3024 C Ave · New Castle, IN 47362

$29,000

4 bd · 1.0 ba · 1,728 sqft · SingleFamily public records · 206 Days on market

Built 1938 10,542 sqft lot $17/sqft · 75% below area

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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
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attention Investors, Flippers, and Visionaries! This 4-bedroom, 1-bath fixer-upper in the heart of New Castle is packed with potential. Featuring a spacious garage and endless possibilities, this property is ready for your creative touch. Don't miss this incredible investment opportunity-bring your vision and unlock the full potential of this property today!

Key facts

• 0.24 acre lot
• 3 garage spots
• Built 1938

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $29k.

Deal economics

• At list price, monthly cash flow is $627 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $29k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.
• Cap rate 32.2% vs local median 4.8% in New Castle — 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 75/100 on livability (#64 in IN, #4,219 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, amenities F, commute F.
• New Castle Community School Corporation (town): math 30% / reading 35% proficiency, ranked #229 of 301 in IN (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.6%/yr); 214 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 47 units permitted in Henry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $200 of loan paydown is wiped out by about $870 of value loss. Plan a longer hold.
• Henry County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 206 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 4.3% of price; built in 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $25,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 206 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 3.91% ✓
• Cap rate: 32.23%
• Cash-on-cash: 92.65%
• DSCR: 5.12
• GRM: 2.1

CMA / ARV

• ARV (median comp): $116,924
• List price: $29,000
• Delta: -75.20%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3024 C Ave	0.00mi	4/1.0	1,728 (0%)	0mo	$18,000	$10	100
1123 S 22nd St	0.61mi	3/1.0 (-1)	1,872 (+8%)	0mo	$150,000	$80	52
1324 S 21st St	0.68mi	3/1.0 (-1)	1,842 (+7%)	1mo	$140,000	$76	51
2406 C Ave	0.39mi	5/1.0 (+1)	1,512 (-12%)	7mo	$170,000	$112	50
804 S 20th St	0.70mi	3/1.0 (-1)	1,616 (-6%)	5mo	$123,000	$76	47
641 S 23rd St	0.55mi	3/2.0 (-1)	1,812 (+5%)	15mo	$56,500	$31	45
2102 Plum St	0.69mi	3/1.5 (-1)	1,962 (+14%)	5mo	$150,000	$76	34
2111 Walnut St	0.69mi	3/1.0 (-1)	1,628 (-6%)	23mo	$126,500	$78	34
2602 State St	0.69mi	3/1.0 (-1)	1,478 (-14%)	11mo	$142,000	$96	29

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 · 4.59% rent growth · sell at horizon

5-year hold

• IRR: 95.4%
• Equity multiple: 5.57×
• Total profit: $37,129
• Equity at exit: $4,324

10-year hold

• IRR: 98.5%
• Equity multiple: 12.30×
• Total profit: $91,790
• Equity at exit: $2,507

Cash invested: $8,120 (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 47362

• Home prices YoY: -16.0%
• Rents YoY: 4.6%
• Active inventory: 214
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,133 medium
• Mortgage (P&I): −$152
• Tax from tax record: −$104 /mo · $1,250/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $627

Break-even live

Break-even rent $340

Max offer price $29,000

Occupancy floor 40%

Sensitivity live

Price	-10% $643	-5% $635	+0% $627	+5% $619	+10% $610
Rent	-10% $537	-5% $582	+0% $627	+5% $672	+10% $716
Rate	-1.0pp $642	-0.5pp $634	base $627	+0.5pp $619	+1.0pp $612

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: $7,250
• Closing costs: $870
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1519 A Ave New Castle, IN	3.0	2.0	1790	$855	$0.48	44d	1	1.05mi
1618 P Ave New Castle, IN	3.0	1.5	1064	$950	$0.89	2d	1	1.24mi

Listing history 3 events

1. 2026-01-15
   status Active 365-char remark

   Show marketing remark (365 chars)

   Attention Investors, Flippers, and Visionaries! This 4-bedroom, 1-bath fixer-upper in the heart of New Castle is packed with potential. Featuring a spacious garage and endless possibilities, this property is ready for your creative touch. Don't miss this incredible investment opportunity-bring your vision and unlock the full potential of this property today!

2. 2025-11-22
   status Pending 365-char remark

   Show marketing remark (365 chars)

   Attention Investors, Flippers, and Visionaries! This 4-bedroom, 1-bath fixer-upper in the heart of New Castle is packed with potential. Featuring a spacious garage and endless possibilities, this property is ready for your creative touch. Don't miss this incredible investment opportunity-bring your vision and unlock the full potential of this property today!

3. 2025-09-11
   listed $29,000 Active 365-char remark

   Show marketing remark (365 chars)

   Attention Investors, Flippers, and Visionaries! This 4-bedroom, 1-bath fixer-upper in the heart of New Castle is packed with potential. Featuring a spacious garage and endless possibilities, this property is ready for your creative touch. Don't miss this incredible investment opportunity-bring your vision and unlock the full potential of this property today!

ⓘ 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: $1,250 · $104/mo
• Projected year-2 tax: $1,250 · $104/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 3/10 Moderate 7 d/yr ≥99°F today · 18 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: $13,599
• − Mortgage interest: −$1,624
• − Property taxes: −$1,250
• − Insurance: −$145
• − Repairs & maintenance: −$1,088
• − Management: −$1,088
• − Depreciation: −$844
• Taxable income: $7,560
• Est. tax owed @ 24.0%: −$1,814
• After-tax cash flow: $5,709/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 Castle Community School Corporation
• NCES district ID: 1807440
• Math proficiency: 30% ▼ -13.00%
• Reading proficiency: 35% ▼ -9.00%
• Median HH income: $36,717
• Composite: 26.99/100
• National rank: #7067
• State rank: #229 of 301 in IN

Livability — New Castle

• Score: 75/100
• State rank: #64
• US rank: #4219

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Castle, IN
• County: Henry County · 29,337 people
• City population: 29,337
• Metro: New Castle, IN
• Population (ZIP): 29,337
• Household income: $60,258
• Rent vs Own: 27.6% rent · 72.4% own
• Severe rent burden: 545.0

Population outlook (Henry County) Hauer SSP2

• Today (2025): 48,028 people
• By 2030: 47,125 · -1.9%
• By 2040: 44,820 · -6.7%
• By 2050: 42,207 · -12.1%
• By 2075: 35,814 · -25.4%
• By 2100: 26,779 · -44.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 3% Black 3% Hispanic / Latino 3%
• Common ancestry: Italian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Henry

• 2024 margin: Solid R (+47.7) · D 25.3% · R 73.0% · Other 1.7%
• 2008→2024 swing: -43.8pp toward R · 2008: -3.9pp · 2024: -47.7pp
• All cycles: 2024: R+47.7 2020: R+45.2 2016: R+43.7 2012: R+17.0 2008: R+3.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -43.70%
• Current HPI: 228.8885
• Rent YoY: ▲ 4.59%
• Metro: New Castle, 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

3 events — show timeline

• 2026-01-15 Relisted — MIBOR as Distributed by MLS Grid
• 2025-11-22 Pending — MIBOR as Distributed by MLS Grid
• 2025-09-11 Listed $29,000 MIBOR as Distributed by MLS Grid

Property tax history

-2.9%/yr

Latest (2024): $1,250 · +10.8% YoY. Source: county tax records.