934 Parkwood Dr · Clarksville, IN 47129

$200,000

3 bd · 1.5 ba · 2,028 sqft · SingleFamily public records · 38 Days on market

Built 1969 9,361 sqft lot $99/sqft · 20% below area Est $249k · 20% under

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Why this score? — see what drove the D+ 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 +15.0/15.0
• Cash flow +13.8/30.0
• DSCR +4.2/10.0
• Livability +3.8/5.0
• 1% rule +3.5/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Don't miss your opportunity to turn this gem into a diamond! Perfect for investors or buyers looking to add their personal touch, this spacious bi-level home offers a fantastic layout and endless potential. Situated on a nice lot, the property features abundant living space across two levels and is ready for your updates and vision. Whether you're dreaming of creating your ideal home or adding a solid income-producing property to your portfolio, this one is worth a look. Offering 4 bedrooms, 1.5 baths, a spacious two-car garage with workbench area, and a large concrete driveway, there?s plenty of room both inside and out. Enjoy the backyard space, deck off the kitchen, and walk-out basement

Key facts

• Deck off the kitchen
• Walk-out basement
• Backyard space

Tags

• SPACIOUS BI-LEVEL HOME
• ABUNDANT LIVING SPACE
• BACKYARD SPACE
• DECK OFF THE KITCHEN
• WALK-OUT BASEMENT
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Resale condition
• Construction: Block foundation
• Exterior features: Deck; Patio; Paved driveway; Sidewalks

Interior

• Bedrooms: Bedroom on first level (10 x 9)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced-air heating; Central air conditioning
• Interior features: Attic; Ceiling fans; Main-level primary bedroom; Walk-out finished basement; Gas fireplace in family room
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $17 ($205/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 $169k (15.3% below list).
• Recommended offer: $169k (15.3% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.5% in Clarksville — 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 76/100 on livability (#46 in IN, #3,300 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, commute A-; Watch: crime D+, employment D+, amenities D.
• 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.
• Market conditions: 29 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 911 units permitted in Clark County in 2024 (133 in 5+ unit buildings).
• This rent runs 36% of the median local income ($56k/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 $6k 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 38 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,479 (15.3% 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 15% concession, seller financing, or rate buy-down credit?
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 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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?
7. 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.
8. 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.
9. 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: 0.85% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.37%
• DSCR: 1.02
• GRM: 9.8

CMA / ARV

• ARV (median comp): $248,996
• List price: $200,000
• Delta: -19.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2308 Brookwood Ct	0.27mi	3/2.0	1,998 (-2%)	2mo	$282,000	$141	82
908 Hazelwood Park	0.16mi	3/2.0	1,931 (-5%)	8mo	$285,000	$148	76
2221 Buckeye Dr	0.30mi	3/3.0	2,020 (-0%)	6mo	$243,000	$120	74
701 Parkwood Dr	0.31mi	3/1.5	1,961 (-3%)	10mo	$245,000	$125	72
1028 Spicewood Plz	0.23mi	4/1.5 (+1)	2,150 (+6%)	6mo	$200,000	$93	70
924 Spicewood Dr	0.17mi	4/2.0 (+1)	1,902 (-6%)	9mo	$265,000	$139	67
2407 Raintree Dr	0.19mi	4/2.0 (+1)	2,142 (+6%)	10mo	$275,000	$128	67
2334 Lombardy Dr	0.17mi	3/2.0	2,319 (+14%)	7mo	$235,000	$101	61
1004 Hazelwood Dr	0.21mi	4/1.0 (+1)	1,724 (-15%)	10mo	$219,900	$128	50
1722 Whittier Dr	0.69mi	3/1.0	1,800 (-11%)	9mo	$200,000	$111	40
1225 Longfellow Dr	0.70mi	4/2.0 (+1)	2,262 (+12%)	2mo	$269,900	$119	39
1232 Longfellow Dr	0.70mi	3/2.0	1,850 (-9%)	15mo	$211,000	$114	38

