812 W 3rd St · Bicknell, IN 47512

$10,000

3 bd · 1.0 ba · 1,272 sqft · SingleFamily public records · 76 Days on market

Built 1914 8,015 sqft lot $8/sqft · 88% below area ↓ 38% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling All Handy Homeowners! This single-family residence emerges as an exceptional prospect, thoughtfully positioned as a great option for investors. The residence encompasses three inviting bedrooms, each providing a tranquil space for personal retreat and rest. Within its 1272 square feet of living area, this home presents a welcoming expanse, ready to accommodate varied visions and aspirations.

Key facts

• 8,015 sq ft lot
• Garage
• Built 1914

🏷️ Possibly a rental listed for sale. The $10,000 price doesn't fit this home's estimated sale value (~$161,843) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $10k.

Deal economics

• At list price, monthly cash flow is $815 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $10k).
• Recommended offer: $9k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#373 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing A-; Watch: health & safety C-, schools F, amenities F.
• North Knox School Corporation (rural): math 28% / reading 45% proficiency, ranked #186 of 301 in IN (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 34 active listings in the ZIP; 36 units permitted in Knox County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $69 of loan paydown is wiped out by about $300 of value loss. Plan a longer hold.
• Knox County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($9k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago; this cycle's ask has dropped $20k (67%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $9,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1914 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 11.19% ✓
• Cap rate: 104.05%
• Cash-on-cash: 349.13%
• DSCR: 16.53
• GRM: 0.7

CMA / ARV

• ARV (median comp): $161,843
• List price: $10,000
• Delta: -93.82%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
909 W 4th St	0.07mi	2/2.0 (-1)	1,244 (-2%)	2mo	$83,000	$67	82
707 W 4th St	0.08mi	3/2.0	1,320 (+4%)	6mo	$144,900	$110	81
412 W 6th St	0.23mi	3/2.0	1,224 (-4%)	0mo	$167,000	$136	79
418 W 7th St	0.26mi	3/2.0	1,140 (-10%)	5mo	$99,900	$88	62
213 W 11th St	0.52mi	3/1.0	1,328 (+4%)	7mo	$25,000	$19	62
617 S Indiana St	0.74mi	3/2.0	1,300 (+2%)	0mo	$138,500	$107	58
316 W 8th St	0.34mi	2/1.5 (-1)	1,117 (-12%)	1mo	$103,000	$92	56
504 S Maple St	0.55mi	3/1.0	1,374 (+8%)	9mo	$140,000	$102	54
1008 Miami St	0.65mi	2/1.0 (-1)	1,180 (-7%)	5mo	$125,000	$106	49
119 Lemon St	0.54mi	2/1.0 (-1)	1,120 (-12%)	7mo	$105,500	$94	44
819 S Main St	0.72mi	2/1.5 (-1)	1,162 (-9%)	5mo	$48,000	$41	41
707 S Durbin St	0.71mi	3/2.0	1,112 (-13%)	3mo	$125,000	$112	39

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: —
• Equity multiple: 18.96×
• Total profit: $50,281
• Equity at exit: $1,491

10-year hold

• IRR: —
• Equity multiple: 40.52×
• Total profit: $110,663
• Equity at exit: $865

Cash invested: $2,800 (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 47512

• Home prices YoY: -32.1%
• Active inventory: 34
• Price-to-rent: 0.7×

Monthly cashflow live

• Estimated rent: $1,119 medium
• Mortgage (P&I): −$52
• Tax est. 1.5%: −$12 /mo · $150/yr
• Insurance: −$4
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $815

Break-even live

Break-even rent $87

Max offer price $10,000

Occupancy floor 22%

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: $2,500
• Closing costs: $300
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-05
   days on market $10,000 Active 76 DOM
2. 2026-06-04
   days on market $10,000 Active 74 DOM
3. 2026-06-02
   days on market $10,000 Active 73 DOM
4. 2026-06-01
   days on market $10,000 Active 72 DOM
5. 2026-05-31
   days on market $10,000 Active 71 DOM
6. 2026-05-31
   days on market $10,000 Active 70 DOM
7. 2026-05-14
   price $10,000 402-char remark

   Show marketing remark (402 chars)

   Calling All Handy Homeowners! This single-family residence emerges as an exceptional prospect, thoughtfully positioned as a great option for investors. The residence encompasses three inviting bedrooms, each providing a tranquil space for personal retreat and rest. Within its 1272 square feet of living area, this home presents a welcoming expanse, ready to accommodate varied visions and aspirations.

