758 Riley St · Sellersburg, IN 47172

$199,500

2 bd · 1.5 ba · 1,481 sqft · SingleFamily public records · 10 Days on market

Built 1922 10,018 sqft lot Est $235k · 15% under

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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).

• ARV discount +14.4/15.0
• Cash flow +10.8/30.0
• Schools +5.0/10.0
• Livability +3.7/5.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

The story of 758 Riley Street is not what remains to be done. It is how much has already been thoughtfully completed. Nearly every important part of this home has been improved, creating a residence that feels clean, cohesive, and ready for its next chapter. A new roof, gutters, electrical, flooring, and fresh paint establish the foundation, while the completely reworked kitchen brings together new cabinetry, countertops, sink, and appliances in a space designed for everyday living. The bathroom received the same level of attention, with a new bathtub, vanity, toilet, tile flooring, and lighting. Tall ceilings and natural light give the interior a sense of openness that is difficult to repl

Key facts

• New bathtub
• New sink
• New appliances

Tags

• NEW ROOF
• NEW CABINETRY
• NEW COUNTERTOPS
• NEW SINK
• NEW APPLIANCES
• NEW BATHTUB

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water (connected); Public sewer
• Home design: Single-story home; Residential zoning; Resale property
• Construction: Aluminum siding; Shingle roof; Crawlspace and cellar foundation; Built area above grade: 1,481
• Exterior features: Front porch

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator; Eat-in layout; Pantry
• Bedrooms: Primary and additional bedrooms located on the main level; Three bedrooms on the first floor
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Eat-in kitchen; Main level primary bedroom; Pantry; Utility room; Has crawl space basement; Cellar
• Laundry & utility: Laundry closet on the main level; Utility room

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-90 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $184k (8.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $141k (29.2% below list).
• Recommended offer: $141k (29.2% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.0% in Sellersburg — 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 (#85 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools D+, commute D+, health & safety D+.
• Market conditions: 146 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 911 units permitted in Clark County in 2024 (133 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Clark County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $141,171 (29.2% 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. Built in 1922 — 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. 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?
6. 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.
7. 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.
8. 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: 0.71% ✗
• Cap rate: 5.75%
• Cash-on-cash: -1.94%
• DSCR: 0.91
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $235,479
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
515 Vermont St	0.20mi	2/2.0	1,602 (+8%)	8mo	$250,000	$156	68
231 Virginia Ave	0.56mi	3/2.0 (+1)	1,509 (+2%)	10mo	$239,900	$159	56
8211 Crescent Cv	0.72mi	3/2.0 (+1)	1,414 (-4%)	3mo	$254,900	$180	50
8208 Crescent Cv	0.74mi	3/2.0 (+1)	1,414 (-4%)	14mo	$270,000	$191	39
116 Clark St	0.60mi	3/2.0 (+1)	1,344 (-9%)	23mo	$175,000	$130	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -19.6%
• Equity multiple: 0.32×
• Total profit: $-38,153
• Equity at exit: $29,746

10-year hold

• IRR: -12.4%
• Equity multiple: 0.27×
• Total profit: $-40,961
• Equity at exit: $17,249

Cash invested: $55,860 (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 47172

• Active inventory: 146
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,412 medium
• Mortgage (P&I): −$1,046
• Tax from tax record: −$76 /mo · $913/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $-90

Break-even live

Break-even rent $1,526

Max offer price $183,579

Occupancy floor —

Sensitivity live

Price	-10% $23	-5% $-34	+0% $-90	+5% $-147	+10% $-203
Rent	-10% $-202	-5% $-146	+0% $-90	+5% $-34	+10% $21
Rate	-1.0pp $10	-0.5pp $-39	base $-90	+0.5pp $-142	+1.0pp $-194

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: $49,875
• Closing costs: $5,985
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1508 Saint Joe Ct Sellersburg, IN	3.0	2.5	1209	$1,495	$1.24	2d	1	1.28mi

Listing history 8 events

1. 2026-06-18
   days on market $199,500 Active 10 DOM
2. 2026-06-17
   days on market $199,500 Active 9 DOM
3. 2026-06-16
   days on market $199,500 Active 8 DOM
4. 2026-06-15
   days on market $199,500 Active 7 DOM
5. 2026-06-13
   days on market $199,500 Active 5 DOM
6. 2026-06-10
   days on market $199,500 Active 2 DOM
7. 2026-06-08
   remarks 699-char remark
8. 2026-06-08
   listed $199,500 Active 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: $913 · $76/mo
• Projected year-2 tax: $1,304 · $109/mo
• Expected delta: +$392/yr (+$33/mo · 42.9%)

ⓘ 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 ≥105°F today · 20 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,941
• − Mortgage interest: −$11,175
• − Property taxes: −$913
• − Insurance: −$998
• − Repairs & maintenance: −$1,355
• − Management: −$1,355
• − Depreciation: −$5,804
• Taxable loss: −$4,659
• Est. tax savings @ 24.0%: +$1,118
• After-tax cash flow: $37/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)

No district data.

Livability — Sellersburg

• Score: 73/100
• State rank: #85
• US rank: #5005

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Clark County · 108,879 people
• City population: 21,045
• Metro: Louisville/Jefferson County, KY-IN
• Population (ZIP): 21,045
• Household income: $82,503
• Rent vs Own: 17.1% rent · 82.9% own
• Severe rent burden: 250.0

Population outlook (Clark County) Hauer SSP2

• Today (2025): 126,401 people
• By 2030: 131,455 · +4.0%
• By 2040: 140,471 · +11.1%
• By 2050: 147,677 · +16.8%
• By 2075: 161,702 · +27.9%
• By 2100: 164,078 · +29.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 7% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 2% Slovak 2% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Vietnamese 1% Other Indo-European 1%

Political lean MEDSL · Clark

• 2024 margin: Strong R (+20.4) · D 38.9% · R 59.3% · Other 1.8%
• 2008→2024 swing: -13.3pp toward R · 2008: -7.1pp · 2024: -20.4pp
• All cycles: 2024: R+20.4 2020: R+18.3 2016: R+22.0 2012: R+9.9 2008: R+7.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -114.50%
• Current HPI: 173.6209
• Rent YoY: —
• 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

1 event — show timeline

• 2026-06-08 Listed $199,500 SIRA

Property tax history

-3.0%/yr

Latest (2024): $913 · +14.4% YoY. Source: county tax records.