1934 St Lucia Dr · Beverly Shores, IN 46301

$275,000

3 bd · 2.0 ba · 1,656 sqft · SingleFamily public records · 1 Days on market

Built 2009 7,405 sqft lot Est $272k · at est.

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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).

• Appreciation +10.0/10.0
• Cash flow +7.6/30.0
• ARV discount +6.9/15.0
• Schools +4.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• 1% rule +1.3/10.0

Listing remarks MLS

Check out this fantastic ranch with open floor plan. Warm and inviting, this is a perfect home for you. You'll love the great room with cathedral ceiling, pretty flooring and a full wall of windows allowing plenty of sunshine in. The kitchen & dining area also have tall ceilings and are open to the great room. There is a large sunroom with tile floor and featuring a gas log fireplace. This is also open to the kitchen and great room and could also be a family room. The primary bedroom offers a vaulted ceiling plus a decorative ledge. It has a walk-in closet plus a full bath. The split bedroom design offers privacy with 2 more bedrooms and a full bath. Summer get togethers will be wonderful on the extra large patio with room for a table plus patio furniture. Kitchen refrigerator and range plus all window treatment included along with a 1 year AHS home buyers warranty ($575).

Key facts

• 7,405 sq ft lot
• 2 garage spots
• Built 2009

Property features AI

Exterior

• Parking: Attached garage with 2 spaces; Garage door opener; Concrete driveway
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single-family residence, site-built; One story; Brick, stone, and vinyl siding exterior; Asphalt roof
• Construction: Brick, stone and vinyl siding construction; Asphalt roof; Crawl space foundation
• Exterior features: Patio; Wood fencing; Landscaped, level lot

Interior

• Kitchen: Disposal; Microwave; Refrigerator; Electric range; Eat-in kitchen; Water softener (owned)
• Bedrooms: Primary bedroom on main level
• Flooring: Carpet; Vinyl; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas forced-air heating; Central air; Ceiling fans
• Interior features: Cathedral and vaulted ceilings; Walk-in closets; Ceiling fans; Crown molding; Eat-in kitchen; Open floor plan; Primary suite on main level; Window treatments; Gas-log fireplace
• Laundry & utility: Main-level laundry with electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-328 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $217k (21.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (37.3% below list).
• Recommended offer: $172k (37.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#515 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A-; Watch: amenities F, commute F, cost of living F.
• Warrick County School Corporation (suburban): math 54% / reading 59% proficiency, ranked #24 of 301 in IN (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: John H Castle Elementary School (math 73% / reading 60%, grade B+, #65 of 994 statewide, top 7%, 998 students, 20% FRL); Castle North Middle School (math 57% / reading 59%, grade B, #18 of 330 statewide, top 5%, 770 students, 22% FRL); Castle High School (math 56% / reading 80%, grade B, #22 of 369 statewide, top 6%, 1,961 students, 26% FRL) — zoned schools at 22% FRL track the district average.
• Market conditions: 18 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 249 units permitted in Warrick County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $29k of equity ($2k loan paydown + $28k appreciation (10.0% local appreciation)).
• Warrick County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y ago 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

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,433 (37.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.63% ✗
• Cap rate: 4.86%
• Cash-on-cash: -5.11%
• DSCR: 0.77
• GRM: 13.3

