318 W 10th St · Bicknell, IN 47512

$99,900

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 123 Days on market

Built 1918 8,276 sqft lot $104/sqft · at area comps Est $99k · at est. ↓ 13% since listing

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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).

• Cash flow +18.3/30.0
• ARV discount +7.2/15.0
• DSCR +5.7/10.0
• 1% rule +3.7/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand New Roof and remodeled this adorable home is move in ready! Home has 2 beds and 1 bath open floor plan for kitchen and living room. Main floor laundry and new appliances. All Mechanicals have been updated as well!

Key facts

• Remodeled
• Open floor plan
• Brand new roof

Tags

• BRAND NEW ROOF
• REMODELED
• MOVE IN READY
• OPEN FLOOR PLAN
• MAIN FLOOR LAUNDRY
• NEW APPLIANCES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $91 ($1k/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 $87k (12.6% below list).
• Recommended offer: $87k (12.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#373 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing A-; Watch: health & safety C-, amenities F, commute F.
• North Knox School Corporation (rural): math 28% / reading 45% proficiency, ranked #186 of 301 in IN (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: North Knox Intermediate (math 33% / reading 41%, grade F, #550 of 994 statewide, top 57%, 388 students, 58% FRL); North Knox Jr-Sr High School (math 22% / reading 50%, grade F, #261 of 369 statewide, top 71%, 543 students, 56% FRL).
• Market conditions: 34 active listings in the ZIP; 36 units permitted in Knox County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Knox County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $6k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,304 (12.6% below list)

Questions for the listing agent

1. It's been on market 123 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.87% ✗
• Cap rate: 7.39%
• Cash-on-cash: 3.90%
• DSCR: 1.17
• GRM: 9.5

CMA / ARV

• ARV (median comp): $99,283
• List price: $99,900
• Delta: 0.62%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
221 W 11th St	0.07mi	2/1.0	1,055 (+10%)	7mo	$46,000	$44	74
212 W 9th St	0.10mi	2/1.0	1,026 (+7%)	15mo	$22,900	$22	72
207 W 11th St	0.10mi	2/1.0	1,032 (+8%)	19mo	$115,000	$111	67
508 W 5th St	0.31mi	2/1.5	1,064 (+11%)	7mo	$144,000	$135	59
707 N Freelandville Ave	0.46mi	2/1.0	1,020 (+6%)	15mo	$115,000	$113	56
7621 N ST Rd 159 Hwy	0.53mi	2/1.0	1,014 (+6%)	18mo	$119,900	$118	50
107 W 9th St	0.14mi	2/1.5	1,100 (+15%)	21mo	$145,000	$132	50
312 E 4th St	0.47mi	2/2.0	1,058 (+10%)	10mo	$170,000	$161	48
721 W Alton St	0.70mi	2/1.0	840 (-12%)	2mo	$99,900	$119	45
750 W Oak St	0.62mi	3/2.0 (+1)	1,065 (+11%)	7mo	$144,000	$135	38
524 W Alton St	0.67mi	2/1.0	1,037 (+8%)	22mo	$48,000	$46	37

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: -10.2%
• Equity multiple: 0.63×
• Total profit: $-10,435
• Equity at exit: $14,895

10-year hold

• IRR: -0.9%
• Equity multiple: 0.94×
• Total profit: $-1,799
• Equity at exit: $8,638

Cash invested: $27,972 (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 47512

• Home prices YoY: -32.1%
• Active inventory: 34
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $873 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$33 /mo · $398/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $91

Break-even live

Break-even rent $758

Max offer price $99,900

Occupancy floor 85%

Sensitivity live

Price	-10% $148	-5% $119	+0% $91	+5% $63	+10% $34
Rent	-10% $22	-5% $57	+0% $91	+5% $125	+10% $160
Rate	-1.0pp $141	-0.5pp $116	base $91	+0.5pp $65	+1.0pp $39

