35 N Mckinley St · Campbellsburg, IN 47108

$84,900

3 bd · 1.0 ba · 1,143 sqft · SingleFamily public records · 87 Days on market

Built 1900 0.47 ac lot $74/sqft · 7% below area Est $91k · 7% 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 +27.7/30.0
• ARV discount +10.7/15.0
• DSCR +9.7/10.0
• 1% rule +7.5/10.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity knocks at 35 N McKinley St in Campbellsburg! Sitting on nearly half an acre, this property offers space, flexibility, and incredible potential for the right buyer. The home does need some cleaning up and updates, but with a little vision and effort, it could truly shine. One of the standout features is the huge detached garage, perfect for storage, a workshop, hobbies, or even additional workspace. The generous lot provides room to expand, garden, or simply enjoy the extra outdoor space. Whether you’re an investor, DIY enthusiast, or buyer looking to create something your own, this is a value-packed opportunity you won’t want to miss! This property is part of a First Look program. It allows owner occupant buyers to have their offers negotiated on day 8 of being listed. Owner occupants are those buyers that will occupy the property as their principal residence within 60 days of closing and will maintain their occupancy for at least 1 year. These buyers are required to sign an Owner Occupant Certification as part of the contract. An investor, trust, vacation or part-time residence, or purchasing for another person will be considered an investor and are not eligible for First Look. Investor offers are negotiated on day 8 of listing.

Key facts

• Generous lot
• Outdoor space
• Detached garage

Tags

• DETACHED GARAGE
• GENEROUS LOT
• OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#405 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, schools D+, crime D+.
• West Washington School Corporation (rural): math 41% / reading 43% proficiency, ranked #125 of 301 in IN (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 15 active listings in the ZIP; 25 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $587 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Washington County population projected at -22% 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 $24k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $45k (35%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $49k; list at $85k implies a 74% 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 $79,806 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 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 1900 — 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 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?
6. 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?
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: 1.25% ✓
• Cap rate: 9.91%
• Cash-on-cash: 12.90%
• DSCR: 1.57
• GRM: 6.6

CMA / ARV

• ARV (median comp): $91,451
• List price: $84,900
• Delta: -7.16%
• Verdict: FAIR
• Comps: 16 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 S Union St	0.33mi	2/1.0 (-1)	1,152 (+1%)	7mo	$16,000	$14	72
217 S Sycamore St	0.30mi	2/1.0 (-1)	1,233 (+8%)	11mo	$15,500	$13	59
261 N Grant St	0.39mi	2/1.0 (-1)	1,008 (-12%)	23mo	$18,000	$18	38

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: 2.8%
• Equity multiple: 1.11×
• Total profit: $2,539
• Equity at exit: $12,659

10-year hold

• IRR: 12.4%
• Equity multiple: 1.98×
• Total profit: $23,239
• Equity at exit: $7,341

Cash invested: $23,772 (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 47108

• Home prices YoY: -18.8%
• Active inventory: 15
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,065 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$105 /mo · $1,259/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $256

Break-even live

Break-even rent $741

Max offer price $84,900

Occupancy floor 71%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $84,900 Active 87 DOM
2. 2026-06-18
   days on market $84,900 Active 86 DOM
3. 2026-06-17
   days on market $84,900 Active 85 DOM
4. 2026-06-16
   days on market $84,900 Active 84 DOM
5. 2026-06-16
   price $84,900 Active 83 DOM
6. 2026-06-15
   days on market $89,900 Active 83 DOM
7. 2026-06-14
   days on market $89,900 Active 81 DOM
8. 2026-06-12
   days on market $89,900 Active 80 DOM
9. 2026-06-09
   days on market $89,900 Active 77 DOM
10. 2026-06-08
    days on market $89,900 Active 76 DOM
11. 2026-06-07
    days on market $89,900 Active 75 DOM
12. 2026-06-05
    days on market $89,900 Active 73 DOM
13. 2026-06-03
    days on market $89,900 Active 71 DOM
14. 2026-06-02
    days on market $89,900 Active 70 DOM
15. 2026-06-01
    days on market $89,900 Active 69 DOM
16. 2026-05-31
    days on market $89,900 Active 68 DOM
17. 2026-05-30
    days on market $89,900 Active 67 DOM
18. 2026-04-29
    price $110,000 1273-char remark

    Show marketing remark (1273 chars)

    Opportunity knocks at 35 N McKinley St in Campbellsburg! Sitting on nearly half an acre, this property offers space, flexibility, and incredible potential for the right buyer. The home does need some cleaning up and updates, but with a little vision and effort, it could truly shine. One of the standout features is the huge detached garage, perfect for storage, a workshop, hobbies, or even additional workspace. The generous lot provides room to expand, garden, or simply enjoy the extra outdoor space. Whether you’re an investor, DIY enthusiast, or buyer looking to create something your own, this is a value-packed opportunity you won’t want to miss! This property is part of a First Look program. It allows owner occupant buyers to have their offers negotiated on day 8 of being listed. Owner occupants are those buyers that will occupy the property as their principal residence within 60 days of closing and will maintain their occupancy for at least 1 year. These buyers are required to sign an Owner Occupant Certification as part of the contract. An investor, trust, vacation or part-time residence, or purchasing for another person will be considered an investor and are not eligible for First Look. Investor offers are negotiated on day 8 of listing.