CMA / ARV

• ARV (on-the-fly): $271,584
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1934 St Lucia Dr	0.00mi	3/2.0	1,682 (+2%)	1mo	$275,000	$163	97
1932 Saint Lucia Dr	0.01mi	3/2.0	1,684 (+2%)	0mo	$274,000	$163	96
1852 Sandal Way	0.03mi	3/2.5	1,560 (-6%)	4mo	$280,000	$179	84
7858 Sandalwood Dr	0.11mi	3/2.0	1,526 (-8%)	8mo	$252,500	$165	75
1761 Sandal Way	0.06mi	3/2.0	1,536 (-7%)	17mo	$243,900	$159	70
1870 Sandal Way	0.04mi	3/2.0	1,419 (-14%)	5mo	$250,000	$176	70
7699 Georgia Ln	0.55mi	3/2.0	1,648 (-0%)	4mo	$270,000	$164	70
1900 St Lucia Dr	0.06mi	3/2.0	1,496 (-10%)	19mo	$242,000	$162	66
1999 Hickory Hill Ct	0.38mi	3/2.0	1,505 (-9%)	2mo	$283,000	$188	65
1931 Saint Lucia Dr	0.03mi	3/2.5	1,866 (+13%)	13mo	$299,900	$161	65
8255 Heather Dr	0.59mi	3/2.5	1,751 (+6%)	12mo	$265,000	$151	51
7580 Saint Jordan Cir	0.74mi	3/2.0	1,436 (-13%)	19mo	$280,000	$195	27

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.6%
• Equity multiple: 2.67×
• Total profit: $128,801
• Equity at exit: $247,742

10-year hold

• IRR: 18.8%
• Equity multiple: 6.14×
• Total profit: $395,501
• Equity at exit: $534,265

Cash invested: $77,000 (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 46301

• Home prices YoY: 13.0%
• Active inventory: 18
• Price-to-rent: 13.3×

Monthly cashflow live

• Estimated rent: $1,724 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$133 /mo · $1,598/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $-328

Break-even live

Break-even rent $2,139

Max offer price $217,119

Occupancy floor —

Sensitivity live

Price	-10% $-172	-5% $-250	+0% $-328	+5% $-405	+10% $-483
Rent	-10% $-464	-5% $-396	+0% $-328	+5% $-260	+10% $-191
Rate	-1.0pp $-189	-0.5pp $-258	base $-328	+0.5pp $-399	+1.0pp $-471

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7872 Sandalwood Dr Newburgh, IN	3.0	2.0	1296	$1,700	$1.31	23d	1	0.07mi
7778 Sandalwood Dr Newburgh, IN	3.0	2.0	1376	$1,700	$1.24	45d	1	0.15mi
8120 Cedar Point Dr Newburgh, IN	3.0	2.0	1281	$1,700	$1.33	45d	1	0.90mi
2974 Enclave Ct Newburgh, IN	2.0	2.0	1250	$2,200	$1.76	45d	1	1.11mi
2964 Enclave Ct Newburgh, IN	2.0	2.0	1250	$1,950	$1.56	23d	1	1.12mi
6926 Crescent Dr Chandler, IN	3.0	2.0	1400	$1,550	$1.11	45d	1	1.16mi

Listing history 6 events

1. 2026-04-29
   status Pending
2. 2026-04-28
   listed $275,000 Active
3. 2023-05-05
   soldstatus $253,000 Closed 891-char remark

   Show marketing remark (891 chars)

   Check out this fantastic ranch with open floor plan. Warm and inviting, this is a perfect home for you. You'll love the great room with cathedral ceiling, pretty flooring and a full wall of windows allowing plenty of sunshine in. The kitchen & dining area also have tall ceilings and are open to the great room. There is a large sunroom with tile floor and featuring a gas log fireplace. This is also open to the kitchen and great room and could also be a family room. The primary bedroom offers a vaulted ceiling plus a decorative ledge. It has a walk-in closet plus a full bath. The split bedroom design offers privacy with 2 more bedrooms and a full bath. Summer get togethers will be wonderful on the extra large patio with room for a table plus patio furniture. Kitchen refrigerator and range plus all window treatment included along with a 1 year AHS home buyers warranty ($575).