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $99,900 Active 123 DOM
2. 2026-06-21
   days on market $99,900 Active 122 DOM
3. 2026-06-18
   days on market $99,900 Active 120 DOM
4. 2026-06-17
   days on market $99,900 Active 119 DOM
5. 2026-06-16
   days on market $99,900 Active 118 DOM
6. 2026-06-15
   days on market $99,900 Active 117 DOM
7. 2026-06-13
   days on market $99,900 Active 115 DOM
8. 2026-06-12
   days on market $99,900 Active 114 DOM
9. 2026-06-09
   days on market $99,900 Active 111 DOM
10. 2026-06-08
    days on market $99,900 Active 110 DOM
11. 2026-06-07
    days on market $99,900 Active 109 DOM
12. 2026-06-05
    days on market $99,900 Active 107 DOM
13. 2026-06-04
    days on market $99,900 Active 105 DOM
14. 2026-06-02
    days on market $99,900 Active 104 DOM
15. 2026-06-01
    days on market $99,900 Active 103 DOM
16. 2026-05-31
    days on market $99,900 Active 102 DOM
17. 2026-05-31
    days on market $99,900 Active 101 DOM
18. 2026-03-17
    price $99,900 219-char remark

    Show marketing remark (219 chars)

    Brand New Roof and remodeled this adorable home is move in ready! Home has 2 beds and 1 bath open floor plan for kitchen and living room. Main floor laundry and new appliances. All Mechanicals have been updated as well!

19. 2026-02-18
    listed $105,900 Active 219-char remark

    Show marketing remark (219 chars)

    Brand New Roof and remodeled this adorable home is move in ready! Home has 2 beds and 1 bath open floor plan for kitchen and living room. Main floor laundry and new appliances. All Mechanicals have been updated as well!

20. 2025-12-10
    status Active
21. 2025-07-18
    status Pending
22. 2025-07-03
    price $103,900
23. 2025-06-09
    price $105,900
24. 2025-05-13
    price $109,900
25. 2025-04-17
    listed $114,900 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: $398 · $33/mo
• Projected year-2 tax: $624 · $52/mo
• Expected delta: +$225/yr (+$19/mo · 56.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,476
• − Mortgage interest: −$5,596
• − Property taxes: −$398
• − Insurance: −$500
• − Repairs & maintenance: −$838
• − Management: −$838
• − Depreciation: −$2,906
• Taxable loss: −$600
• Est. tax savings @ 24.0%: +$144
• After-tax cash flow: $1,236/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: North Knox School Corporation
• NCES district ID: 1807830
• Math proficiency: 28% ▼ -11.00%
• Reading proficiency: 45% ▼ -3.00%
• Median HH income: $42,553
• Composite: 30.82/100
• National rank: #6139
• State rank: #186 of 301 in IN

Livability — Bicknell

• Score: 64/100
• State rank: #373
• US rank: #13970

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bicknell, IN
• City population: 4,216
• Population (ZIP): 4,216

Population outlook (Knox County) Hauer SSP2

• Today (2025): 37,092 people
• By 2030: 36,271 · -2.2%
• By 2040: 34,196 · -7.8%
• By 2050: 32,405 · -12.6%
• By 2075: 28,754 · -22.5%
• By 2100: 24,110 · -35.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Italian 3% Lithuanian 1% Iranian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Tagalog/Filipino 1% Spanish 1%

Political lean MEDSL · Knox

• 2024 margin: Solid R (+50.4) · D 24.0% · R 74.4% · Other 1.6%
• 2008→2024 swing: -43.9pp toward R · 2008: -6.5pp · 2024: -50.4pp
• All cycles: 2024: R+50.4 2020: R+47.4 2016: R+47.2 2012: R+28.9 2008: R+6.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -90.85%
• Current HPI: 191.8851
• 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

-13.1% since first listed

8 events — show timeline

• 2026-03-17 Price Changed $99,900 IRMLS
• 2026-02-18 Listed $105,900 IRMLS
• 2025-12-10 Relisted — IRMLS
• 2025-07-18 Pending — IRMLS
• 2025-07-03 Price Changed $103,900 IRMLS
• 2025-06-09 Price Changed $105,900 IRMLS
• 2025-05-13 Price Changed $109,900 IRMLS
• 2025-04-17 Listed $114,900 IRMLS

Property tax history

+6.4%/yr

Latest (2024): $398 · +22.1% YoY. Source: county tax records.