2436 Gilmore St · Columbus, IN 47201

$150,000

2 bd · 2.0 ba · 1,104 sqft · SingleFamily public records · 1 Days on market

Built 1950 6,500 sqft lot Est $200k · 25% under

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Why this score? — see what drove the C- 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 +16.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• 1% rule +3.4/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity with this 2 bedroom brick home on unfinished basement. Home features hardwood floors under carpet and large bonus room. Updates include new roof, windows, and gutters.

Key facts

• 6,500 sq ft lot
• 2 garage spots
• Built 1950

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Municipal sewer
• Home design: Single-family residence; One level
• Construction: Aluminum siding and brick exterior; Block foundation
• Exterior features: Partial chain link fence

Interior

• Kitchen: Gas oven
• Bedrooms: Two main-level bedrooms
• Flooring: Hardwood floors
• Bathrooms: Two full bathrooms (main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Attic access; Hardwood floors; Stained woodwork
• Laundry & utility: Owned water softener

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $77 ($919/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 $126k (16.2% below list).
• Recommended offer: $126k (16.2% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 3.5% in Columbus — 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 79/100 on livability (#24 in IN, #1,978 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities D+, commute F.
• Bartholomew Consolidated School Corporation (urban): math 38% / reading 45% proficiency, ranked #119 of 301 in IN (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lillian Schmitt Elementary School (math 24% / reading 29%, grade F, #755 of 994 statewide, top 76%, 677 students, 74% FRL); Northside Middle School (math 32% / reading 49%, grade F, #117 of 330 statewide, top 36%, 904 students, 49% FRL); Columbus North High School (math 40% / reading 65%, grade C-, #102 of 369 statewide, top 28%, 2,224 students, 39% FRL) — zoned schools average 54% FRL vs 38% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.1%/yr); 345 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 195 units permitted in Bartholomew County in 2024 (0 in 5+ unit buildings).
• This rent is only 18% of the median local income ($84k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Bartholomew County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,654 (16.2% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.84% ✗
• Cap rate: 6.91%
• Cash-on-cash: 2.19%
• DSCR: 1.10
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $199,824
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2028 Newton St	0.27mi	2/2.0	1,178 (+7%)	2mo	$239,000	$203	74
2105 N Cherry St	0.30mi	2/1.0	1,084 (-2%)	14mo	$156,000	$144	67
1804 California St	0.47mi	3/1.0 (+1)	1,120 (+1%)	0mo	$125,000	$112	66
1828 Central Ave	0.47mi	2/1.0	1,100 (-0%)	13mo	$199,000	$181	63
1932 Central Ave	0.43mi	3/1.0 (+1)	1,080 (-2%)	9mo	$169,500	$157	60
1715 Cottage Ave	0.52mi	2/2.0	1,157 (+5%)	14mo	$160,000	$138	56
1830 Keller Ave	0.63mi	2/2.0	1,063 (-4%)	10mo	$230,000	$216	56
2130 N Cherry St	0.26mi	3/1.0 (+1)	1,040 (-6%)	18mo	$164,900	$159	55
2665 Pearl St	0.48mi	2/3.0	1,189 (+8%)	9mo	$230,000	$193	53
1713 Chestnut St	0.53mi	2/1.0	1,164 (+5%)	17mo	$166,000	$143	48
1730 Union St	0.46mi	3/2.0 (+1)	1,200 (+9%)	15mo	$240,000	$200	47
1516 Grand Ave	0.59mi	2/1.0	1,219 (+10%)	12mo	$265,000	$217	41

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 · 3.15% rent growth · sell at horizon

5-year hold

• IRR: -12.7%
• Equity multiple: 0.54×
• Total profit: $-19,294
• Equity at exit: $22,365

10-year hold

• IRR: -3.5%
• Equity multiple: 0.76×
• Total profit: $-9,961
• Equity at exit: $12,969

Cash invested: $42,000 (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 47201

• Rents YoY: 3.1%
• Active inventory: 345
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,257 high
• Mortgage (P&I): −$787
• Tax from tax record: −$67 /mo · $804/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $77