8. 2026-05-14
   price $10,000 402-char remark

   Show marketing remark (402 chars)

   Calling All Handy Homeowners! This single-family residence emerges as an exceptional prospect, thoughtfully positioned as a great option for investors. The residence encompasses three inviting bedrooms, each providing a tranquil space for personal retreat and rest. Within its 1272 square feet of living area, this home presents a welcoming expanse, ready to accommodate varied visions and aspirations.

9. 2026-04-29
   price $15,000 402-char remark

   Show marketing remark (402 chars)

   Calling All Handy Homeowners! This single-family residence emerges as an exceptional prospect, thoughtfully positioned as a great option for investors. The residence encompasses three inviting bedrooms, each providing a tranquil space for personal retreat and rest. Within its 1272 square feet of living area, this home presents a welcoming expanse, ready to accommodate varied visions and aspirations.

10. 2026-04-29
    price $15,000 402-char remark

    Show marketing remark (402 chars)

    Calling All Handy Homeowners! This single-family residence emerges as an exceptional prospect, thoughtfully positioned as a great option for investors. The residence encompasses three inviting bedrooms, each providing a tranquil space for personal retreat and rest. Within its 1272 square feet of living area, this home presents a welcoming expanse, ready to accommodate varied visions and aspirations.

11. 2026-04-24
    listed $30,000 Active 402-char remark

    Show marketing remark (402 chars)

    Calling All Handy Homeowners! This single-family residence emerges as an exceptional prospect, thoughtfully positioned as a great option for investors. The residence encompasses three inviting bedrooms, each providing a tranquil space for personal retreat and rest. Within its 1272 square feet of living area, this home presents a welcoming expanse, ready to accommodate varied visions and aspirations.

12. 2026-03-21
    listed $30,000 Active 402-char remark

    Show marketing remark (402 chars)

    Calling All Handy Homeowners! This single-family residence emerges as an exceptional prospect, thoughtfully positioned as a great option for investors. The residence encompasses three inviting bedrooms, each providing a tranquil space for personal retreat and rest. Within its 1272 square feet of living area, this home presents a welcoming expanse, ready to accommodate varied visions and aspirations.

13. 2014-11-21
    listed $16,000

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 19 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: $13,424
• − Mortgage interest: −$560
• − Property taxes: −$150
• − Insurance: −$50
• − Repairs & maintenance: −$1,074
• − Management: −$1,074
• − Depreciation: −$291
• Taxable income: $10,225
• Est. tax owed @ 24.0%: −$2,454
• After-tax cash flow: $7,322/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: North Knox School Corporation
• NCES district ID: 1807830
• Math proficiency: 28% ▼ -11.00%
• Reading proficiency: 45% ▼ -3.00%
• Median HH income: $42,553
• Composite: 30.82/100
• National rank: #6139
• State rank: #186 of 301 in IN

Livability — Bicknell

• Score: 64/100
• State rank: #373
• US rank: #13970

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bicknell, IN
• City population: 4,216
• Population (ZIP): 4,216

Population outlook (Knox County) Hauer SSP2

• Today (2025): 37,092 people
• By 2030: 36,271 · -2.2%
• By 2040: 34,196 · -7.8%
• By 2050: 32,405 · -12.6%
• By 2075: 28,754 · -22.5%
• By 2100: 24,110 · -35.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Italian 3% Lithuanian 1% Iranian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Tagalog/Filipino 1% Spanish 1%

Political lean MEDSL · Knox

• 2024 margin: Solid R (+50.4) · D 24.0% · R 74.4% · Other 1.6%
• 2008→2024 swing: -43.9pp toward R · 2008: -6.5pp · 2024: -50.4pp
• All cycles: 2024: R+50.4 2020: R+47.4 2016: R+47.2 2012: R+28.9 2008: R+6.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -90.85%
• Current HPI: 191.8851
• 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

-37.5% since first listed

7 events — show timeline

• 2026-05-14 Price Changed $10,000 IRMLS
• 2026-05-14 Price Changed $10,000 MIBOR as Distributed by MLS Grid
• 2026-04-29 Price Changed $15,000 IRMLS
• 2026-04-29 Price Changed $15,000 MIBOR as Distributed by MLS Grid
• 2026-04-24 Listed $30,000 IRMLS
• 2026-03-21 Listed $30,000 MIBOR as Distributed by MLS Grid
• 2014-11-21 Listed $16,000 IRMLS

Property tax history

-7.0%/yr

Latest (2024): $626 · -3.1% YoY. Source: county tax records.