625 Brendle Way · Utica, IN 47130

$297,520

5 bd · 3.0 ba · 2,180 sqft · SingleFamily · 33 Days on market

Built 2026 7,405 sqft lot $136/sqft · 43% below area Est $526k · 43% under $30/mo HOA · 1% of rent ↓ 5% 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).

• ARV discount +15.0/15.0
• Cash flow +8.0/30.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• 1% rule +2.6/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover Your Dream Home in the Villages of Locust Hill Community! Welcome to the Gardner Plan a very elegant two-story home designed for both comfort and versatility. The chef’s kitchen is a highlight, featuring stylish cabinetry, quartz countertops, and stainless steel appliances, including an electric smooth-top range, over-the-range microwave, and dishwasher. The main floor includes a flexible space and a guest suite with a spacious walk-in closet. The oversized primary suite upstairs offers a serene retreat with a private bath and expansive walk-in closet. Additional features include a 2-car garage, and energy-efficient Low-E insulated dual-pane windows. Villages of Locust Hill i

Key facts

• Stylish cabinetry
• Quartz countertops
• Chef kitchen

Tags

• CHEF KITCHEN
• STYLISH CABINETRY
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• ELECTRIC SMOOTH-TOP RANGE
• OVER-THE-RANGE MICROWAVE

Property features AI

Finance

• Other: Property type: Residential; Property subtype: Single Family Residence
• HOA & community: Homeowners association with an annual fee of $365 (about $30.42/month)

Exterior

• Parking: Attached garage with garage door opener; 2 garage spaces
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Site-built home; 2-story; Built by Century Complete
• Construction: Vinyl siding; Slab foundation; Built as site-built construction
• Exterior features: Shingle roof; Windows with energy-efficient features; Irregular lot shape

Interior

• Kitchen: Kitchen includes dishwasher, microwave, and electric range
• Bedrooms: Total rooms: 7
• Flooring: Carpet; Vinyl
• Bathrooms: 3 full bathrooms; 1 main-level bathroom
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Dishwasher; Microwave; Electric range; Carpet flooring; Vinyl flooring; Smoke and carbon monoxide detectors
• Laundry & utility: Washer hookup on main level; Electric dryer hookup on main level

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $298k.

Deal economics

• At list price, monthly cash flow is $-299 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (14.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (24.0% below list).
• Recommended offer: $226k (24.0% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 2.5% in Utica — 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 63/100 on livability (#436 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Greater Clark County Schools (suburban): math 26% / reading 37% proficiency, ranked #224 of 301 in IN (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Utica Elementary School (math 60% / reading 56%, grade C+, #160 of 994 statewide, top 17%, 525 students, 30% FRL); Parkview Middle School (math 22% / reading 34%, grade F, #226 of 330 statewide, top 69%, 713 students, 63% FRL); Jeffersonville High School (math 17% / reading 52%, grade F, #270 of 369 statewide, top 77%, 2,130 students, 58% FRL) — zoned schools at 50% FRL track the district average.
• Market conditions: Rents flat; 432 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 911 units permitted in Clark County in 2024 (133 in 5+ unit buildings).
• This rent runs 39% of the median local income ($70k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Clark County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($289k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $226,226 (24.0% 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 33 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.76% ✗
• Cap rate: 5.09%
• Cash-on-cash: -4.31%
• DSCR: 0.81
• GRM: 11.0

CMA / ARV

• ARV (median comp): $526,218
• List price: $297,520
• Delta: -43.46%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1520 Glenbrook Park Rd	0.74mi	4/2.5 (-1)	2,005 (-8%)	15mo	$349,000	$174	32

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 · 0.58% rent growth · sell at horizon

5-year hold

• IRR: -26.3%
• Equity multiple: 0.13×
• Total profit: $-72,575
• Equity at exit: $44,361

10-year hold

• IRR: -34.1%
• Equity multiple: -0.30×
• Total profit: $-108,523
• Equity at exit: $25,724

Cash invested: $83,306 (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 47130

