KINGSTON Plan · Utica, IN 47130

$319,990

4 bd · 2.5 ba · 2,376 sqft · SingleFamily · 72 Days on market

Excellent condition Garage

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.6/5.0
• Cash flow +1.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

4 Beds | 3 Baths | 2-Bay | 2376 Sq. Ft.

Key facts

• 2 garage spots
• Listed 71 days

🏗️ New construction. The $319,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $624,792.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $320k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-3k ($-32k/yr) — negative.
• To cash-flow at today's rent, offer at most $241k (24.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (31.4% below list).
• Recommended offer: $220k (31.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#436 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Greater Clark County Schools (suburban): math 26% / reading 37% proficiency, ranked #224 of 301 in IN (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Utica Elementary School (math 60% / reading 56%, grade C+, #160 of 994 statewide, top 17%, 525 students, 30% FRL); Parkview Middle School (math 22% / reading 34%, grade F, #226 of 330 statewide, top 69%, 713 students, 63% FRL); Jeffersonville High School (math 17% / reading 52%, grade F, #270 of 369 statewide, top 77%, 2,130 students, 58% FRL) — zoned schools at 50% FRL track the district average.
• Market conditions: Rents flat; 623 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 911 units permitted in Clark County in 2024 (133 in 5+ unit buildings).
• This rent runs 37% of the median local income ($70k/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 $4k of loan paydown is wiped out by about $19k of value loss. Plan a longer hold.
• Clark County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($301k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $219,611 (31.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.35% ✗
• Cap rate: 1.33%
• Cash-on-cash: -17.72%
• DSCR: 0.21
• GRM: 23.7

CMA / ARV

• ARV (median comp): $624,792
• List price: $319,990
• Delta: -48.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
627 Brendle Way	0.12mi	4/2.5	2,376 (0%)	0mo	$314,990	$133	94
622 Brendle Way	0.12mi	4/2.5	2,376 (0%)	0mo	$309,990	$130	94
625 Brendle Way	0.05mi	5/3.0 (+1)	2,180 (-8%)	1mo	$299,990	$138	76
201 S 3rd St	0.24mi	4/3.5	2,600 (+9%)	1mo	$357,500	$138	68
1412 Brown Forman Rd	0.74mi	3/2.0 (-1)	2,254 (-5%)	4mo	$300,000	$133	46

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 · 0.58% rent growth · sell at horizon

5-year hold

• IRR: -55.2%
• Equity multiple: -0.57×
• Total profit: $-275,127
• Equity at exit: $93,158

10-year hold

• IRR: —
• Equity multiple: -1.73×
• Total profit: $-476,963
• Equity at exit: $54,021

Cash invested: $174,942 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 11 active · 4 under contract
• Months of supply: 6.6 mo (15%/mo absorbed)
• Median asking: $499,900 ($206/sqft)
• Median days on market: 64 d
• This list price: 36% of active listings are priced below it
• ARV vs active asking: +27.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 47130

• Rents YoY: 0.6%
• Active inventory: 623
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $2,196 medium
• Mortgage (P&I): −$3,276
• Tax est. 1.5%: −$781 /mo · $9,372/yr
• Insurance: −$260
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $-2,649

Break-even live

Break-even rent $5,550

Max offer price $241,430

Occupancy floor —

Sensitivity live

Price	-10% $-2,218	-5% $-2,433	+0% $-2,649	+5% $-2,865	+10% $-3,081
Rent	-10% $-2,823	-5% $-2,736	+0% $-2,649	+5% $-2,563	+10% $-2,476
Rate	-1.0pp $-2,335	-0.5pp $-2,490	base $-2,649	+0.5pp $-2,811	+1.0pp $-2,976

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: $156,198
• Closing costs: $18,744
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 S Front St Unit 1354354P Jeffersonville, IN	5.0	3.0	2949	$10,745	$3.64	93d	1	0.31mi

Property features AI

Finance

• Other: Address: 620-704 Utica Sellersburg Rd, Jeffersonville IN 47130Status: ActiveLast modified: 2026-05-28
• Financial info: List price $319,990

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: Single-family plan home (KINGSTON)
• Exterior features: Living area approximately 2376

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Plan: KINGSTON (new construction inventory type: Plan)

