482 W Shoshoni Trl · Westwood, IN 47362

$93,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 115 Days on market

Built 1994 0.49 ac lot $69/sqft · 42% below area Est $162k · 42% 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 +28.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Rent growth +3.6/5.0
• Schools +2.7/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Location Location Location!!! Check this out! This manufactured home is the perfect place and ready for it's next owner. 3 Bedrooms, 2 Full Baths, 1,344 sq ft of spacious home sweet home. The expansive combination kitchen and dining is more than you'll need with a very large attached living room. Complete with 2 good sized bedrooms and a full, massive master suite will round out this cozy home. No doubt, some updates and minor cosmetics will need to be done, but the bones are solid as you'll ever see. Roof is 6 years old, HVAC was overhauled less than 1 year ago, A/C compressor is 1 yr old, Water heater is less than 2 years old. Outside well pump was replaced 6 yrs ago and septic was serviced in '25. This expansive corner lot totaling almost an acre in a fantastic neighborhood is waiting for it's next chapter. Come check it out!!!

Key facts

• Overhauled hvac
• 6 years old roof
• Attached living room

Tags

• EXPANSIVE COMBINATION KITCHEN
• ATTACHED LIVING ROOM
• MASSIVE MASTER SUITE
• 6 YEARS OLD ROOF
• OVERHAULED HVAC
• 1 YR OLD A/C COMPRESSOR

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $93k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $93k).
• Recommended offer: $85k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• New Castle Community School Corporation (town): math 30% / reading 35% proficiency, ranked #229 of 301 in IN (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.6%/yr); 214 active listings in the ZIP; 47 units permitted in Henry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $643 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Henry County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $26k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y ago; this cycle's ask has dropped $22k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $43k; list at $93k implies a 116% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,630 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.29% ✓
• Cap rate: 10.27%
• Cash-on-cash: 14.20%
• DSCR: 1.63
• GRM: 6.4

CMA / ARV

• ARV (median comp): $161,545
• List price: $93,000
• Delta: -42.43%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
411 W Shoshoni Trl	0.06mi	3/2.0	1,260 (-6%)	6mo	$115,000	$91	82

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 · 4.59% rent growth · sell at horizon

5-year hold

• IRR: 2.3%
• Equity multiple: 1.09×
• Total profit: $2,335
• Equity at exit: $13,867

10-year hold

• IRR: 13.5%
• Equity multiple: 2.17×
• Total profit: $30,380
• Equity at exit: $8,041

Cash invested: $26,040 (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 47362

• Home prices YoY: -16.0%
• Rents YoY: 4.6%
• Active inventory: 214
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,204 medium
• Mortgage (P&I): −$488
• Tax est. 1.5%: −$116 /mo · $1,395/yr
• Insurance: −$39
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $242

Break-even live

Break-even rent $898

Max offer price $93,000

Occupancy floor 75%

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: $23,250
• Closing costs: $2,790
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $93,000 Active 115 DOM
2. 2026-06-18
   days on market $93,000 Active 114 DOM
3. 2026-06-17
   days on market $93,000 Active 113 DOM
4. 2026-06-16
   days on market $93,000 Active 112 DOM
5. 2026-06-15
   days on market $93,000 Active 111 DOM
6. 2026-06-14
   days on market $93,000 Active 109 DOM
7. 2026-06-12
   pricedays on market $93,000 Active 108 DOM
8. 2026-06-09
   days on market $99,900 Active 105 DOM
9. 2026-06-08
   days on market $99,900 Active 104 DOM
10. 2026-06-07
    days on market $99,900 Active 103 DOM
11. 2026-06-05
    days on market $99,900 Active 100 DOM
12. 2026-06-03
    days on market $99,900 Active 99 DOM
13. 2026-06-02
    days on market $99,900 Active 98 DOM
14. 2026-06-01
    days on market $99,900 Active 97 DOM
15. 2026-05-31
    days on market $99,900 Active 96 DOM
16. 2026-05-30
    days on market $99,900 Active 95 DOM
17. 2026-05-12
    price $99,900 845-char remark

    Show marketing remark (845 chars)

    Location Location Location!!! Check this out! This manufactured home is the perfect place and ready for it's next owner. 3 Bedrooms, 2 Full Baths, 1,344 sq ft of spacious home sweet home. The expansive combination kitchen and dining is more than you'll need with a very large attached living room. Complete with 2 good sized bedrooms and a full, massive master suite will round out this cozy home. No doubt, some updates and minor cosmetics will need to be done, but the bones are solid as you'll ever see. Roof is 6 years old, HVAC was overhauled less than 1 year ago, A/C compressor is 1 yr old, Water heater is less than 2 years old. Outside well pump was replaced 6 yrs ago and septic was serviced in '25. This expansive corner lot totaling almost an acre in a fantastic neighborhood is waiting for it's next chapter. Come check it out!!!

