOR as Distributed by MLS Grid
• 2008-09-26 Listed $49,900 MIBOR as Distributed by MLS Grid
• 2007-11-14 Listing Removed — MIBOR as Distributed by MLS Grid
• 2007-03-14 Listed $74,900 MIBOR as Distributed by MLS Grid

Property tax history

+1.9%/yr

Latest (2025): $1,518 · +5.6% YoY. Source: county tax records.