Listing history 50 events

1. 2026-08-08
   days on market $319,990 Active 72 DOM
2. 2026-08-07
   days on market $319,990 Active 71 DOM
3. 2026-08-06
   days on market $319,990 Active 70 DOM
4. 2026-08-05
   days on market $319,990 Active 69 DOM
5. 2026-08-04
   days on market $319,990 Active 68 DOM
6. 2026-08-03
   days on market $319,990 Active 67 DOM
7. 2026-07-31
   days on market $319,990 Active 64 DOM
8. 2026-07-30
   days on market $319,990 Active 63 DOM
9. 2026-07-30
   days on market $319,990 Active 62 DOM
10. 2026-07-28
    days on market $319,990 Active 61 DOM
11. 2026-07-26
    days on market $319,990 Active 59 DOM
12. 2026-07-24
    days on market $319,990 Active 57 DOM
13. 2026-07-23
    days on market $319,990 Active 56 DOM
14. 2026-07-22
    days on market $319,990 Active 55 DOM
15. 2026-07-21
    days on market $319,990 Active 54 DOM
16. 2026-07-20
    days on market $319,990 Active 53 DOM
17. 2026-07-18
    days on market $319,990 Active 51 DOM
18. 2026-07-18
    days on market $319,990 Active 50 DOM
19. 2026-07-16
    days on market $319,990 Active 49 DOM
20. 2026-07-15
    days on market $319,990 Active 48 DOM
21. 2026-07-14
    days on market $319,990 Active 47 DOM
22. 2026-07-13
    days on market $319,990 Active 46 DOM
23. 2026-07-13
    days on market $319,990 Active 45 DOM
24. 2026-07-11
    days on market $319,990 Active 44 DOM
25. 2026-07-10
    days on market $319,990 Active 43 DOM
26. 2026-07-09
    days on market $319,990 Active 42 DOM
27. 2026-07-07
    days on market $319,990 Active 40 DOM
28. 2026-07-06
    days on market $319,990 Active 39 DOM
29. 2026-07-05
    days on market $319,990 Active 38 DOM
30. 2026-07-03
    days on market $319,990 Active 36 DOM
31. 2026-07-02
    days on market $319,990 Active 35 DOM
32. 2026-07-01
    days on market $319,990 Active 34 DOM
33. 2026-06-30
    days on market $319,990 Active 33 DOM
34. 2026-06-29
    days on market $319,990 Active 32 DOM
35. 2026-06-28
    days on market $319,990 Active 31 DOM
36. 2026-06-27
    days on market $319,990 Active 30 DOM
37. 2026-06-27
    days on market $319,990 Active 29 DOM
38. 2026-06-25
    days on market $319,990 Active 27 DOM
39. 2026-06-22
    days on market $319,990 Active 25 DOM
40. 2026-06-21
    days on market $319,990 Active 24 DOM
41. 2026-06-18
    days on market $319,990 Active 21 DOM
42. 2026-06-17
    days on market $319,990 Active 20 DOM
43. 2026-06-16
    days on market $319,990 Active 19 DOM
44. 2026-06-15
    days on market $319,990 Active 18 DOM
45. 2026-06-13
    days on market $319,990 Active 16 DOM
46. 2026-06-13
    days on market $319,990 Active 15 DOM
47. 2026-06-10
    days on market $319,990 Active 13 DOM
48. 2026-06-09
    days on market $319,990 Active 12 DOM
49. 2026-06-08
    days on market $319,990 Active 11 DOM
50. 2026-06-07
    days on market $319,990 Active 10 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 91% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,353
• − Mortgage interest: −$34,998
• − Property taxes: −$9,372
• − Insurance: −$3,921
• − Repairs & maintenance: −$2,108
• − Management: −$2,108
• − Depreciation: −$18,176
• Taxable loss: −$44,330
• Est. tax savings @ 24.0%: +$10,639
• After-tax cash flow: $-21,153/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.

Condition & rehab AI · 4 photos

Excellent 95/100 None rehab

This home is in excellent condition with no visible repairs needed. It is move-in ready and would benefit from minor updates to the exterior and interior to further enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve the home's curb appeal and attract potential buyers/tenants. ↑
• Both Kitchen and bathroom updates — Updating these spaces can increase the home's value and attract more buyers/tenants. ↑
• Both HVAC maintenance — A well-maintained HVAC system can improve comfort and energy efficiency, attracting more buyers/tenants. ↑
• Both Landscaping and curb appeal — A well-maintained exterior can enhance the home's curb appeal and attract more buyers/tenants. ↑

F Composite school gradezoned avg 40/100

Zoned Schools

Elementary Utica Elementary School C+ IN #160/994 Nat'l #8,292/41,679 Middle Parkview Middle School F IN #226/330 Nat'l #9,545/14,009 High Jeffersonville High School F IN #270/369 Nat'l #9,639/17,239

Schools (NCES district)

• District: Greater Clark County Schools
• NCES district ID: 1803940
• Math proficiency: 26% ▼ -15.00%
• Reading proficiency: 37% ▼ -13.00%
• Median HH income: $47,838
• Composite: 27.2/100
• National rank: #7020
• State rank: #224 of 301 in IN

C Composite livability gradescore 63/100

Livability — Utica

• Score: 63/100
• State rank: #436
• US rank: #15685

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Utica, IN
• County: Clark County · 126,401 people
• Metro: Louisville/Jefferson County, KY-IN
• Population (ZIP): 50,514
• Household income: $70,290
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 15% of renters

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Population outlook (Clark County) Hauer SSP2

• Today (2025): 126,401 people
• By 2030: 131,455 · +4.0%
• By 2040: 140,471 · +11.1%
• By 2050: 147,677 · +16.8%
• By 2075: 161,702 · +27.9%
• By 2100: 164,078 · +29.8%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 12% Two or more races 8% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Slovak 3% Lithuanian 2% Romanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1%

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Political lean MEDSL · Clark

• 2024 margin: Strong R (+20.4) · D 38.9% · R 59.3% · Other 1.8%
• 2008→2024 swing: -13.3pp toward R · 2008: -7.1pp · 2024: -20.4pp
• All cycles: 2024: R+20.4 2020: R+18.3 2016: R+22.0 2012: R+9.9 2008: R+7.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -149.13%
• Current HPI: 218.1985
• Rent YoY: ▲ 0.58%
• Metro: Louisville/Jefferson County, KY-IN
• State GDP YoY: ▲ 2.90%
• F500 in state: 18

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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

Property features AI

Finance

• Other: Address: 620-704 Utica Sellersburg Rd, Jeffersonville IN 47130Status: ActiveLast modified: 2026-05-28
• Financial info: List price $319,990

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: Single-family plan home (KINGSTON)
• Exterior features: Living area approximately 2376

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Plan: KINGSTON (new construction inventory type: Plan)