1407 Danville Ave · Crawfordsville, IN 47933

$144,900

2 bd · 1.0 ba · 812 sqft · SingleFamily public records · 2 Days on market

Built 1925 0.33 ac lot Est $150k · at est.

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Why this score? — see what drove the F 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 +9.1/15.0
• Cash flow +6.7/30.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this move-in ready gem offering flexibility, comfort, and value! This charming property features 3 bedrooms and a full bathroom that includes an updated vanity and a tub/shower combination. Step inside to an inviting eat-in kitchen complete with appliances, providing a functional space for everyday meals and gatherings. The home also boasts a spacious family room, ideal for relaxing or entertaining. Convenience continues with a large main-level laundry room located at the rear of the home, offering additional storage and workspace. Recent updates such as vinyl windows and a newer furnace and A/C unit provide peace of mind and energy efficiency. Outside, enjoy a covered front porch perfect for morning coffee, along with a carport to keep your vehicle protected from the elements. The backyard is ready for entertaining and outdoor enjoyment with an open patio, a generously sized fenced yard, and two utility sheds for all your storage needs. Don't miss this opportunity-welcome to homeownership at a price you can afford!

Key facts

• Covered front porch
• Open patio
• Fenced yard

Tags

• EAT-IN KITCHEN
• SPACIOUS FAMILY ROOM
• LARGE MAIN-LEVEL LAUNDRY ROOM
• COVERED FRONT PORCH
• OPEN PATIO
• FENCED YARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $-232 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $111k (23.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $97k (32.8% below list).
• Recommended offer: $97k (32.8% below list) — sets the bar for 1% rule.
• Cap rate 4.4% vs local median 3.5% in Crawfordsville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Laura Hose Elementary School (384 students, 68% FRL); Crawfordsville Middle School (math 17% / reading 30%, grade F, #257 of 330 statewide, top 79%, 580 students, 60% 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); 210 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 52 units permitted in Montgomery County in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($68k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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.
• 3 sale attempts since 24y 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 $65k; list at $145k implies a 123% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $97,380 (32.8% 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. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.67% ✗
• Cap rate: 4.37%
• Cash-on-cash: -6.86%
• DSCR: 0.69
• GRM: 12.4

CMA / ARV

• ARV (on-the-fly): $150,220
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
906 Ray St	0.11mi	2/1.0	832 (+2%)	3mo	$150,000	$180	88
1001 Ray St	0.16mi	2/1.0	880 (+8%)	2mo	$170,000	$193	77
1125 Mill St	0.12mi	3/1.0 (+1)	891 (+10%)	3mo	$165,000	$185	71
1204 Ladoga Rd	0.37mi	3/1.0 (+1)	816 (+0%)	10mo	$155,000	$190	68
411 Vandalia Ct	0.28mi	2/1.0	720 (-11%)	4mo	$134,900	$187	65
1402 Edgewood Dr	0.32mi	3/1.0 (+1)	864 (+6%)	13mo	$160,000	$185	59
1509 Edgewood Dr	0.33mi	3/1.0 (+1)	864 (+6%)	12mo	$149,000	$172	59
1404 Payton St	0.27mi	2/2.0	925 (+14%)	6mo	$158,000	$171	55
304 E Chestnut St	0.61mi	2/1.0	720 (-11%)	1mo	$145,000	$201	52
805 E Elmore St	0.37mi	2/1.0	720 (-11%)	15mo	$131,900	$183	52
910 Tuttle Ave	0.57mi	3/1.0 (+1)	770 (-5%)	16mo	$115,000	$149	47
1704 Athens St	0.41mi	3/1.0 (+1)	912 (+12%)	15mo	$180,000	$197	42

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: -27.9%
• Equity multiple: 0.06×
• Total profit: $-37,971
• Equity at exit: $21,605

10-year hold

• IRR: -25.5%
• Equity multiple: -0.25×
• Total profit: $-50,902
• Equity at exit: $12,528

Cash invested: $40,572 (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: 210
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $974 medium
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,174/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $-232

Break-even live

Break-even rent $1,268

Max offer price $111,319

Occupancy floor —

Sensitivity live

Price	-10% $-132	-5% $-182	+0% $-232	+5% $-282	+10% $-332
Rent	-10% $-309	-5% $-271	+0% $-232	+5% $-194	+10% $-155
Rate	-1.0pp $-159	-0.5pp $-195	base $-232	+0.5pp $-270	+1.0pp $-308

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 E Pike St Crawfordsville, IN	1.0	1.0	375	$675	$1.80	23d	3	1.03mi
200 Knoll Cir Crawfordsville, IN	1.0–2.0	1.0–2.0	821	$1,250	$1.52	15d	9	1.14mi
2000 Indianapolis Rd Crawfordsville, IN	1.0	1.0	585	$775	$1.32	15d	2	1.47mi

Listing history 6 events

1. 2026-04-24
   status Pending 1047-char remark

   Show marketing remark (1047 chars)

   Welcome home to this move-in ready gem offering flexibility, comfort, and value! This charming property features 3 bedrooms and a full bathroom that includes an updated vanity and a tub/shower combination. Step inside to an inviting eat-in kitchen complete with appliances, providing a functional space for everyday meals and gatherings. The home also boasts a spacious family room, ideal for relaxing or entertaining. Convenience continues with a large main-level laundry room located at the rear of the home, offering additional storage and workspace. Recent updates such as vinyl windows and a newer furnace and A/C unit provide peace of mind and energy efficiency. Outside, enjoy a covered front porch perfect for morning coffee, along with a carport to keep your vehicle protected from the elements. The backyard is ready for entertaining and outdoor enjoyment with an open patio, a generously sized fenced yard, and two utility sheds for all your storage needs. Don't miss this opportunity-welcome to homeownership at a price you can afford!