19. 2026-03-24
    listed $129,900 Active 1273-char remark

    Show marketing remark (1273 chars)

    Opportunity knocks at 35 N McKinley St in Campbellsburg! Sitting on nearly half an acre, this property offers space, flexibility, and incredible potential for the right buyer. The home does need some cleaning up and updates, but with a little vision and effort, it could truly shine. One of the standout features is the huge detached garage, perfect for storage, a workshop, hobbies, or even additional workspace. The generous lot provides room to expand, garden, or simply enjoy the extra outdoor space. Whether you’re an investor, DIY enthusiast, or buyer looking to create something your own, this is a value-packed opportunity you won’t want to miss! This property is part of a First Look program. It allows owner occupant buyers to have their offers negotiated on day 8 of being listed. Owner occupants are those buyers that will occupy the property as their principal residence within 60 days of closing and will maintain their occupancy for at least 1 year. These buyers are required to sign an Owner Occupant Certification as part of the contract. An investor, trust, vacation or part-time residence, or purchasing for another person will be considered an investor and are not eligible for First Look. Investor offers are negotiated on day 8 of listing.

20. 2023-07-26
    soldstatus $48,750
21. 2020-11-18
    soldstatus $80,900 618-char remark

    Show marketing remark (618 chars)

    Just reduced! Fabulous home with maintenance free exterior. This lovely home offers a spacious kitchen with all appliances remaining including the clothes washer and dryer. The roof, electrical panel and siding are only 10-12 years old. Special features of this home are the sun-room, large garage, and the extra lot which provides the perfect area for gardening, or backyard fun. Additionally, there is a persimmon tree, apple tree, raspberry bushes and lots of flowers. Property is listed together with the parcel to the rear total includes: the house and garage with . 47 AC plus the additional . 24 AC to the rear.

22. 2020-06-22
    listed $75,900 618-char remark

    Show marketing remark (618 chars)

    Just reduced! Fabulous home with maintenance free exterior. This lovely home offers a spacious kitchen with all appliances remaining including the clothes washer and dryer. The roof, electrical panel and siding are only 10-12 years old. Special features of this home are the sun-room, large garage, and the extra lot which provides the perfect area for gardening, or backyard fun. Additionally, there is a persimmon tree, apple tree, raspberry bushes and lots of flowers. Property is listed together with the parcel to the rear total includes: the house and garage with . 47 AC plus the additional . 24 AC to the rear.

ⓘ 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: $1,259 · $105/mo
• Projected year-2 tax: $1,259 · $105/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 4/10 Moderate 7 d/yr ≥104°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,777
• − Mortgage interest: −$4,756
• − Property taxes: −$1,259
• − Insurance: −$424
• − Repairs & maintenance: −$1,022
• − Management: −$1,022
• − Depreciation: −$2,470
• Taxable income: $1,824
• Est. tax owed @ 24.0%: −$438
• After-tax cash flow: $2,630/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: West Washington School Corporation
• NCES district ID: 1812930
• Math proficiency: 41% ▼ -15.00%
• Reading proficiency: 43% ▼ -15.00%
• Median HH income: $42,006
• Composite: 35.39/100
• National rank: #4949
• State rank: #125 of 301 in IN

Livability — Campbellsburg

• Score: 64/100
• State rank: #405
• US rank: #14778

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Campbellsburg, IN
• City population: 2,003
• Population (ZIP): 2,003

Population outlook (Washington County) Hauer SSP2

• Today (2025): 26,460 people
• By 2030: 25,498 · -3.6%
• By 2040: 23,127 · -12.6%
• By 2050: 20,505 · -22.5%
• By 2075: 14,941 · -43.5%
• By 2100: 10,453 · -60.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5%
• Common ancestry: Scottish 2% Lithuanian 2% Slovak 1%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+54.8) · D 21.7% · R 76.5% · Other 1.7%
• 2008→2024 swing: -37.5pp toward R · 2008: -17.3pp · 2024: -54.8pp
• All cycles: 2024: R+54.8 2020: R+52.1 2016: R+49.1 2012: R+24.4 2008: R+17.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -42.69%
• Current HPI: 184.4
• 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

+44.9% since first listed

5 events — show timeline

• 2026-04-29 Price Changed $110,000 SIRA
• 2026-03-24 Listed $129,900 SIRA
• 2023-07-26 Sold (Public Records) $48,750 Public Records
• 2020-11-18 Sold (MLS) $80,900 SIRA
• 2020-06-22 Listed $75,900 SIRA

Property tax history

+40.0%/yr

Latest (2024): $1,259 · +11.3% YoY. Source: county tax records.