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: -15.7%
• Equity multiple: 0.44×
• Total profit: $-31,333
• Equity at exit: $29,821

10-year hold

• IRR: -7.3%
• Equity multiple: 0.54×
• Total profit: $-25,932
• Equity at exit: $17,292

Cash invested: $56,000 (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 47129

• Home prices YoY: -30.9%
• Active inventory: 29
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,695 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$190 /mo · $2,276/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $17

Break-even live

Break-even rent $1,673

Max offer price $200,000

Occupancy floor 94%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2022 Greentree N Unit 1 Clarksville, IN	3.0	2.5	1635	$2,110	$1.29	43d	1	0.32mi
1201 Marlowe Dr Clarksville, IN	1.0–3.0	1.0–1.5	1127	$1,409	$1.25	1d	1	0.68mi
2408 Blackiston Mill Rd Clarksville, IN	4.0	1.0	1456	$1,649	$1.13	43d	1	0.73mi
2102 Bradford St Unit 94B Clarksville, IN	3.0	2.0	1568	$1,259	$0.80	3d	1	0.84mi
1534 Blackiston Mill Rd Unit 2 Clarksville, IN	3.0	1.0	1500	$1,650	$1.10	43d	1	1.02mi
4501 Town Center Blvd Jeffersonville, IN	1.0–3.0	1.0–2.0	1172	$1,930	$1.65	1d	62	1.33mi

Listing history 15 events

1. 2026-06-18
   days on market $200,000 Active 38 DOM
2. 2026-06-17
   days on market $200,000 Active 37 DOM
3. 2026-06-16
   days on market $200,000 Active 36 DOM
4. 2026-06-15
   days on market $200,000 Active 35 DOM
5. 2026-06-13
   days on market $200,000 Active 33 DOM
6. 2026-06-13
   days on market $200,000 Active 32 DOM
7. 2026-06-10
   days on market $200,000 Active 30 DOM
8. 2026-06-09
   days on market $200,000 Active 29 DOM
9. 2026-06-08
   days on market $200,000 Active 28 DOM
10. 2026-06-07
    days on market $200,000 Active 27 DOM
11. 2026-06-03
    days on market $200,000 Active 23 DOM
12. 2026-06-02
    days on market $200,000 Active 22 DOM
13. 2026-06-01
    days on market $200,000 Active 21 DOM
14. 2026-05-31
    days on market $200,000 Active 20 DOM
15. 2026-05-11
    listed $200,000 Active 1015-char remark

ⓘ 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: $2,276 · $190/mo
• Projected year-2 tax: $2,276 · $190/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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $20,337
• − Mortgage interest: −$11,203
• − Property taxes: −$2,276
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,627
• − Management: −$1,627
• − Depreciation: −$5,818
• Taxable loss: −$3,214
• Est. tax savings @ 24.0%: +$771
• After-tax cash flow: $976/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: 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

Livability — Clarksville

• Score: 76/100
• State rank: #46
• US rank: #3300

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clarksville, IN
• County: Clark County · 108,879 people
• City population: 19,582
• Metro: Louisville/Jefferson County, KY-IN
• Population (ZIP): 19,582
• Household income: $56,185
• Rent vs Own: 42.5% rent · 57.5% own
• Severe rent burden: 774.0

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 18% Black 8% Two or more races 7% Native American 2%
• Hispanic origin (detail): Mexican 15% Puerto Rican 2%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 1%
• Foreign-born: 10% · Canada
• Languages at home: 84% English-only · Spanish 15%

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: ▼ -104.33%
• Current HPI: 233.0094
• Rent YoY: —
• Metro: Louisville/Jefferson County, KY-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

1 event — show timeline

• 2026-05-11 Listed $200,000 SIRA

Property tax history

+7.1%/yr

Latest (2024): $2,276 · +2.7% YoY. Source: county tax records.