7501 Blue Sky Dr · Clarksville, IN 47172

$259,900

3 bd · 2.0 ba · 1,717 sqft · SingleFamily public records · 44 Days on market

Built 2003 0.25 ac lot $151/sqft · at area comps Est $328k · 21% 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 +15.0/15.0
• Cash flow +6.2/30.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.9/10.0
• DSCR +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this awesome home in a great neighborhood in the Silver Creek School district! A must see spacious 3 bedroom, 2 full baths & bi-level. It features larger rooms and a nice eat in kitchen that has a large deck off the back with a nice fenced in back yard! Corner lot! Dont miss out on this great home! Schedule your showing today! sq ft is approximate, if critical buyers should verify. Seller will review all offers on Saturday March 27th at noon

Key facts

• Open views
• Cozy family room
• Eat-in kitchen

Tags

• SPACIOUS LAYOUT
• EAT-IN KITCHEN
• COZY FAMILY ROOM
• NICE YARD
• OPEN VIEWS
• CONVENIENT LOCATION

Property features AI

Finance

• HOA & community: Sidewalks in the community

Exterior

• Parking: Attached garage; Garage faces front; 2 garage spaces
• Utilities: Public sewer; Connected to public water
• Home design: Residential property; Below-grade finished living area present
• Construction: Brick, vinyl siding, and frame construction; Poured foundation
• Exterior features: Deck; Porch; Fenced yard; Landscaping; Paved driveway; Corner lot

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven; Range; Refrigerator; Eat-in kitchen; Pantry
• Bedrooms: Bedroom on lower level; Bedroom on first level
• Flooring: Linoleum (basement utility and lower/full bath/kitchen areas); Laminate (lower and first level bedrooms); Carpet (family room and living room areas)
• Bathrooms: 2 full bathrooms; Full bathroom on lower level; Full bathroom on first level
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Ceiling fan(s); Entrance foyer; Eat-in kitchen; Primary bedroom with private bath; Main level primary bedroom; Mud room; Pantry; Utility room; Finished basement; Family room
• Laundry & utility: Laundry room in basement; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-479 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $175k (32.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $154k (40.8% below list).
• Recommended offer: $154k (40.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 76/100 on livability (#46 in IN, #3,300 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, commute A-; Watch: crime D+, employment D+, amenities D.
• Market conditions: 146 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $8k 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

• It's been on market 44 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y 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.
• Current owner paid $225k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $153,950 (40.8% 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 44 days. Have you received any prior offers? Is the seller open to a 41% concession, seller financing, or rate buy-down credit?
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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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?
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: 0.59% ✗
• Cap rate: 4.08%
• Cash-on-cash: -7.90%
• DSCR: 0.65
• GRM: 14.1

CMA / ARV

• ARV (median comp): $328,352
• List price: $259,900
• Delta: -20.85%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3134 White Blossom Cir	0.55mi	3/2.0	1,642 (-4%)	9mo	$284,000	$173	60
1906 Payne Koehler Rd	0.39mi	3/2.0	1,969 (+15%)	2mo	$245,000	$124	56
3101 White Blossom Cir	0.62mi	3/2.0	1,609 (-6%)	10mo	$290,000	$180	52
3101 Honeysuckle Ct	0.71mi	3/2.0	1,623 (-6%)	16mo	$305,000	$188	44
7900 Meyer Loop	0.69mi	3/2.0	1,482 (-14%)	4mo	$250,000	$169	42

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: -30.2%
• Equity multiple: 0.00×
• Total profit: $-72,674
• Equity at exit: $38,752

10-year hold

• IRR: -32.0%
• Equity multiple: -0.41×
• Total profit: $-102,740
• Equity at exit: $22,471

Cash invested: $72,772 (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: 14.1×

Monthly cashflow live

• Estimated rent: $1,540 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$224 /mo · $2,690/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $-479

Break-even live

Break-even rent $2,146

Max offer price $175,248

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7608 Julia Dr Sellersburg, IN	3.0	2.0	1500	$2,000	$1.33	2d	1	0.88mi
7000 Lake Dr Sellersburg, IN	1.0–3.0	1.0–2.0	1004	$1,369	$1.36	2d	1	0.90mi
7722 Sellersburg, IN	1.0–2.0	1.0–2.0	933	$1,143	$1.23	2d	12	0.96mi
1026 Sweet Amy Way Sellersburg, IN	3.0	2.5	1288	$1,850	$1.44	44d	1	1.28mi
2424 Addmore Ln Clarksville, IN	3.0	2.0	1080	$1,250	$1.16	3d	1	1.29mi
8500 Westmont Dr Sellersburg, IN	2.0	2.0	1140	$1,275	$1.12	2d	5	1.35mi
702 Somerset Ct Sellersburg, IN	2.0	2.0	1192	$1,095	$0.92	2d	1	1.42mi

