Apex (Amberly) Plan · Scottsburg, IN 47170

$89,995

3 bd · 2.0 ba · 1,493 sqft · SingleFamily · 321 Days on market

Good condition $390/mo HOA · 28% of rent

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Why this score? — see what drove the F 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 +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• Cash flow +2.6/30.0
• Rent growth +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located within two miles of I-65, Amberly Pointe is a community with quiet character and charm that is just minutes from shopping, employment and schools. For current prices of homes in Amberly Pointe call our sales office. Community Amenities Clubhouse, Playground, and Soccer Field Schools Highland Elementary School, William H. English Middle School, and Scottsburg High School

Key facts

• Clubhouse
• Community amenities
• Soccer field

Tags

• COMMUNITY AMENITIES
• CLUBHOUSE
• PLAYGROUND
• SOCCER FIELD
• HIGHLAND ELEMENTARY SCHOOL
• SCOTTSBURG HIGH SCHOOL

🏗️ New construction. The $89,995 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $203,048.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-698 ($-8k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 2.2% vs local median 4.1% in Scottsburg — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 70/100 on livability (#152 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities F, commute F, employment D-.
• Scott County School District 2 (town): math 33% / reading 43% proficiency, ranked #166 of 301 in IN (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 106 active listings in the ZIP; 73 units permitted in Scott County in 2024 (0 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.
• Scott County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 321 days — a 12% lower offer ($79k) 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 3.4% of price; HOA is 28% of rent.
• 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 $79,195 (12.0% 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. It's been on market 321 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 0.68% ✗
• Cap rate: 2.17%
• Cash-on-cash: -14.72%
• DSCR: 0.34
• GRM: 12.2

CMA / ARV

• ARV (on-the-fly): $203,048
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2116 W State Road 56	0.64mi	3/2.5	1,668 (+12%)	3mo	$250,000	$150	46
2137 W Bobwhite Dr	0.70mi	3/1.5	1,590 (+6%)	12mo	$216,000	$136	44
734 S Lake Rd S	0.71mi	3/1.5	1,412 (-5%)	18mo	$169,900	$120	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -44.2%
• Equity multiple: -0.36×
• Total profit: $-77,071
• Equity at exit: $30,275

10-year hold

• IRR: -77.1%
• Equity multiple: -1.17×
• Total profit: $-123,263
• Equity at exit: $17,556

Cash invested: $56,853 (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 47170

• Home prices YoY: -22.3%
• Active inventory: 106
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,387 medium
• Mortgage (P&I): −$1,065
• Tax est. 1.5%: −$254 /mo · $3,046/yr
• Insurance: −$85
• HOA: −$390
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $-698

Break-even live

Break-even rent $2,270

Max offer price $102,108

Occupancy floor —

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: $50,762
• Closing costs: $6,091
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $390 · $4,680/yr

Listing history 18 events

1. 2026-06-18
   days on market $89,995 Active 321 DOM
2. 2026-06-17
   days on market $89,995 Active 320 DOM
3. 2026-06-16
   days on market $89,995 Active 319 DOM
4. 2026-06-15
   days on market $89,995 Active 318 DOM
5. 2026-06-13
   days on market $89,995 Active 316 DOM
6. 2026-06-12
   days on market $89,995 Active 315 DOM
7. 2026-06-09
   days on market $89,995 Active 312 DOM
8. 2026-06-08
   days on market $89,995 Active 311 DOM
9. 2026-06-07
   days on market $89,995 Active 310 DOM
10. 2026-06-07
    days on market $89,995 Active 309 DOM
11. 2026-06-04
    days on market $89,995 Active 306 DOM
12. 2026-06-02
    days on market $89,995 Active 305 DOM
13. 2026-06-01
    days on market $89,995 Active 304 DOM
14. 2026-05-31
    days on market $89,995 Active 303 DOM
15. 2026-05-31
    days on market $89,995 Active 302 DOM
16. 2025-11-02
    status Active 380-char remark

    Show marketing remark (380 chars)

    Located within two miles of I-65, Amberly Pointe is a community with quiet character and charm that is just minutes from shopping, employment and schools. For current prices of homes in Amberly Pointe call our sales office. Community Amenities Clubhouse, Playground, and Soccer Field Schools Highland Elementary School, William H. English Middle School, and Scottsburg High School

17. 2025-10-31
    historical 380-char remark

    Show marketing remark (380 chars)

    Located within two miles of I-65, Amberly Pointe is a community with quiet character and charm that is just minutes from shopping, employment and schools. For current prices of homes in Amberly Pointe call our sales office. Community Amenities Clubhouse, Playground, and Soccer Field Schools Highland Elementary School, William H. English Middle School, and Scottsburg High School

18. 2025-07-31
    listed $89,995 Active 380-char remark

    Show marketing remark (380 chars)

    Located within two miles of I-65, Amberly Pointe is a community with quiet character and charm that is just minutes from shopping, employment and schools. For current prices of homes in Amberly Pointe call our sales office. Community Amenities Clubhouse, Playground, and Soccer Field Schools Highland Elementary School, William H. English Middle School, and Scottsburg High School

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,643
• − Mortgage interest: −$11,374
• − Property taxes: −$3,046
• − Insurance: −$1,015
• − Repairs & maintenance: −$1,331
• − Management: −$1,331
• − HOA: −$4,680
• − Depreciation: −$5,907
• Taxable loss: −$12,042
• Est. tax savings @ 24.0%: +$2,890
• After-tax cash flow: $-5,481/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This Apex (Amberly) plan home is in good condition with a good condition score of 80. It has a cosmetic rehab level and requires minor maintenance. The highest-ROI updates include painting the exterior siding and replacing window seals to enhance curb appeal and energy efficiency.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and value
• Resale Replace window seals — Improves energy efficiency and reduces heating/cooling costs
• Both Install smart home features — Enhances home's marketability and adds value
• Both Add a small deck or patio — Improves outdoor living space and adds value

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal and value ↑
• Resale Replace window seals — Improves energy efficiency and reduces heating/cooling costs ↑
• Both Install smart home features — Enhances home's marketability and adds value ↑
• Both Add a small deck or patio — Improves outdoor living space and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Scott County School District 2
• NCES district ID: 1810020
• Math proficiency: 33% ▼ -10.00%
• Reading proficiency: 43% ▼ -6.00%
• Median HH income: $45,529
• Composite: 32.37/100
• National rank: #5734
• State rank: #166 of 301 in IN

Livability — Scottsburg

• Score: 70/100
• State rank: #152
• US rank: #7609

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Scottsburg, IN
• Population (ZIP): 15,279

Population outlook (Scott County) Hauer SSP2

• Today (2025): 22,525 people
• By 2030: 21,609 · -4.1%
• By 2040: 19,536 · -13.3%
• By 2050: 17,370 · -22.9%
• By 2075: 12,862 · -42.9%
• By 2100: 9,340 · -58.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Scott

• 2024 margin: Solid R (+51.5) · D 23.4% · R 74.9% · Other 1.6%
• 2008→2024 swing: -49.5pp toward R · 2008: -2.0pp · 2024: -51.5pp
• All cycles: 2024: R+51.5 2020: R+45.6 2016: R+37.9 2012: R+6.2 2008: R+2.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -64.30%
• Current HPI: 223.9909
• 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

3 events — show timeline

• 2025-11-02 Relisted — Zillow
• 2025-10-31 Delisted — Zillow
• 2025-07-31 Listed $89,995 Zillow