467 Rivervale Cabin Rd · Lawrenceport, IN 47421

$40,000

3 bd · 1.0 ba · 300 sqft · SingleFamily public records · 221 Days on market

Built 1955 0.58 ac lot $133/sqft · 133% above area Est $46k · 12% under

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +13.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderful Cabin Project on the River! This 2 bedroom, 1 bath home sits on a spacious 0.6 acre lot that extends all the way to the White River, tucked away in a peaceful wooded setting. There’s even a ramp for easy boat access to the river, perfect for fishing, kayaking, or enjoying quiet mornings by the water. The current owner purchased it to flip, but due to distance and work commitments, couldn’t finish the project, making it a great opportunity for someone ready to take over and bring their vision to life. The well is in working condition, and much of the heavy work has already been started, giving you a great head start. This property could easily become a cozy weekend getaway, a full time retreat, or an Airbnb investment. Surrounded by nature yet just minutes from Bedford conveniences, this one’s ready for your finishing touches!

Key facts

• Working well
• Airbnb investment
• Spacious lot

Tags

• SPACIOUS LOT
• PEACEFUL WOODED SETTING
• WORKING WELL
• AIRBNB INVESTMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $539 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• North Lawrence Community Schools (rural): math 35% / reading 40% proficiency, ranked #170 of 301 in IN (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 158 active listings in the ZIP; 8 units permitted in Lawrence County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $277 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Lawrence County population projected at -14% 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 221 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $25k (38%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $13k; list at $40k implies a 208% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $35,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 221 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.70% ✓
• Cap rate: 24.46%
• Cash-on-cash: 64.87%
• DSCR: 3.89
• GRM: 3.1

CMA / ARV

• ARV (median comp): $45,639
• List price: $40,000
• Delta: -12.36%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 56.3%
• Equity multiple: 3.49×
• Total profit: $27,887
• Equity at exit: $5,964

10-year hold

• IRR: 61.3%
• Equity multiple: 7.13×
• Total profit: $68,649
• Equity at exit: $3,458

Cash invested: $11,200 (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 47421

• Home prices YoY: -25.2%
• Active inventory: 158
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,080 medium
• Mortgage (P&I): −$210
• Tax from tax record: −$22 /mo · $260/yr
• Insurance: −$17
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $539

Break-even live

Break-even rent $398

Max offer price $40,000

Occupancy floor 45%

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-19
   days on market $40,000 Active 221 DOM
2. 2026-06-18
   days on market $40,000 Active 220 DOM
3. 2026-06-17
   days on market $40,000 Active 219 DOM
4. 2026-06-16
   days on market $40,000 Active 218 DOM
5. 2026-06-15
   days on market $40,000 Active 217 DOM
6. 2026-06-14
   days on market $40,000 Active 215 DOM
7. 2026-06-13
   days on market $40,000 Active 214 DOM
8. 2026-06-10
   days on market $40,000 Active 212 DOM
9. 2026-06-09
   days on market $40,000 Active 211 DOM
10. 2026-06-08
    days on market $40,000 Active 210 DOM
11. 2026-06-07
    pricedays on market $40,000 Active 209 DOM
12. 2026-06-05
    days on market $50,000 Active 206 DOM
13. 2026-06-03
    days on market $50,000 Active 205 DOM
14. 2026-06-02
    days on market $50,000 Active 204 DOM
15. 2026-06-01
    days on market $50,000 Active 203 DOM
16. 2026-05-31
    days on market $50,000 Active 202 DOM
17. 2026-05-30
    days on market $50,000 Active 201 DOM
18. 2026-03-12
    price $50,000 865-char remark

    Show marketing remark (865 chars)

    Wonderful Cabin Project on the River! This 2 bedroom, 1 bath home sits on a spacious 0.6 acre lot that extends all the way to the White River, tucked away in a peaceful wooded setting. There’s even a ramp for easy boat access to the river, perfect for fishing, kayaking, or enjoying quiet mornings by the water. The current owner purchased it to flip, but due to distance and work commitments, couldn’t finish the project, making it a great opportunity for someone ready to take over and bring their vision to life. The well is in working condition, and much of the heavy work has already been started, giving you a great head start. This property could easily become a cozy weekend getaway, a full time retreat, or an Airbnb investment. Surrounded by nature yet just minutes from Bedford conveniences, this one’s ready for your finishing touches!

