9105 High St · Georgetown, IN 47122

$149,000

3 bd · 1.0 ba · 871 sqft · SingleFamily public records · 8 Days on market

Built 1929 3,484 sqft lot Est $186k · 20% under

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Why this score? — see what drove the C+ 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 +21.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +4.4/10.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable 3 bedroom, 1 bath home in downtown Georgetown with off-street parking. This home was completely remodeled 8 years ago down to the studs. Neutral colors, granite countertops and a large laundry/mud room makes this home perfect for anyone. This is a one time list & sell. Listing will be added to the MLS at closing. Seller is a licensed real estate agent.

Key facts

• 3,484 sq ft lot
• Built 1929
• Listed 8 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water (connected); Public sewer; Central air conditioning; Forced air heating
• Home design: Single-story home; Resale property
• Construction: Metal siding; Shingle roof; Crawlspace and stone foundation; Built area above grade: 871
• Exterior features: Deck; Porch; Shed(s); Paved road access; Residential zoning

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Bedrooms: Main level primary bedroom
• Bathrooms: 1 full bathroom
• Interior features: Ceiling fans; Mud room; Utility room; Window treatments; Blinds; Window screens; Main level primary bedroom
• Laundry & utility: Main level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $169 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (6.4% below list).
• Recommended offer: $139k (6.4% below list) — sets the bar for 1% rule.
• Cap rate 8.1% vs local median 2.2% in Georgetown — 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 72/100 on livability (#117 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• New Albany-Floyd County Consolidated Schools (suburban): math 46% / reading 50% proficiency, ranked #68 of 301 in IN (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Georgetown Elementary School (math 67% / reading 52%, grade B-, #128 of 994 statewide, top 15%, 683 students, 28% FRL); Highland Hills Middle School (math 53% / reading 57%, grade B-, #26 of 330 statewide, top 8%, 1,652 students, 19% FRL); Floyd Central High School (math 50% / reading 80%, grade B, #31 of 369 statewide, top 9%, 1,873 students, 19% FRL) — zoned schools average 22% FRL vs 38% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 114 active listings in the ZIP; 297 units permitted in Floyd County in 2024 (84 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 $4k of value loss. Plan a longer hold.
• Floyd County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 22y 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 $116k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1929 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,463 (6.4% below list)

Questions for the listing agent

1. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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.
6. 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.
7. 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: 0.94% ✗
• Cap rate: 8.10%
• Cash-on-cash: 6.47%
• DSCR: 1.29
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $185,523
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8970 High St	0.14mi	3/1.0	864 (-1%)	10mo	$199,000	$230	83
8935 High St	0.16mi	2/1.0 (-1)	840 (-4%)	12mo	$178,500	$213	71
9255 State Road 64	0.16mi	2/1.0 (-1)	836 (-4%)	17mo	$88,000	$105	67
8825 High St	0.27mi	2/1.0 (-1)	768 (-12%)	21mo	$149,900	$195	46

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: -8.8%
• Equity multiple: 0.68×
• Total profit: $-13,399
• Equity at exit: $22,216

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $2,062
• Equity at exit: $12,883

Cash invested: $41,720 (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 47122

• Home prices YoY: -34.0%
• Active inventory: 114
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,395 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$33 /mo · $401/yr
• Insurance: −$62
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $169

Break-even live

Break-even rent $1,180

Max offer price $149,000

Occupancy floor 83%

Sensitivity live

Price	-10% $254	-5% $211	+0% $169	+5% $127	+10% $85
Rent	-10% $59	-5% $114	+0% $169	+5% $224	+10% $279
Rate	-1.0pp $244	-0.5pp $207	base $169	+0.5pp $131	+1.0pp $91

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $149,000 Active 8 DOM
2. 2026-06-18
   days on market $149,000 Active 5 DOM
3. 2026-06-17
   days on market $149,000 Active 4 DOM
4. 2026-06-16
   days on market $149,000 Active 3 DOM
5. 2026-06-15
   days on market $149,000 Active 2 DOM
6. 2026-06-13
   days on marketlisting id $149,000 Active 1 DOM
7. 2026-06-01
   days on market $149,000 Active 10 DOM
8. 2026-05-31
   days on market $149,000 Active 9 DOM
9. 2026-05-22
   listed $149,000 Active
10. 2026-04-23
    price $157,000
11. 2022-06-17
    soldstatus $115,500 Closed 369-char remark

