122 Edgewood Dr · Bedford, IN 47421

$200,000

4 bd · 1.5 ba · 1,776 sqft · SingleFamily public records · 90 Days on market

Built 1954 9,384 sqft lot $113/sqft · 15% below area Est $235k · 15% 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 +14.2/15.0
• Cash flow +10.4/30.0
• Livability +4.0/5.0
• Schools +3.2/10.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the established Edgewood neighborhood in Bedford, this 4-bedroom, 1.5-bath mid-century ranch offers a functional layout with multiple living spaces and beautiful hardwood floors throughout much of the home. The bright living room provides a welcoming space for everyday living, while the cozy family room, featuring a gas log fireplace is perfect for relaxing or entertaining. Situated on a corner lot, the property features a covered front porch, a private backyard, and a storage shed. Conveniently located near schools, parks, shopping, and everyday amenities, this home offers comfort, convenience, and a desirable location in one of Bedford’s well-established neighborhoods.

Key facts

• Covered front porch
• Private backyard
• Storage shed

Tags

• HARDWOOD FLOORS
• GAS LOG FIREPLACE
• COVERED FRONT PORCH
• PRIVATE BACKYARD
• STORAGE SHED
• EASY COMMUTING ACCESS

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-107 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $181k (9.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (28.1% below list).
• Recommended offer: $144k (28.1% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 4.2% in Bedford — 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 80/100 on livability (#23 in IN, #1,958 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, employment D, commute F.
• 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: 159 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago; this cycle's ask has dropped $25k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $99k; list at $200k implies a 102% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $143,871 (28.1% 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 90 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.72% ✗
• Cap rate: 5.65%
• Cash-on-cash: -2.30%
• DSCR: 0.90
• GRM: 11.6

CMA / ARV

• ARV (median comp): $235,121
• List price: $200,000
• Delta: -14.94%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
403 Northwood Dr	0.09mi	3/2.0 (-1)	1,722 (-3%)	7mo	$248,000	$144	78
1725 Windwood Dr Dr	0.29mi	4/2.0	1,820 (+2%)	7mo	$259,000	$142	74
2600 Windwood Dr	0.20mi	3/2.0 (-1)	1,705 (-4%)	12mo	$240,000	$141	68
2119 Windwood Dr	0.27mi	3/2.0 (-1)	1,642 (-8%)	12mo	$249,900	$152	58
2104 Norton Ln	0.59mi	4/3.0	1,870 (+5%)	4mo	$210,000	$112	54
2111 Walden Dr	0.66mi	3/2.0 (-1)	1,680 (-5%)	3mo	$363,700	$216	50
2711 Eastern Ave Ave	0.73mi	3/1.5 (-1)	1,707 (-4%)	5mo	$239,900	$141	50
2112 Aruba Dr	0.65mi	3/2.0 (-1)	1,680 (-5%)	13mo	$359,000	$214	43
2709 Western Ave	0.69mi	3/2.0 (-1)	1,606 (-10%)	4mo	$221,000	$138	42
2702 Eastern Ave Ave	0.73mi	3/2.0 (-1)	1,570 (-12%)	8mo	$193,000	$123	32
105 Shawnee Dr Dr	0.74mi	3/2.0 (-1)	1,520 (-14%)	11mo	$250,000	$164	25
2840 Hillside Dr	0.71mi	3/2.0 (-1)	1,520 (-14%)	15mo	$224,900	$148	24

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: -20.2%
• Equity multiple: 0.30×
• Total profit: $-39,307
• Equity at exit: $29,821

10-year hold

• IRR: -13.3%
• Equity multiple: 0.23×
• Total profit: $-43,287
• Equity at exit: $17,292

Cash invested: $56,000 (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: 159
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,439 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$112 /mo · $1,341/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $-107