19. 2026-03-02
    price $54,900 865-char remark

    Show marketing remark (865 chars)

    Wonderful Cabin Project on the River! This 2 bedroom, 1 bath home sits on a spacious 0.6 acre lot that extends all the way to the White River, tucked away in a peaceful wooded setting. There’s even a ramp for easy boat access to the river, perfect for fishing, kayaking, or enjoying quiet mornings by the water. The current owner purchased it to flip, but due to distance and work commitments, couldn’t finish the project, making it a great opportunity for someone ready to take over and bring their vision to life. The well is in working condition, and much of the heavy work has already been started, giving you a great head start. This property could easily become a cozy weekend getaway, a full time retreat, or an Airbnb investment. Surrounded by nature yet just minutes from Bedford conveniences, this one’s ready for your finishing touches!

20. 2026-01-10
    price $55,000 865-char remark

    Show marketing remark (865 chars)

    Wonderful Cabin Project on the River! This 2 bedroom, 1 bath home sits on a spacious 0.6 acre lot that extends all the way to the White River, tucked away in a peaceful wooded setting. There’s even a ramp for easy boat access to the river, perfect for fishing, kayaking, or enjoying quiet mornings by the water. The current owner purchased it to flip, but due to distance and work commitments, couldn’t finish the project, making it a great opportunity for someone ready to take over and bring their vision to life. The well is in working condition, and much of the heavy work has already been started, giving you a great head start. This property could easily become a cozy weekend getaway, a full time retreat, or an Airbnb investment. Surrounded by nature yet just minutes from Bedford conveniences, this one’s ready for your finishing touches!

21. 2025-12-31
    price $60,000 865-char remark

    Show marketing remark (865 chars)

    Wonderful Cabin Project on the River! This 2 bedroom, 1 bath home sits on a spacious 0.6 acre lot that extends all the way to the White River, tucked away in a peaceful wooded setting. There’s even a ramp for easy boat access to the river, perfect for fishing, kayaking, or enjoying quiet mornings by the water. The current owner purchased it to flip, but due to distance and work commitments, couldn’t finish the project, making it a great opportunity for someone ready to take over and bring their vision to life. The well is in working condition, and much of the heavy work has already been started, giving you a great head start. This property could easily become a cozy weekend getaway, a full time retreat, or an Airbnb investment. Surrounded by nature yet just minutes from Bedford conveniences, this one’s ready for your finishing touches!

22. 2025-11-27
    price $62,000 865-char remark

    Show marketing remark (865 chars)

    Wonderful Cabin Project on the River! This 2 bedroom, 1 bath home sits on a spacious 0.6 acre lot that extends all the way to the White River, tucked away in a peaceful wooded setting. There’s even a ramp for easy boat access to the river, perfect for fishing, kayaking, or enjoying quiet mornings by the water. The current owner purchased it to flip, but due to distance and work commitments, couldn’t finish the project, making it a great opportunity for someone ready to take over and bring their vision to life. The well is in working condition, and much of the heavy work has already been started, giving you a great head start. This property could easily become a cozy weekend getaway, a full time retreat, or an Airbnb investment. Surrounded by nature yet just minutes from Bedford conveniences, this one’s ready for your finishing touches!