    Show marketing remark (369 chars)

    Adorable 3 bedroom, 1 bath home in downtown Georgetown with off-street parking. This home was completely remodeled 8 years ago down to the studs. Neutral colors, granite countertops and a large laundry/mud room makes this home perfect for anyone. This is a one time list & sell. Listing will be added to the MLS at closing. Seller is a licensed real estate agent.

12. 2022-06-17
    listed $115,500 369-char remark

    Show marketing remark (369 chars)

    Adorable 3 bedroom, 1 bath home in downtown Georgetown with off-street parking. This home was completely remodeled 8 years ago down to the studs. Neutral colors, granite countertops and a large laundry/mud room makes this home perfect for anyone. This is a one time list & sell. Listing will be added to the MLS at closing. Seller is a licensed real estate agent.

13. 2022-06-17
    historical 369-char remark

    Show marketing remark (369 chars)

    Adorable 3 bedroom, 1 bath home in downtown Georgetown with off-street parking. This home was completely remodeled 8 years ago down to the studs. Neutral colors, granite countertops and a large laundry/mud room makes this home perfect for anyone. This is a one time list & sell. Listing will be added to the MLS at closing. Seller is a licensed real estate agent.

14. 2017-06-01
    soldstatus $29,600
15. 2017-05-12
    listed $27,000
16. 2005-01-28
    historical
17. 2004-12-10
    listed $19,900

ⓘ 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: $401 · $33/mo
• Projected year-2 tax: $834 · $69/mo
• Expected delta: +$433/yr (+$36/mo · 107.8%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $16,736
• − Mortgage interest: −$8,346
• − Property taxes: −$401
• − Insurance: −$1,412
• − Repairs & maintenance: −$1,339
• − Management: −$1,339
• − Depreciation: −$4,335
• Taxable loss: −$436
• Est. tax savings @ 24.0%: +$105
• After-tax cash flow: $2,136/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: New Albany-Floyd County Consolidated Schools
• NCES district ID: 1807410
• Math proficiency: 46% ▼ -4.00%
• Reading proficiency: 50% ▼ -3.00%
• Median HH income: $54,709
• Composite: 41.57/100
• National rank: #3441
• State rank: #68 of 301 in IN

Livability — Georgetown

• Score: 72/100
• State rank: #117
• US rank: #6329

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Georgetown, IN
• Population (ZIP): 11,230

Population outlook (Floyd County) Hauer SSP2

• Today (2025): 82,092 people
• By 2030: 84,384 · +2.8%
• By 2040: 87,919 · +7.1%
• By 2050: 89,958 · +9.6%
• By 2075: 94,159 · +14.7%
• By 2100: 91,907 · +12.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Floyd

• 2024 margin: R (+15.5) · D 41.4% · R 56.9% · Other 1.7%
• 2008→2024 swing: -5.4pp toward R · 2008: -10.1pp · 2024: -15.5pp
• All cycles: 2024: R+15.5 2020: R+14.1 2016: R+20.1 2012: R+14.3 2008: R+10.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -101.62%
• Current HPI: 197.107
• 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

+648.7% since first listed

9 events — show timeline

• 2026-05-22 Listed $149,000 SIRA
• 2026-04-23 Price Changed $157,000 SIRA
• 2022-06-17 Delisted — SIRA
• 2022-06-17 Listed $115,500 SIRA
• 2022-06-17 Sold (MLS) $115,500 SIRA
• 2017-06-01 Sold (MLS) $29,600 SIRA
• 2017-05-12 Listed $27,000 SIRA
• 2005-01-28 Listing Removed — MIBOR as Distributed by MLS Grid
• 2004-12-10 Listed $19,900 MIBOR as Distributed by MLS Grid

Property tax history

-2.8%/yr

Latest (2024): $401 · -11.5% YoY. Source: county tax records.