Listing history 20 events

1. 2026-06-18
   days on market $259,900 Active 44 DOM
2. 2026-06-17
   days on market $259,900 Active 43 DOM
3. 2026-06-16
   days on market $259,900 Active 42 DOM
4. 2026-06-15
   days on market $259,900 Active 41 DOM
5. 2026-06-13
   days on market $259,900 Active 39 DOM
6. 2026-06-10
   days on market $259,900 Active 36 DOM
7. 2026-06-09
   days on market $259,900 Active 35 DOM
8. 2026-06-08
   days on market $259,900 Active 34 DOM
9. 2026-06-07
   days on market $259,900 Active 33 DOM
10. 2026-06-03
    days on market $259,900 Active 29 DOM
11. 2026-06-02
    days on market $259,900 Active 28 DOM
12. 2026-06-01
    days on market $259,900 Active 27 DOM
13. 2026-05-31
    days on market $259,900 Active 26 DOM
14. 2026-05-05
    listed $259,900 Active 589-char remark
15. 2021-05-12
    soldstatus $225,000 466-char remark

    Show marketing remark (466 chars)

    Check out this awesome home in a great neighborhood in the Silver Creek School district! A must see spacious 3 bedroom, 2 full baths & bi-level. It features larger rooms and a nice eat in kitchen that has a large deck off the back with a nice fenced in back yard! Corner lot! Dont miss out on this great home! Schedule your showing today! sq ft is approximate, if critical buyers should verify. Seller will review all offers on Saturday March 27th at noon

16. 2021-03-22
    listed $225,000 466-char remark

    Show marketing remark (466 chars)

    Check out this awesome home in a great neighborhood in the Silver Creek School district! A must see spacious 3 bedroom, 2 full baths & bi-level. It features larger rooms and a nice eat in kitchen that has a large deck off the back with a nice fenced in back yard! Corner lot! Dont miss out on this great home! Schedule your showing today! sq ft is approximate, if critical buyers should verify. Seller will review all offers on Saturday March 27th at noon

17. 2012-02-10
    soldstatus $125,000

    Show marketing remark (445 chars)

    The best of both worlds. A nature lover's paradise. This property lends the feel of country living yet close to the conveniences of the city. A must see spacious 3 bedroom, 2 full baths & bi-level. The many upgrades include a new roof & a new wrought iron fenced in yard. Refrigerator not included. Stove is negotiable. Sq ft & rm sz approx. Newly remodeled kitchen includes beautiful marble flooring and silestone countertops.

18. 2012-02-10
    soldstatus $128,000

    Show marketing remark (445 chars)

    The best of both worlds. A nature lover's paradise. This property lends the feel of country living yet close to the conveniences of the city. A must see spacious 3 bedroom, 2 full baths & bi-level. The many upgrades include a new roof & a new wrought iron fenced in yard. Refrigerator not included. Stove is negotiable. Sq ft & rm sz approx. Newly remodeled kitchen includes beautiful marble flooring and silestone countertops.

19. 2012-02-10
    soldstatus $128,000

    Show marketing remark (445 chars)

    The best of both worlds. A nature lover's paradise. This property lends the feel of country living yet close to the conveniences of the city. A must see spacious 3 bedroom, 2 full baths & bi-level. The many upgrades include a new roof & a new wrought iron fenced in yard. Refrigerator not included. Stove is negotiable. Sq ft & rm sz approx. Newly remodeled kitchen includes beautiful marble flooring and silestone countertops.

20. 2011-12-19
    listed $128,000

    Show marketing remark (445 chars)

    The best of both worlds. A nature lover's paradise. This property lends the feel of country living yet close to the conveniences of the city. A must see spacious 3 bedroom, 2 full baths & bi-level. The many upgrades include a new roof & a new wrought iron fenced in yard. Refrigerator not included. Stove is negotiable. Sq ft & rm sz approx. Newly remodeled kitchen includes beautiful marble flooring and silestone countertops.

ⓘ 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: $2,690 · $224/mo
• Projected year-2 tax: $2,690 · $224/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 ≥105°F today · 20 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: $18,474
• − Mortgage interest: −$14,558
• − Property taxes: −$2,690
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,478
• − Management: −$1,478
• − Depreciation: −$7,561
• Taxable loss: −$10,591
• Est. tax savings @ 24.0%: +$2,542
• After-tax cash flow: $-3,209/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 — Clarksville

• Score: 76/100
• State rank: #46
• US rank: #3300

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clarksville, IN
• County: Clark County · 108,879 people
• City population: 19,582
• 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

+103.0% since first listed

7 events — show timeline

• 2026-05-05 Listed $259,900 SIRA
• 2021-05-12 Sold (MLS) $225,000 SIRA
• 2021-03-22 Listed $225,000 SIRA
• 2012-02-10 Sold (Public Records) $128,000 Public Records
• 2012-02-10 Sold (Public Records) $128,000 Public Records
• 2012-02-10 Sold (MLS) $125,000 SIRA
• 2011-12-19 Listed $128,000 SIRA

Property tax history

+6.1%/yr

Latest (2024): $2,690 · -49.9% YoY. Source: county tax records.