23. 2025-11-21
    price $64,500 865-char remark

    Show marketing remark (865 chars)

    Wonderful Cabin Project on the River! This 2 bedroom, 1 bath home sits on a spacious 0.6 acre lot that extends all the way to the White River, tucked away in a peaceful wooded setting. There’s even a ramp for easy boat access to the river, perfect for fishing, kayaking, or enjoying quiet mornings by the water. The current owner purchased it to flip, but due to distance and work commitments, couldn’t finish the project, making it a great opportunity for someone ready to take over and bring their vision to life. The well is in working condition, and much of the heavy work has already been started, giving you a great head start. This property could easily become a cozy weekend getaway, a full time retreat, or an Airbnb investment. Surrounded by nature yet just minutes from Bedford conveniences, this one’s ready for your finishing touches!

24. 2025-11-10
    listed $65,000 Active 865-char remark

    Show marketing remark (865 chars)

    Wonderful Cabin Project on the River! This 2 bedroom, 1 bath home sits on a spacious 0.6 acre lot that extends all the way to the White River, tucked away in a peaceful wooded setting. There’s even a ramp for easy boat access to the river, perfect for fishing, kayaking, or enjoying quiet mornings by the water. The current owner purchased it to flip, but due to distance and work commitments, couldn’t finish the project, making it a great opportunity for someone ready to take over and bring their vision to life. The well is in working condition, and much of the heavy work has already been started, giving you a great head start. This property could easily become a cozy weekend getaway, a full time retreat, or an Airbnb investment. Surrounded by nature yet just minutes from Bedford conveniences, this one’s ready for your finishing touches!

25. 2025-07-14
    soldstatus $13,000 Closed 426-char remark

    Show marketing remark (426 chars)

    Calling all INVESTORS and FIXER-UPPER fans! Sold AS-IS. Here's your chance to grab a super unique opportunity in Bedford! This rustic cabin sits on a wooded, waterfront lot with peaceful views and endless potential. It even has an extra kitchen.Think weekend retreat, Airbnb vision, or a creative build-out whatever your dream is, this place is the perfect blank canvas. If you've got vision and tools, this one's for you!

26. 2025-07-14
    soldstatus $13,000 Closed

    Show marketing remark (426 chars)

    Calling all INVESTORS and FIXER-UPPER fans! Sold AS-IS. Here's your chance to grab a super unique opportunity in Bedford! This rustic cabin sits on a wooded, waterfront lot with peaceful views and endless potential. It even has an extra kitchen.Think weekend retreat, Airbnb vision, or a creative build-out whatever your dream is, this place is the perfect blank canvas. If you've got vision and tools, this one's for you!

27. 2025-06-05
    status Pending 426-char remark

    Show marketing remark (426 chars)

    Calling all INVESTORS and FIXER-UPPER fans! Sold AS-IS. Here's your chance to grab a super unique opportunity in Bedford! This rustic cabin sits on a wooded, waterfront lot with peaceful views and endless potential. It even has an extra kitchen.Think weekend retreat, Airbnb vision, or a creative build-out whatever your dream is, this place is the perfect blank canvas. If you've got vision and tools, this one's for you!

28. 2025-06-05
    status Pending

    Show marketing remark (426 chars)

    Calling all INVESTORS and FIXER-UPPER fans! Sold AS-IS. Here's your chance to grab a super unique opportunity in Bedford! This rustic cabin sits on a wooded, waterfront lot with peaceful views and endless potential. It even has an extra kitchen.Think weekend retreat, Airbnb vision, or a creative build-out whatever your dream is, this place is the perfect blank canvas. If you've got vision and tools, this one's for you!

29. 2025-06-02
    price $14,000

    Show marketing remark (426 chars)

    Calling all INVESTORS and FIXER-UPPER fans! Sold AS-IS. Here's your chance to grab a super unique opportunity in Bedford! This rustic cabin sits on a wooded, waterfront lot with peaceful views and endless potential. It even has an extra kitchen.Think weekend retreat, Airbnb vision, or a creative build-out whatever your dream is, this place is the perfect blank canvas. If you've got vision and tools, this one's for you!