Break-even live

Break-even rent $1,575

Max offer price $181,041

Occupancy floor —

Sensitivity live

Price	-10% $6	-5% $-51	+0% $-107	+5% $-164	+10% $-221
Rent	-10% $-221	-5% $-164	+0% $-107	+5% $-50	+10% $6
Rate	-1.0pp $-7	-0.5pp $-56	base $-107	+0.5pp $-159	+1.0pp $-212

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-19
   days on market $200,000 Active 90 DOM
2. 2026-06-18
   days on market $200,000 Active 89 DOM
3. 2026-06-17
   days on market $200,000 Active 88 DOM
4. 2026-06-16
   days on market $200,000 Active 87 DOM
5. 2026-06-15
   days on market $200,000 Active 86 DOM
6. 2026-06-14
   days on market $200,000 Active 84 DOM
7. 2026-06-13
   days on market $200,000 Active 83 DOM
8. 2026-06-10
   days on market $200,000 Active 81 DOM
9. 2026-06-09
   days on market $200,000 Active 80 DOM
10. 2026-06-09
    price $200,000 Active 79 DOM
11. 2026-06-08
    days on market $209,900 Active 79 DOM
12. 2026-06-07
    days on market $209,900 Active 78 DOM
13. 2026-06-05
    days on market $209,900 Active 75 DOM
14. 2026-06-03
    days on market $209,900 Active 74 DOM
15. 2026-06-02
    days on market $209,900 Active 73 DOM
16. 2026-06-01
    days on market $209,900 Active 72 DOM
17. 2026-05-31
    days on market $209,900 Active 71 DOM
18. 2026-05-30
    days on market $209,900 Active 70 DOM
19. 2026-04-27
    price $215,000 696-char remark

    Show marketing remark (690 chars)

    Located in the established Edgewood neighborhood in Bedford, this 4-bedroom, 1.5-bath mid-century ranch offers a functional layout with multiple living spaces and beautiful hardwood floors throughout much of the home. The bright living room provides a welcoming space for everyday living, while the cozy family room, featuring a gas log fireplace is perfect for relaxing or entertaining. Situated on a corner lot, the property features a covered front porch, a private backyard, and a storage shed. Conveniently located near schools, parks, shopping, and everyday amenities, this home offers comfort, convenience, and a desirable location in one of Bedford's well-established neighborhoods.

20. 2026-04-27
    price $215,000 690-char remark

    Show marketing remark (690 chars)

    Located in the established Edgewood neighborhood in Bedford, this 4-bedroom, 1.5-bath mid-century ranch offers a functional layout with multiple living spaces and beautiful hardwood floors throughout much of the home. The bright living room provides a welcoming space for everyday living, while the cozy family room, featuring a gas log fireplace is perfect for relaxing or entertaining. Situated on a corner lot, the property features a covered front porch, a private backyard, and a storage shed. Conveniently located near schools, parks, shopping, and everyday amenities, this home offers comfort, convenience, and a desirable location in one of Bedford's well-established neighborhoods.

21. 2026-04-20
    price $220,000 696-char remark

    Show marketing remark (690 chars)

    Located in the established Edgewood neighborhood in Bedford, this 4-bedroom, 1.5-bath mid-century ranch offers a functional layout with multiple living spaces and beautiful hardwood floors throughout much of the home. The bright living room provides a welcoming space for everyday living, while the cozy family room, featuring a gas log fireplace is perfect for relaxing or entertaining. Situated on a corner lot, the property features a covered front porch, a private backyard, and a storage shed. Conveniently located near schools, parks, shopping, and everyday amenities, this home offers comfort, convenience, and a desirable location in one of Bedford's well-established neighborhoods.

22. 2026-04-20
    price $220,000 690-char remark

    Show marketing remark (690 chars)

    Located in the established Edgewood neighborhood in Bedford, this 4-bedroom, 1.5-bath mid-century ranch offers a functional layout with multiple living spaces and beautiful hardwood floors throughout much of the home. The bright living room provides a welcoming space for everyday living, while the cozy family room, featuring a gas log fireplace is perfect for relaxing or entertaining. Situated on a corner lot, the property features a covered front porch, a private backyard, and a storage shed. Conveniently located near schools, parks, shopping, and everyday amenities, this home offers comfort, convenience, and a desirable location in one of Bedford's well-established neighborhoods.