4. 2023-04-11
   status Pending 891-char remark

   Show marketing remark (891 chars)

   Check out this fantastic ranch with open floor plan. Warm and inviting, this is a perfect home for you. You'll love the great room with cathedral ceiling, pretty flooring and a full wall of windows allowing plenty of sunshine in. The kitchen & dining area also have tall ceilings and are open to the great room. There is a large sunroom with tile floor and featuring a gas log fireplace. This is also open to the kitchen and great room and could also be a family room. The primary bedroom offers a vaulted ceiling plus a decorative ledge. It has a walk-in closet plus a full bath. The split bedroom design offers privacy with 2 more bedrooms and a full bath. Summer get togethers will be wonderful on the extra large patio with room for a table plus patio furniture. Kitchen refrigerator and range plus all window treatment included along with a 1 year AHS home buyers warranty ($575).

5. 2023-04-07
   listed $249,900 Active 891-char remark

   Show marketing remark (891 chars)

   Check out this fantastic ranch with open floor plan. Warm and inviting, this is a perfect home for you. You'll love the great room with cathedral ceiling, pretty flooring and a full wall of windows allowing plenty of sunshine in. The kitchen & dining area also have tall ceilings and are open to the great room. There is a large sunroom with tile floor and featuring a gas log fireplace. This is also open to the kitchen and great room and could also be a family room. The primary bedroom offers a vaulted ceiling plus a decorative ledge. It has a walk-in closet plus a full bath. The split bedroom design offers privacy with 2 more bedrooms and a full bath. Summer get togethers will be wonderful on the extra large patio with room for a table plus patio furniture. Kitchen refrigerator and range plus all window treatment included along with a 1 year AHS home buyers warranty ($575).

6. 2009-06-25
   soldstatus $145,000

ⓘ 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: $1,598 · $133/mo
• Projected year-2 tax: $1,968 · $164/mo
• Expected delta: +$370/yr (+$31/mo · 23.1%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,692
• − Mortgage interest: −$15,404
• − Property taxes: −$1,598
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,655
• − Management: −$1,655
• − Depreciation: −$8,000
• Taxable loss: −$8,996
• Est. tax savings @ 24.0%: +$2,159
• After-tax cash flow: $-1,773/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: Warrick County School Corporation
• NCES district ID: 1812390
• Math proficiency: 54% ▼ -8.00%
• Reading proficiency: 59% ▼ -6.00%
• Median HH income: $62,801
• Composite: 49.38/100
• National rank: #2014
• State rank: #24 of 301 in IN

Livability — Beverly Shores

• Score: 61/100
• State rank: #515
• US rank: #18374

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 597
• Population (ZIP): 597

Population outlook (Warrick County) Hauer SSP2

• Today (2025): 66,569 people
• By 2030: 68,404 · +2.8%
• By 2040: 71,131 · +6.9%
• By 2050: 72,743 · +9.3%
• By 2075: 76,088 · +14.3%
• By 2100: 72,261 · +8.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 13% Iranian 11% Lithuanian 4%
• Foreign-born: 5% · Canada, Dominican Republic
• Languages at home: 91% English-only · Spanish 4% Other Indo-European 3% Russian/Polish/Slavic 1%

Political lean MEDSL · Warrick

• 2024 margin: Solid R (+30.2) · D 34.1% · R 64.3% · Other 1.5%
• 2008→2024 swing: -17.4pp toward R · 2008: -12.8pp · 2024: -30.2pp
• All cycles: 2024: R+30.2 2020: R+27.8 2016: R+33.9 2012: R+26.6 2008: R+12.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 24.41%
• Current HPI: 212.27
• 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

+89.7% since first listed

6 events — show timeline

• 2026-04-29 Pending — IRMLS
• 2026-04-28 Listed $275,000 IRMLS
• 2023-05-05 Sold (MLS) $253,000 IRMLS
• 2023-04-11 Pending — IRMLS
• 2023-04-07 Listed $249,900 IRMLS
• 2009-06-25 Sold (Public Records) $145,000 Public Records

Property tax history

+5.0%/yr

Latest (2024): $1,598 · +3.7% YoY. Source: county tax records.