30. 2025-06-02
    price $14,000 426-char remark

    Show marketing remark (426 chars)

    Calling all INVESTORS and FIXER-UPPER fans! Sold AS-IS. Here's your chance to grab a super unique opportunity in Bedford! This rustic cabin sits on a wooded, waterfront lot with peaceful views and endless potential. It even has an extra kitchen.Think weekend retreat, Airbnb vision, or a creative build-out whatever your dream is, this place is the perfect blank canvas. If you've got vision and tools, this one's for you!

31. 2025-05-20
    listed $15,000 Active
32. 2025-05-19
    listed $15,000 Active 426-char remark

    Show marketing remark (426 chars)

    Calling all INVESTORS and FIXER-UPPER fans! Sold AS-IS. Here's your chance to grab a super unique opportunity in Bedford! This rustic cabin sits on a wooded, waterfront lot with peaceful views and endless potential. It even has an extra kitchen.Think weekend retreat, Airbnb vision, or a creative build-out whatever your dream is, this place is the perfect blank canvas. If you've got vision and tools, this one's for you!

33. 2012-09-18
    soldstatus $11,000

ⓘ 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: $260 · $22/mo
• Projected year-2 tax: $300 · $25/mo
• Expected delta: +$40/yr (+$3/mo · 15.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°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: $12,965
• − Mortgage interest: −$2,241
• − Property taxes: −$260
• − Insurance: −$998
• − Repairs & maintenance: −$1,037
• − Management: −$1,037
• − Depreciation: −$1,164
• Taxable income: $6,229
• Est. tax owed @ 24.0%: −$1,495
• After-tax cash flow: $4,973/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 Lawrence Community Schools
• NCES district ID: 1807860
• Math proficiency: 35% ▼ -2.00%
• Reading proficiency: 40% ▼ -3.00%
• Median HH income: $44,566
• Composite: 31.88/100
• National rank: #5864
• State rank: #170 of 301 in IN

Livability — Lawrenceport

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Lawrence County · 27,599 people
• Metro: Bedford, IN
• Population (ZIP): 27,599
• Household income: $68,108
• Rent vs Own: 20.0% rent · 80.0% own
• Severe rent burden: 507.0

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 44,347 people
• By 2030: 43,331 · -2.3%
• By 2040: 40,887 · -7.8%
• By 2050: 38,297 · -13.6%
• By 2075: 32,479 · -26.8%
• By 2100: 26,051 · -41.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Italian 2% Scotch-Irish 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+51.0) · D 23.6% · R 74.6% · Other 1.7%
• 2008→2024 swing: -30.5pp toward R · 2008: -20.6pp · 2024: -51.0pp
• All cycles: 2024: R+51.0 2020: R+50.6 2016: R+51.5 2012: R+32.8 2008: R+20.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -81.32%
• Current HPI: 240.959
• Rent YoY: —
• Metro: Bedford, 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

+354.5% since first listed

16 events — show timeline

• 2026-03-12 Price Changed $50,000 IRMLS
• 2026-03-02 Price Changed $54,900 IRMLS
• 2026-01-10 Price Changed $55,000 IRMLS
• 2025-12-31 Price Changed $60,000 IRMLS
• 2025-11-27 Price Changed $62,000 IRMLS
• 2025-11-21 Price Changed $64,500 IRMLS
• 2025-11-10 Listed $65,000 IRMLS
• 2025-07-14 Sold (MLS) $13,000 IRMLS
• 2025-07-14 Sold (MLS) $13,000 MIBOR as Distributed by MLS Grid
• 2025-06-05 Pending — MIBOR as Distributed by MLS Grid
• 2025-06-05 Pending — IRMLS
• 2025-06-02 Price Changed $14,000 IRMLS
• 2025-06-02 Price Changed $14,000 MIBOR as Distributed by MLS Grid
• 2025-05-20 Listed $15,000 IRMLS
• 2025-05-19 Listed $15,000 MIBOR as Distributed by MLS Grid
• 2012-09-18 Sold (Public Records) $11,000 Public Records

Property tax history

+9.6%/yr

Latest (2025): $260 · -8.1% YoY. Source: county tax records.