23. 2026-03-22
    listed $225,000 Active 696-char remark

    Show marketing remark (696 chars)

    Located in the established Edgewood neighborhood in Bedford, this 4-bedroom, 1.5-bath mid-century ranch offers a functional layout with multiple living spaces and beautiful hardwood floors throughout much of the home. The bright living room provides a welcoming space for everyday living, while the cozy family room, featuring a gas log fireplace is perfect for relaxing or entertaining. Situated on a corner lot, the property features a covered front porch, a private backyard, and a storage shed. Conveniently located near schools, parks, shopping, and everyday amenities, this home offers comfort, convenience, and a desirable location in one of Bedford’s well-established neighborhoods.

24. 2026-03-21
    listed $225,000 Active 690-char remark

    Show marketing remark (690 chars)

    Located in the established Edgewood neighborhood in Bedford, this 4-bedroom, 1.5-bath mid-century ranch offers a functional layout with multiple living spaces and beautiful hardwood floors throughout much of the home. The bright living room provides a welcoming space for everyday living, while the cozy family room, featuring a gas log fireplace is perfect for relaxing or entertaining. Situated on a corner lot, the property features a covered front porch, a private backyard, and a storage shed. Conveniently located near schools, parks, shopping, and everyday amenities, this home offers comfort, convenience, and a desirable location in one of Bedford's well-established neighborhoods.

25. 2025-11-07
    price $229,000
26. 2025-09-11
    listed $235,000 Active
27. 2018-12-07
    soldstatus $99,000
28. 2018-11-30
    soldstatus $99,000
29. 2018-06-21
    listed $97,000
30. 2017-06-20
    soldstatus $93,500
31. 2017-06-12
    soldstatus $93,500
32. 2017-03-27
    listed $93,500

ⓘ 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: $1,341 · $112/mo
• Projected year-2 tax: $1,520 · $127/mo
• Expected delta: +$180/yr (+$15/mo · 13.4%)

ⓘ 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 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: $17,265
• − Mortgage interest: −$11,203
• − Property taxes: −$1,341
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,381
• − Management: −$1,381
• − Depreciation: −$5,818
• Taxable loss: −$4,860
• Est. tax savings @ 24.0%: +$1,166
• After-tax cash flow: $-121/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 — Bedford

• Score: 80/100
• State rank: #23
• US rank: #1958

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bedford, IN
• County: Lawrence County · 27,599 people
• City population: 27,599
• 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

+129.9% since first listed

14 events — show timeline

• 2026-04-27 Price Changed $215,000 IRMLS
• 2026-04-27 Price Changed $215,000 MIBOR as Distributed by MLS Grid
• 2026-04-20 Price Changed $220,000 IRMLS
• 2026-04-20 Price Changed $220,000 MIBOR as Distributed by MLS Grid
• 2026-03-22 Listed $225,000 IRMLS
• 2026-03-21 Listed $225,000 MIBOR as Distributed by MLS Grid
• 2025-11-07 Price Changed $229,000 IRMLS
• 2025-09-11 Listed $235,000 IRMLS
• 2018-12-07 Sold (Public Records) $99,000 Public Records
• 2018-11-30 Sold (MLS) $99,000 IRMLS
• 2018-06-21 Listed $97,000 IRMLS
• 2017-06-20 Sold (Public Records) $93,500 Public Records
• 2017-06-12 Sold (MLS) $93,500 IRMLS
• 2017-03-27 Listed $93,500 IRMLS

Property tax history

+6.6%/yr

Latest (2025): $1,341 · -4.4% YoY. Source: county tax records.