Break-even live

Break-even rent $1,160

Max offer price $150,000

Occupancy floor 89%

Sensitivity live

Price	-10% $162	-5% $119	+0% $77	+5% $34	+10% $-8
Rent	-10% $-23	-5% $27	+0% $77	+5% $126	+10% $176
Rate	-1.0pp $152	-0.5pp $115	base $77	+0.5pp $38	+1.0pp $-2

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1560 28th St Columbus, IN	2.0–3.0	1.0	1117	$1,199	$1.07	0d	6	0.45mi
1001 Ashford Park Pl Columbus, IN	1.0	1.0	740	$935	$1.26	23d	1	0.96mi
725 Sycamore St Columbus, IN	1.0–2.0	1.0–2.0	766	$1,525	$1.99	23d	11	1.17mi
1182 Quail Run Dr Columbus, IN	1.0–3.0	1.0–2.0	967	$1,375	$1.42	45d	16	1.37mi
3501 Nicholas Ln Columbus, IN	1.0–3.0	1.0–2.0	956	$1,230	$1.29	0d	7	1.46mi

Listing history 2 events

1. 2026-06-07
   remarks 185-char remark
2. 2026-06-07
   listed $150,000 Pending 1 DOM

ⓘ 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: $804 · $67/mo
• Projected year-2 tax: $1,039 · $87/mo
• Expected delta: +$236/yr (+$20/mo · 29.3%)

ⓘ 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 4/10 Moderate 7 d/yr ≥103°F today · 19 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: $15,078
• − Mortgage interest: −$8,402
• − Property taxes: −$804
• − Insurance: −$750
• − Repairs & maintenance: −$1,206
• − Management: −$1,206
• − Depreciation: −$4,364
• Taxable loss: −$1,654
• Est. tax savings @ 24.0%: +$397
• After-tax cash flow: $1,316/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: Bartholomew Consolidated School Corporation
• NCES district ID: 1800360
• Math proficiency: 38% ▼ -11.00%
• Reading proficiency: 45% ▼ -7.00%
• Median HH income: $54,685
• Composite: 36.16/100
• National rank: #4736
• State rank: #119 of 301 in IN

Livability — Columbus

• Score: 79/100
• State rank: #24
• US rank: #1978

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Columbus, IN
• County: Bartholomew County · 74,100 people
• City population: 74,100
• Metro: Columbus, IN
• Population (ZIP): 47,900
• Household income: $83,958
• Rent vs Own: 36.8% rent · 63.2% own
• Severe rent burden: 1455.0

Population outlook (Bartholomew County) Hauer SSP2

• Today (2025): 90,162 people
• By 2030: 94,432 · +4.7%
• By 2040: 102,659 · +13.9%
• By 2050: 109,794 · +21.8%
• By 2075: 123,419 · +36.9%
• By 2100: 121,047 · +34.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 10% Asian 9% Two or more races 6% Black 2%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1%
• Common ancestry: Italian 3% Slovak 2% Serbian 1%
• Foreign-born: 14% · Canada, China
• Languages at home: 83% English-only · Spanish 8% Other Indo-European 5% Other Asian/Pacific 2%

Political lean MEDSL · Bartholomew

• 2024 margin: Strong R (+27.3) · D 35.3% · R 62.7% · Other 2.0%
• 2008→2024 swing: -16.1pp toward R · 2008: -11.3pp · 2024: -27.3pp
• All cycles: 2024: R+27.3 2020: R+26.2 2016: R+33.3 2012: R+25.4 2008: R+11.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -204.94%
• Current HPI: 150.2246
• Rent YoY: ▲ 3.15%
• Metro: Columbus, 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

2 events — show timeline

• 2026-06-05 Pending — MIBOR as Distributed by MLS Grid
• 2026-06-05 Listed $150,000 MIBOR as Distributed by MLS Grid

Property tax history

-2.5%/yr

Latest (2024): $804 · +1.0% YoY. Source: county tax records.