630 Kent St · New Albany, IN 47150

$85,000

2 bd · 1.0 ba · 1,758 sqft · SingleFamily public records · 31 Days on market

Built 1948 7,884 sqft lot ↓ 23% since listing

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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
• Rent growth +4.3/5.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This two bed, one bath home with full basement is ready for a fresh coat of paint, flooring and upgrades of your choice. It is currently undergoing a personal property hold. Showings are only allowed if accompanied by a realtor and all parties sign a waiver.

Key facts

• 7,884 sq ft lot
• 2 garage spots
• Built 1948

Property features AI

Exterior

• Parking: Detached 2-car garage (approximately 432 sq ft)
• Utilities: Public water; Municipal sewer connected
• Home design: Single family residence; One and one half levels
• Construction: Vinyl siding exterior; Block foundation
• Exterior features: <1/4 acre lot (0.18 acre)

Interior

• Kitchen: No appliances included
• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Attic access; Has basement
• Laundry & utility: No solid waste service listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $483 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.1% vs local median 3.8% in New Albany — 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 73/100 on livability (#100 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B; Watch: commute C-, employment D+, schools D.
• New Albany-Floyd County Consolidated Schools (suburban): math 46% / reading 50% proficiency, ranked #68 of 301 in IN (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+7.2%/yr); 269 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 297 units permitted in Floyd County in 2024 (84 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Floyd County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 7.2% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1948 — 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. 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.
6. 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.
7. 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: 1.59% ✓
• Cap rate: 13.11%
• Cash-on-cash: 24.36%
• DSCR: 2.08
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $210,960
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
619 Albany St	0.09mi	3/1.5 (+1)	1,716 (-2%)	14mo	$195,000	$114	73
921 Valley View Rd	0.46mi	3/1.0 (+1)	1,680 (-4%)	0mo	$184,000	$110	66
712 Linden St	0.16mi	3/1.5 (+1)	1,823 (+4%)	20mo	$80,000	$44	63
1519 Valley View Rd	0.32mi	3/1.0 (+1)	1,589 (-10%)	4mo	$285,000	$179	61
10 Valley View Ct	0.33mi	3/2.0 (+1)	1,635 (-7%)	5mo	$280,000	$171	60
1004 Griffin St	0.45mi	2/1.0	1,998 (+14%)	7mo	$180,000	$90	51
2210 Gary Dr	0.66mi	3/1.5 (+1)	1,880 (+7%)	2mo	$285,000	$152	49
221 Olive Ave	0.46mi	2/2.0	1,583 (-10%)	12mo	$140,000	$88	48
301 Country Club Dr	0.55mi	3/1.5 (+1)	1,974 (+12%)	5mo	$222,900	$113	43
306 Country Club Dr	0.58mi	3/2.0 (+1)	1,920 (+9%)	9mo	$232,000	$121	41
1711 Crestview Dr	0.72mi	3/2.0 (+1)	1,852 (+5%)	19mo	$292,900	$158	32
158 Cherry St	0.64mi	3/2.0 (+1)	1,536 (-13%)	12mo	$185,000	$120	30

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 · 7.24% rent growth · sell at horizon

5-year hold

• IRR: 22.4%
• Equity multiple: 1.97×
• Total profit: $23,035
• Equity at exit: $12,674

10-year hold

• IRR: 33.1%
• Equity multiple: 4.64×
• Total profit: $86,728
• Equity at exit: $7,349

Cash invested: $23,800 (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 47150

• Rents YoY: 7.2%
• Active inventory: 269
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,354 high
• Mortgage (P&I): −$446
• Tax from tax record: −$105 /mo · $1,263/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $483

Break-even live

Break-even rent $742

Max offer price $85,000

Occupancy floor 59%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1808 Bono Rd New Albany, IN	1.0–2.0	1.0–2.0	1000	$1,035	$1.03	3d	1	0.56mi
1810 Woodland Rd New Albany, IN	3.0	1.0	2016	$1,800	$0.89	21d	1	0.76mi
212 Maevi Dr New Albany, IN	3.0	1.0	1251	$1,375	$1.10	21d	1	1.04mi
905 E Elm St New Albany, IN	1.0–2.0	1.0	937	$1,035	$1.10	24d	1	1.32mi
807 E Main St New Albany, IN	3.0	2.0	1500	$1,650	$1.10	20d	1	1.45mi

Listing history 4 events

1. 2026-05-14
   status Pending
2. 2026-05-12
   price $85,000
3. 2026-04-29
   price $100,000
4. 2026-04-13
   listed $110,000 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: $1,263 · $105/mo
• Projected year-2 tax: $1,263 · $105/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 · 21 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: $16,246
• − Mortgage interest: −$4,761
• − Property taxes: −$1,263
• − Insurance: −$425
• − Repairs & maintenance: −$1,300
• − Management: −$1,300
• − Depreciation: −$2,473
• Taxable income: $4,724
• Est. tax owed @ 24.0%: −$1,134
• After-tax cash flow: $4,663/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: New Albany-Floyd County Consolidated Schools
• NCES district ID: 1807410
• Math proficiency: 46% ▼ -4.00%
• Reading proficiency: 50% ▼ -3.00%
• Median HH income: $54,709
• Composite: 41.57/100
• National rank: #3441
• State rank: #68 of 301 in IN

Livability — New Albany

• Score: 73/100
• State rank: #100
• US rank: #5454

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Albany, IN
• County: Floyd County · 49,144 people
• City population: 49,144
• Metro: Louisville/Jefferson County, KY-IN
• Population (ZIP): 49,144
• Household income: $62,820
• Rent vs Own: 37.7% rent · 62.3% own
• Severe rent burden: 1737.0

Population outlook (Floyd County) Hauer SSP2

• Today (2025): 82,092 people
• By 2030: 84,384 · +2.8%
• By 2040: 87,919 · +7.1%
• By 2050: 89,958 · +9.6%
• By 2075: 94,159 · +14.7%
• By 2100: 91,907 · +12.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 8% Two or more races 6% Hispanic / Latino 5% Asian 1%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Floyd

• 2024 margin: R (+15.5) · D 41.4% · R 56.9% · Other 1.7%
• 2008→2024 swing: -5.4pp toward R · 2008: -10.1pp · 2024: -15.5pp
• All cycles: 2024: R+15.5 2020: R+14.1 2016: R+20.1 2012: R+14.3 2008: R+10.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -185.20%
• Current HPI: 206.7738
• Rent YoY: ▲ 7.24%
• 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

-22.7% since first listed

4 events — show timeline

• 2026-05-14 Pending — MIBOR as Distributed by MLS Grid
• 2026-05-12 Price Changed $85,000 MIBOR as Distributed by MLS Grid
• 2026-04-29 Price Changed $100,000 MIBOR as Distributed by MLS Grid
• 2026-04-13 Listed $110,000 MIBOR as Distributed by MLS Grid

Property tax history

+15.9%/yr

Latest (2024): $1,263 · +15.0% YoY. Source: county tax records.