• Rents YoY: 0.6%
• Active inventory: 432
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,262 medium
• Mortgage (P&I): −$1,560
• Tax est. 1.5%: −$372 /mo · $4,463/yr
• Insurance: −$124
• HOA: −$30
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $-299

Break-even live

Break-even rent $2,641

Max offer price $254,267

Occupancy floor —

Sensitivity live

Price	-10% $-93	-5% $-196	+0% $-299	+5% $-402	+10% $-505
Rent	-10% $-478	-5% $-388	+0% $-299	+5% $-210	+10% $-120
Rate	-1.0pp $-149	-0.5pp $-223	base $-299	+0.5pp $-376	+1.0pp $-454

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: $74,380
• Closing costs: $8,926
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 S Front St Unit 1354354P Jeffersonville, IN	5.0	3.0	2949	$10,745	$3.64	45d	1	0.34mi

HOA detail

• Monthly dues: $30 · $360/yr
• Likely covers: electric

Listing history 12 events

1. 2026-06-10
   pricestatusdays on marketlisting id $297,520 Pending 33 DOM
2. 2026-06-09
   days on market $299,990 Active 4 DOM
3. 2026-06-08
   days on market $299,990 Active 3 DOM
4. 2026-06-07
   days on marketlisting id $299,990 Active 2 DOM
5. 2026-06-03
   days on market $299,990 Active 27 DOM
6. 2026-06-02
   days on market $299,990 Active 26 DOM
7. 2026-06-01
   days on market $299,990 Active 25 DOM
8. 2026-05-31
   days on market $299,990 Active 24 DOM
9. 2026-05-15
   price $309,990 39-char remark
10. 2026-05-14
    price $309,990 1255-char remark
11. 2026-05-08
    listed $313,990 Active 39-char remark
12. 2026-05-07
    listed $313,990 Active 1255-char remark

ⓘ 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 5/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,147
• − Mortgage interest: −$16,666
• − Property taxes: −$4,463
• − Insurance: −$1,488
• − Repairs & maintenance: −$2,172
• − Management: −$2,172
• − HOA: −$360
• − Depreciation: −$8,655
• Taxable loss: −$8,828
• Est. tax savings @ 24.0%: +$2,119
• After-tax cash flow: $-1,468/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: Greater Clark County Schools
• NCES district ID: 1803940
• Math proficiency: 26% ▼ -15.00%
• Reading proficiency: 37% ▼ -13.00%
• Median HH income: $47,838
• Composite: 27.2/100
• National rank: #7020
• State rank: #224 of 301 in IN

Livability — Utica

• Score: 63/100
• State rank: #436
• US rank: #15685

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Clark County · 108,879 people
• Metro: Louisville/Jefferson County, KY-IN
• Population (ZIP): 50,514
• Household income: $70,290
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 1088.0

Population outlook (Clark County) Hauer SSP2

• Today (2025): 126,401 people
• By 2030: 131,455 · +4.0%
• By 2040: 140,471 · +11.1%
• By 2050: 147,677 · +16.8%
• By 2075: 161,702 · +27.9%
• By 2100: 164,078 · +29.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 12% Two or more races 8% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Slovak 3% Lithuanian 2% Romanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1%

Political lean MEDSL · Clark

• 2024 margin: Strong R (+20.4) · D 38.9% · R 59.3% · Other 1.8%
• 2008→2024 swing: -13.3pp toward R · 2008: -7.1pp · 2024: -20.4pp
• All cycles: 2024: R+20.4 2020: R+18.3 2016: R+22.0 2012: R+9.9 2008: R+7.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -149.13%
• Current HPI: 218.1985
• Rent YoY: ▲ 0.58%
• Metro: Louisville/Jefferson County, KY-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

-5.2% since first listed

5 events — show timeline

• 2026-06-09 Pending — IRMLS
• 2026-06-09 Price Changed $297,520 IRMLS
• 2026-05-26 Price Changed $299,990 IRMLS
• 2026-05-14 Price Changed $309,990 IRMLS
• 2026-05-07 Listed $313,990 IRMLS