83 Park Avenue Ave · Tell City, IN 47586

$39,000

2 bd · 1.0 ba · 792 sqft · SingleFamily public records · 60 Days on market

Built 1952 5,460 sqft lot

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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
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investment opportunity! This 2-bedroom, 1-bath home offers great potential for the right buyer looking to renovate or add to their portfolio. Situated on a shaded lot, the property features a covered front porch and a functional layout ready for your vision. Priced accordingly, this property presents an excellent opportunity for investors or buyers seeking a project. Home is in need of repairs and is being sold as-is.

Key facts

• Covered front porch
• Shaded lot
• Functional layout

Tags

• COVERED FRONT PORCH
• SHADED LOT
• FUNCTIONAL LAYOUT
• INVESTMENT OPPORTUNITY

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence (site-built); One story
• Construction: Vinyl siding exterior
• Exterior features: Wooded lot; Lot dimensions approximately 42 x 130

Interior

• Bedrooms: Bedrooms located on the main level
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: 6 total rooms; Crawl space basement
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $39k.

Deal economics

• At list price, monthly cash flow is $409 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($890 rent vs $39k).
• Recommended offer: $38k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#60 in IN, #4,053 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment D, amenities F, commute F.
• Tell City-Troy Twp School Corporation (rural): math 37% / reading 51% proficiency, ranked #108 of 301 in IN (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: William Tell Elementary School (math 34% / reading 43%, grade F, #535 of 994 statewide, top 54%, 757 students, 52% FRL); Tell City Jr-Sr High School (math 39% / reading 61%, grade D+, #120 of 369 statewide, top 33%, 643 students, 47% FRL).
• Market conditions: 29 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 31 units permitted in Perry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $270 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Perry County population projected to shrink 9% 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 $11k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($38k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• 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 $37,830 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 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 1952 — 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. 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: 2.28% ✓
• Cap rate: 18.89%
• Cash-on-cash: 44.99%
• DSCR: 3.00
• GRM: 3.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 42.1%
• Equity multiple: 2.81×
• Total profit: $19,785
• Equity at exit: $5,815

10-year hold

• IRR: 48.3%
• Equity multiple: 5.66×
• Total profit: $50,920
• Equity at exit: $3,372

Cash invested: $10,920 (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 47586

• Home prices YoY: -22.5%
• Active inventory: 29
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $890 medium
• Mortgage (P&I): −$205
• Tax from tax record: −$73 /mo · $874/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $409

Break-even live

Break-even rent $372

Max offer price $39,000

Occupancy floor 49%

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: $9,750
• Closing costs: $1,170
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Orchard Hill Dr Unit 203 Tell City, IN	2.0	1.0	850	$875	$1.03	43d	1	0.23mi
602 12th St Unit A Tell City, IN	1.0	1.0	900	$975	$1.08	21d	1	1.25mi

Listing history 18 events

1. 2026-06-18
   days on market $39,000 Active 60 DOM
2. 2026-06-17
   days on market $39,000 Active 59 DOM
3. 2026-06-16
   days on market $39,000 Active 58 DOM
4. 2026-06-15
   days on market $39,000 Active 57 DOM
5. 2026-06-13
   days on market $39,000 Active 55 DOM
6. 2026-06-12
   days on market $39,000 Active 54 DOM
7. 2026-06-09
   days on market $39,000 Active 51 DOM
8. 2026-06-08
   days on market $39,000 Active 50 DOM
9. 2026-06-07
   days on market $39,000 Active 49 DOM
10. 2026-06-04
    days on market $39,000 Active 45 DOM
11. 2026-06-02
    days on market $39,000 Active 44 DOM
12. 2026-06-01
    days on market $39,000 Active 43 DOM
13. 2026-05-31
    days on market $39,000 Active 42 DOM
14. 2026-05-31
    days on market $39,000 Active 41 DOM
15. 2026-05-07
    price $39,000
16. 2026-04-20
    listed $41,000 Active
17. 2016-01-16
    listed $27,000
18. 2013-06-15
    listed $37,000

ⓘ 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: $874 · $73/mo
• Projected year-2 tax: $874 · $73/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,679
• − Mortgage interest: −$2,185
• − Property taxes: −$874
• − Insurance: −$195
• − Repairs & maintenance: −$854
• − Management: −$854
• − Depreciation: −$1,135
• Taxable income: $4,582
• Est. tax owed @ 24.0%: −$1,100
• After-tax cash flow: $3,813/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: Tell City-Troy Twp School Corporation
• NCES district ID: 1811260
• Math proficiency: 37% ▼ -19.00%
• Reading proficiency: 51% ▼ -7.00%
• Median HH income: $45,706
• Composite: 37.35/100
• National rank: #4435
• State rank: #108 of 301 in IN

Livability — Tell City

• Score: 75/100
• State rank: #60
• US rank: #4053

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tell City, IN
• Population (ZIP): 10,994

Population outlook (Perry County) Hauer SSP2

• Today (2025): 19,125 people
• By 2030: 18,912 · -1.1%
• By 2040: 18,239 · -4.6%
• By 2050: 17,402 · -9.0%
• By 2075: 15,420 · -19.4%
• By 2100: 11,987 · -37.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 1% Asian 1%
• Common ancestry: Lithuanian 3% Italian 1% English 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Other Asian/Pacific 1% Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Perry

• 2024 margin: Strong R (+29.8) · D 34.3% · R 64.0% · Other 1.7%
• 2008→2024 swing: -52.6pp toward R · 2008: 22.8pp · 2024: -29.8pp
• All cycles: 2024: R+29.8 2020: R+24.6 2016: R+18.6 2012: D+11.6 2008: D+22.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.86%
• Current HPI: 196.1925
• 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

+5.4% since first listed

4 events — show timeline

• 2026-05-07 Price Changed $39,000 IRMLS
• 2026-04-20 Listed $41,000 IRMLS
• 2016-01-16 Listed $27,000 IRMLS
• 2013-06-15 Listed $37,000 IRMLS

Property tax history

-2.2%/yr

Latest (2024): $874 · +3.6% YoY. Source: county tax records.