2. 2026-04-24
   status Pending

   Show marketing remark (1047 chars)

   Welcome home to this move-in ready gem offering flexibility, comfort, and value! This charming property features 3 bedrooms and a full bathroom that includes an updated vanity and a tub/shower combination. Step inside to an inviting eat-in kitchen complete with appliances, providing a functional space for everyday meals and gatherings. The home also boasts a spacious family room, ideal for relaxing or entertaining. Convenience continues with a large main-level laundry room located at the rear of the home, offering additional storage and workspace. Recent updates such as vinyl windows and a newer furnace and A/C unit provide peace of mind and energy efficiency. Outside, enjoy a covered front porch perfect for morning coffee, along with a carport to keep your vehicle protected from the elements. The backyard is ready for entertaining and outdoor enjoyment with an open patio, a generously sized fenced yard, and two utility sheds for all your storage needs. Don't miss this opportunity-welcome to homeownership at a price you can afford!

3. 2026-04-21
   listed $144,900 Active 1047-char remark

   Show marketing remark (1047 chars)

   Welcome home to this move-in ready gem offering flexibility, comfort, and value! This charming property features 3 bedrooms and a full bathroom that includes an updated vanity and a tub/shower combination. Step inside to an inviting eat-in kitchen complete with appliances, providing a functional space for everyday meals and gatherings. The home also boasts a spacious family room, ideal for relaxing or entertaining. Convenience continues with a large main-level laundry room located at the rear of the home, offering additional storage and workspace. Recent updates such as vinyl windows and a newer furnace and A/C unit provide peace of mind and energy efficiency. Outside, enjoy a covered front porch perfect for morning coffee, along with a carport to keep your vehicle protected from the elements. The backyard is ready for entertaining and outdoor enjoyment with an open patio, a generously sized fenced yard, and two utility sheds for all your storage needs. Don't miss this opportunity-welcome to homeownership at a price you can afford!

4. 2026-04-21
   listed $144,900 Active

   Show marketing remark (1047 chars)

   Welcome home to this move-in ready gem offering flexibility, comfort, and value! This charming property features 3 bedrooms and a full bathroom that includes an updated vanity and a tub/shower combination. Step inside to an inviting eat-in kitchen complete with appliances, providing a functional space for everyday meals and gatherings. The home also boasts a spacious family room, ideal for relaxing or entertaining. Convenience continues with a large main-level laundry room located at the rear of the home, offering additional storage and workspace. Recent updates such as vinyl windows and a newer furnace and A/C unit provide peace of mind and energy efficiency. Outside, enjoy a covered front porch perfect for morning coffee, along with a carport to keep your vehicle protected from the elements. The backyard is ready for entertaining and outdoor enjoyment with an open patio, a generously sized fenced yard, and two utility sheds for all your storage needs. Don't miss this opportunity-welcome to homeownership at a price you can afford!

5. 2002-12-30
   soldstatus $65,000 438-char remark

   Show marketing remark (438 chars)

   *******GREAT FAMILY HOME AT AN AFFORDABLE PRICE!!!************************* REMODELED BATH. NEW KITCHEN INCLUDES APPLIANCES AND A NEW DISHWASHER!! NEWER CARPETS AND LAMINATE FLOORS. ENJOY YOUR LEISURE TIME ON THE FRONT PORCH OR BACK PATIO. LARGE CHAIN LINK FENCED BACK YARD HAS 2 STORAGE SHEDS AND PLENTY OF ROOM FOR THE KIDS OR PETS. CONVENIENTLY LOCATED TO SCHOOLS, PARK, & SHOPPING. THIS IS NOT A DRIVE BY...THE BEAUTY IS WITHIN!!!

6. 2002-09-10
   listed $61,900 438-char remark

   Show marketing remark (438 chars)

   *******GREAT FAMILY HOME AT AN AFFORDABLE PRICE!!!************************* REMODELED BATH. NEW KITCHEN INCLUDES APPLIANCES AND A NEW DISHWASHER!! NEWER CARPETS AND LAMINATE FLOORS. ENJOY YOUR LEISURE TIME ON THE FRONT PORCH OR BACK PATIO. LARGE CHAIN LINK FENCED BACK YARD HAS 2 STORAGE SHEDS AND PLENTY OF ROOM FOR THE KIDS OR PETS. CONVENIENTLY LOCATED TO SCHOOLS, PARK, & SHOPPING. THIS IS NOT A DRIVE BY...THE BEAUTY IS WITHIN!!!

ⓘ 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 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 100% 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: $11,686
• − Mortgage interest: −$8,117
• − Property taxes: −$2,174
• − Insurance: −$724
• − Repairs & maintenance: −$935
• − Management: −$935
• − Depreciation: −$4,215
• Taxable loss: −$5,414
• Est. tax savings @ 24.0%: +$1,299
• After-tax cash flow: $-1,485/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

+134.1% since first listed

6 events — show timeline

• 2026-04-24 Pending — IRMLS
• 2026-04-24 Pending — MIBOR as Distributed by MLS Grid
• 2026-04-21 Listed $144,900 MIBOR as Distributed by MLS Grid
• 2026-04-21 Listed $144,900 IRMLS
• 2002-12-30 Sold (MLS) $65,000 MIBOR as Distributed by MLS Grid
• 2002-09-10 Listed $61,900 MIBOR as Distributed by MLS Grid

Property tax history

-7.7%/yr

Latest (2025): $5 · +0.0% YoY. Source: county tax records.