620 W Pike St · Crawfordsville, IN 47933

$169,900

4 bd · 1.5 ba · 1,344 sqft · SingleFamily public records · 2 Days on market

Built 1900 2,396 sqft lot Est $172k · 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).

• Cash flow +18.5/30.0
• ARV discount +8.1/15.0
• DSCR +5.8/10.0
• 1% rule +4.3/10.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming early 1900s home on Crawfordsville's desirable West Side offering a blend of character, convenience, and opportunity. This 3-bedroom, 1.5 bath home features updated hardwood flooring, central air and heat, and a functional layout with approx. 672 sq ft on each level, plus an unfinished basement providing additional storage or future potential. The manageable lot keeps maintenance simple, while the location along the West Pike / West Main corridor places you near schools, parks, and downtown amenities. Whether you're looking for a place to call home, a low-maintenance investment, or a property you can personalize over time, this home delivers flexibility in a sought-after area.

Key facts

• Manageable lot
• Central air and heat
• Unfinished basement

Tags

• UPDATED HARDWOOD FLOORING
• CENTRAL AIR AND HEAT
• FUNCTIONAL LAYOUT
• UNFINISHED BASEMENT
• MANAGEABLE LOT
• LOCATION ALONG WEST PIKE

Property features AI

Finance

• Other: Lot size approximately 0.06 acres (< 1/4 acre)

Exterior

• Parking: On-street parking
• Utilities: Public water; Municipal sewer connected; No solid waste service listed
• Home design: Single family residence; Two levels
• Construction: Vinyl siding; Brick/mortar foundation
• Exterior features: City lot with sidewalks and street lights; Covered patio/porch

Interior

• Kitchen: Gas oven; Range hood; Refrigerator
• Bedrooms: 3 bedrooms on the upper level
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Eat-in kitchen; Covered patio/porch
• Laundry & utility: Basement with interior entry and storage (unfinished)

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $160 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (6.5% below list).
• Recommended offer: $159k (6.5% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 3.4% in Crawfordsville — 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 72/100 on livability (#118 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: commute D+, amenities F, employment D-.
• Crawfordsville Community Schools (town): math 27% / reading 32% proficiency, ranked #247 of 301 in IN (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Mollie B Hoover Elementary School (math 35% / reading 27%, grade F, #682 of 994 statewide, top 69%, 375 students, 66% FRL); Crawfordsville Sr High School (math 32% / reading 62%, grade D-, #143 of 369 statewide, top 44%, 692 students, 58% FRL).
• Market conditions: Rents rising (+3.3%/yr); 209 active listings in the ZIP; 52 units permitted in Montgomery 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 $5k of value loss. Plan a longer hold.
• Montgomery County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 20y 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 $62k; list at $170k implies a 175% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $158,772 (6.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.93% ✗
• Cap rate: 7.43%
• Cash-on-cash: 4.04%
• DSCR: 1.18
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $172,032
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 Simpson St	0.15mi	3/1.0 (-1)	1,488 (+11%)	2mo	$161,900	$109	67
908 W Wabash Ave	0.21mi	4/2.0	1,276 (-5%)	22mo	$169,900	$133	62
315 W North St	0.36mi	3/2.5 (-1)	1,405 (+4%)	10mo	$204,900	$146	58
509 Wayne Ave	0.60mi	3/1.0 (-1)	1,347 (+0%)	10mo	$160,000	$119	57
606 Thornwood Rd	0.40mi	3/1.5 (-1)	1,442 (+7%)	13mo	$269,900	$187	54
812 S Green St	0.74mi	3/1.5 (-1)	1,380 (+3%)	11mo	$134,900	$98	47
306 Scott St	0.73mi	3/2.0 (-1)	1,302 (-3%)	9mo	$130,000	$100	46
304 Waynetown Rd	0.57mi	3/1.0 (-1)	1,208 (-10%)	12mo	$155,000	$128	40

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 · 3.28% rent growth · sell at horizon

5-year hold

• IRR: -9.7%
• Equity multiple: 0.64×
• Total profit: $-16,895
• Equity at exit: $25,333

10-year hold

• IRR: 0.1%
• Equity multiple: 1.00×
• Total profit: $187
• Equity at exit: $14,690

Cash invested: $47,572 (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 47933

• Home prices YoY: -27.1%
• Rents YoY: 3.3%
• Active inventory: 209
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,588 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$132 /mo · $1,586/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $160

Break-even live

Break-even rent $1,385

Max offer price $169,900

Occupancy floor 85%

Sensitivity live

Price	-10% $257	-5% $208	+0% $160	+5% $112	+10% $64
Rent	-10% $35	-5% $98	+0% $160	+5% $223	+10% $286
Rate	-1.0pp $246	-0.5pp $204	base $160	+0.5pp $116	+1.0pp $72

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-04-30
   status Pending 694-char remark

   Show marketing remark (694 chars)

   Charming early 1900s home on Crawfordsville's desirable West Side offering a blend of character, convenience, and opportunity. This 3-bedroom, 1.5 bath home features updated hardwood flooring, central air and heat, and a functional layout with approx. 672 sq ft on each level, plus an unfinished basement providing additional storage or future potential. The manageable lot keeps maintenance simple, while the location along the West Pike / West Main corridor places you near schools, parks, and downtown amenities. Whether you're looking for a place to call home, a low-maintenance investment, or a property you can personalize over time, this home delivers flexibility in a sought-after area.

