17711 Carter Pl · Borden, IN 47106

$326,000

3 bd · 2.0 ba · 1,407 sqft · SingleFamily public records · 2 Days on market

Built 1969 0.73 ac lot Est $266k · 23% over

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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).

• Appreciation +10.0/10.0
• Cash flow +7.8/30.0
• Schools +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• 1% rule +1.3/10.0
• ARV discount +0.0/15.0

Listing remarks

Welcome to Dow Knob Estates, where peaceful Southern Indiana living meets everyday convenience. This charming brick ranch offers 3 bedrooms, 2 full baths, and a finished walkout basement with plenty of space for relaxing or entertaining. The enclosed sunroom provides a cozy retreat, complete with a hot tub for year-round enjoyment. An attached 2-car garage and a brand-new roof (July 2025) add to the home's appeal, while the location places you just minutes from Huber's Orchard, Deam Lake State Recreation Area, and Covered Bridge Golf Club. A Boundary Retracement Survey is available. Looking for additional acreage? The adjoining land is available as part of the parent listing, MLS #202608868

Key facts

• Hot tub
• Enclosed sunroom
• Brand new roof

Tags

• FINISHED WALKOUT BASEMENT
• ENCLOSED SUNROOM
• HOT TUB
• ATTACHED 2 CAR GARAGE
• BRAND NEW ROOF
• MINUTES FROM HUBER'S ORCHARD

Property features AI

Exterior

• Parking: Attached garage with two spaces; Garage faces side; Garage door opener
• Utilities: Public water connection; Septic sewer
• Home design: Single-story home; Shingle roof; Brick, cedar, and frame exterior; Poured foundation; Resale property; Residential zoning
• Construction: Built with brick, cedar, and frame materials; Poured foundation
• Exterior features: Deck; Landscaped yard; Paved driveway; Property on a cul-de-sac

Interior

• Kitchen: Pantry
• Bedrooms: Bedroom on first level with built-in bookshelf
• Flooring: Carpet in multiple lower-level rooms; Tile in at least one full bath
• Bathrooms: Two full bathrooms; One half bathroom; Full bath on first level; Finished lower-level bath (includes shower in laundry area)
• Heating & cooling: Forced-air heating; Central air conditioning
• Interior features: Built-in bookcases; Ceiling fans; Bath in primary bedroom; Main-level primary bedroom; Pantry; Sunroom; Thermal windows; Wood-burning fireplace
• Laundry & utility: Laundry room in basement; Main-level laundry area with shower and sink; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $326k.

Deal economics

• At list price, monthly cash flow is $-369 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $261k (20.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (37.4% below list).
• Recommended offer: $204k (37.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#507 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Market conditions: 26 active listings in the ZIP; 911 units permitted in Clark County in 2024 (133 in 5+ unit buildings).

Forward outlook

• In year one you build about $35k of equity ($2k loan paydown + $33k appreciation (10.0% local appreciation)).
• Clark County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$56k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $204,082 (37.4% 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. Built in 1969 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
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: 0.63% ✗
• Cap rate: 4.94%
• Cash-on-cash: -4.85%
• DSCR: 0.78
• GRM: 13.3

CMA / ARV

• ARV (on-the-fly): $265,923
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17421 Highway 60	0.39mi	3/1.0	1,237 (-12%)	1mo	$234,000	$189	57

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.8%
• Equity multiple: 2.69×
• Total profit: $153,929
• Equity at exit: $293,687

10-year hold

• IRR: 18.9%
• Equity multiple: 6.17×
• Total profit: $471,492
• Equity at exit: $633,346

Cash invested: $91,280 (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 47106

• Home prices YoY: 6.7%
• Active inventory: 26
• Price-to-rent: 13.3×

Monthly cashflow live

• Estimated rent: $2,041 medium
• Mortgage (P&I): −$1,710
• Tax from tax record: −$136 /mo · $1,626/yr
• Insurance: −$136
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $-369

Break-even live

Break-even rent $2,508

Max offer price $260,868

Occupancy floor —

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: $81,500
• Closing costs: $9,780
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $326,000 Active 2 DOM
2. 2026-06-16
   remarks 699-char remark
3. 2026-06-16
   pricedays on marketlisting id $326,000 Active 1 DOM
4. 2026-06-15
   days on market $361,000 Active 10 DOM
5. 2026-06-13
   days on market $361,000 Active 8 DOM
6. 2026-06-10
   days on market $361,000 Active 5 DOM
7. 2026-06-09
   days on market $361,000 Active 4 DOM
8. 2026-06-08
   days on market $361,000 Active 3 DOM
9. 2026-06-07
   remarks 687-char remark
10. 2026-06-07
    pricedays on marketlisting id $361,000 Active 2 DOM
11. 2026-06-01
    days on market $346,000 Active 49 DOM
12. 2026-05-31
    days on market $346,000 Active 48 DOM
13. 2026-04-13
    listed $346,000 Active

ⓘ 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: $1,626 · $136/mo
• Projected year-2 tax: $2,199 · $183/mo
• Expected delta: +$572/yr (+$48/mo · 35.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 20 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: $24,490
• − Mortgage interest: −$18,261
• − Property taxes: −$1,626
• − Insurance: −$1,630
• − Repairs & maintenance: −$1,959
• − Management: −$1,959
• − Depreciation: −$9,484
• Taxable loss: −$10,430
• Est. tax savings @ 24.0%: +$2,503
• After-tax cash flow: $-1,921/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)

No district data.

Livability — Borden

• Score: 61/100
• State rank: #507
• US rank: #17982

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,583

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2%
• Common ancestry: Lithuanian 2% Serbian 2% Italian 2%
• Foreign-born: 0%

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: ▲ 21.50%
• Current HPI: 344.4
• 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

1 event — show timeline

• 2026-04-13 Listed $346,000 SIRA

Property tax history

+5.2%/yr

Latest (2024): $1,626 · +14.6% YoY. Source: county tax records.