2. 2026-04-30
   status Pending

   Show marketing remark (694 chars)

   Charming early 1900s home on Crawfordsville's desirable West Side offering a blend of character, convenience, and opportunity. This 3-bedroom, 1.5 bath home features updated hardwood flooring, central air and heat, and a functional layout with approx. 672 sq ft on each level, plus an unfinished basement providing additional storage or future potential. The manageable lot keeps maintenance simple, while the location along the West Pike / West Main corridor places you near schools, parks, and downtown amenities. Whether you're looking for a place to call home, a low-maintenance investment, or a property you can personalize over time, this home delivers flexibility in a sought-after area.

3. 2026-04-27
   listed $169,900 Active 694-char remark

   Show marketing remark (694 chars)

   Charming early 1900s home on Crawfordsville's desirable West Side offering a blend of character, convenience, and opportunity. This 3-bedroom, 1.5 bath home features updated hardwood flooring, central air and heat, and a functional layout with approx. 672 sq ft on each level, plus an unfinished basement providing additional storage or future potential. The manageable lot keeps maintenance simple, while the location along the West Pike / West Main corridor places you near schools, parks, and downtown amenities. Whether you're looking for a place to call home, a low-maintenance investment, or a property you can personalize over time, this home delivers flexibility in a sought-after area.

4. 2026-04-26
   listed $169,900 Active
5. 2010-09-14
   historical 230-char remark

   Show marketing remark (230 chars)

   Updated two story charmer. This home has charm with many updates complete. Large room and a woodburning fireplace on the main level and eat in kitchen with updated cabinetry. Enjoy outside time on the covered front porch or deck.

6. 2010-09-14
   soldstatus $61,800 230-char remark

   Show marketing remark (230 chars)

   Updated two story charmer. This home has charm with many updates complete. Large room and a woodburning fireplace on the main level and eat in kitchen with updated cabinetry. Enjoy outside time on the covered front porch or deck.

7. 2010-07-20
   historical
8. 2010-07-18
   listed $61,800 230-char remark

   Show marketing remark (230 chars)

   Updated two story charmer. This home has charm with many updates complete. Large room and a woodburning fireplace on the main level and eat in kitchen with updated cabinetry. Enjoy outside time on the covered front porch or deck.

9. 2009-08-05
   listed $64,000
10. 2007-05-10
    soldstatus $92,900
11. 2007-03-09
    listed $105,000
12. 2006-03-10
    soldstatus $37,000
13. 2006-02-03
    listed $39,900

ⓘ 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: $1,586 · $132/mo
• Projected year-2 tax: $1,586 · $132/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 ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $19,053
• − Mortgage interest: −$9,517
• − Property taxes: −$1,586
• − Insurance: −$850
• − Repairs & maintenance: −$1,524
• − Management: −$1,524
• − Depreciation: −$4,943
• Taxable loss: −$891
• Est. tax savings @ 24.0%: +$214
• After-tax cash flow: $2,138/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: Crawfordsville Community Schools
• NCES district ID: 1802460
• Math proficiency: 27% ▼ -8.00%
• Reading proficiency: 32% ▼ -6.00%
• Median HH income: $39,087
• Composite: 24.73/100
• National rank: #7606
• State rank: #247 of 301 in IN

Livability — Crawfordsville

• Score: 72/100
• State rank: #118
• US rank: #6376

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crawfordsville, IN
• County: Montgomery County · 28,357 people
• City population: 28,357
• Metro: Crawfordsville, IN
• Population (ZIP): 28,357
• Household income: $68,130
• Rent vs Own: 21.8% rent · 78.2% own
• Severe rent burden: 464.0

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 37,893 people
• By 2030: 37,539 · -0.9%
• By 2040: 36,536 · -3.6%
• By 2050: 34,454 · -9.1%
• By 2075: 28,852 · -23.9%
• By 2100: 21,145 · -44.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 7% Two or more races 7%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Slovak 2% Lithuanian 2% Romanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 6%

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+48.2) · D 24.9% · R 73.2% · Other 1.9%
• 2008→2024 swing: -28.3pp toward R · 2008: -19.9pp · 2024: -48.2pp
• All cycles: 2024: R+48.2 2020: R+49.1 2016: R+50.9 2012: R+38.5 2008: R+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -78.91%
• Current HPI: 211.6864
• Rent YoY: ▲ 3.28%
• Metro: Crawfordsville, 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

+325.8% since first listed

13 events — show timeline

• 2026-04-30 Pending — IRMLS
• 2026-04-30 Pending — MIBOR as Distributed by MLS Grid
• 2026-04-27 Listed $169,900 IRMLS
• 2026-04-26 Listed $169,900 MIBOR as Distributed by MLS Grid
• 2010-09-14 Listing Removed — MIBOR as Distributed by MLS Grid
• 2010-09-14 Sold (MLS) $61,800 MIBOR as Distributed by MLS Grid
• 2010-07-20 Listing Removed — MIBOR as Distributed by MLS Grid
• 2010-07-18 Listed $61,800 MIBOR as Distributed by MLS Grid
• 2009-08-05 Listed $64,000 MIBOR as Distributed by MLS Grid
• 2007-05-10 Sold (MLS) $92,900 MIBOR as Distributed by MLS Grid
• 2007-03-09 Listed $105,000 MIBOR as Distributed by MLS Grid
• 2006-03-10 Sold (MLS) $37,000 MIBOR as Distributed by MLS Grid
• 2006-02-03 Listed $39,900 MIBOR as Distributed by MLS Grid

Property tax history

+18.7%/yr

Latest (2025): $1,586 · -4.2% YoY. Source: county tax records.