18. 2026-04-13
    price $109,900 845-char remark

    Show marketing remark (845 chars)

    Location Location Location!!! Check this out! This manufactured home is the perfect place and ready for it's next owner. 3 Bedrooms, 2 Full Baths, 1,344 sq ft of spacious home sweet home. The expansive combination kitchen and dining is more than you'll need with a very large attached living room. Complete with 2 good sized bedrooms and a full, massive master suite will round out this cozy home. No doubt, some updates and minor cosmetics will need to be done, but the bones are solid as you'll ever see. Roof is 6 years old, HVAC was overhauled less than 1 year ago, A/C compressor is 1 yr old, Water heater is less than 2 years old. Outside well pump was replaced 6 yrs ago and septic was serviced in '25. This expansive corner lot totaling almost an acre in a fantastic neighborhood is waiting for it's next chapter. Come check it out!!!

19. 2026-02-23
    listed $115,000 Active 845-char remark

    Show marketing remark (845 chars)

    Location Location Location!!! Check this out! This manufactured home is the perfect place and ready for it's next owner. 3 Bedrooms, 2 Full Baths, 1,344 sq ft of spacious home sweet home. The expansive combination kitchen and dining is more than you'll need with a very large attached living room. Complete with 2 good sized bedrooms and a full, massive master suite will round out this cozy home. No doubt, some updates and minor cosmetics will need to be done, but the bones are solid as you'll ever see. Roof is 6 years old, HVAC was overhauled less than 1 year ago, A/C compressor is 1 yr old, Water heater is less than 2 years old. Outside well pump was replaced 6 yrs ago and septic was serviced in '25. This expansive corner lot totaling almost an acre in a fantastic neighborhood is waiting for it's next chapter. Come check it out!!!

20. 2008-05-08
    soldstatus $43,000 439-char remark

    Show marketing remark (439 chars)

    HUD HOME SOLD IN AS-IS CONDITION. FOR MORE INFORMATION REGARDING HUD FORMS, EARNEST MONEY, PROCEDURES, REGISTERING AND BIDDING SEE WEBSITE BELOW. ALL INFORMATION DEEMED RELIABLE BUT NOT GUARANTEED. NO SHOWING APPT. NECESSARY - USE HUD KEY. CASE NUMBER 151-715052. 203K ELIGIBLE. INSURED STATUS: UI. MANUFACTURED HOME. WELL/SEPTIC SYSTEM CONDITION UNKNOWN. REPLACE ROOF AND MISSING LIVING ROOM CARPET. EVID OF POSSIBLE MOLD. RELIST 3-21-08.

21. 2007-12-28
    listed $45,000 439-char remark

    Show marketing remark (439 chars)

    HUD HOME SOLD IN AS-IS CONDITION. FOR MORE INFORMATION REGARDING HUD FORMS, EARNEST MONEY, PROCEDURES, REGISTERING AND BIDDING SEE WEBSITE BELOW. ALL INFORMATION DEEMED RELIABLE BUT NOT GUARANTEED. NO SHOWING APPT. NECESSARY - USE HUD KEY. CASE NUMBER 151-715052. 203K ELIGIBLE. INSURED STATUS: UI. MANUFACTURED HOME. WELL/SEPTIC SYSTEM CONDITION UNKNOWN. REPLACE ROOF AND MISSING LIVING ROOM CARPET. EVID OF POSSIBLE MOLD. RELIST 3-21-08.

ⓘ 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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°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: $14,442
• − Mortgage interest: −$5,209
• − Property taxes: −$1,395
• − Insurance: −$1,262
• − Repairs & maintenance: −$1,155
• − Management: −$1,155
• − Depreciation: −$2,705
• Taxable income: $1,559
• Est. tax owed @ 24.0%: −$374
• After-tax cash flow: $2,525/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 Castle Community School Corporation
• NCES district ID: 1807440
• Math proficiency: 30% ▼ -13.00%
• Reading proficiency: 35% ▼ -9.00%
• Median HH income: $36,717
• Composite: 26.99/100
• National rank: #7067
• State rank: #229 of 301 in IN

Livability — Westwood

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Henry County · 29,337 people
• Metro: New Castle, IN
• Population (ZIP): 29,337
• Household income: $60,258
• Rent vs Own: 27.6% rent · 72.4% own
• Severe rent burden: 545.0

Population outlook (Henry County) Hauer SSP2

• Today (2025): 48,028 people
• By 2030: 47,125 · -1.9%
• By 2040: 44,820 · -6.7%
• By 2050: 42,207 · -12.1%
• By 2075: 35,814 · -25.4%
• By 2100: 26,779 · -44.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 3% Black 3% Hispanic / Latino 3%
• Common ancestry: Italian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Henry

• 2024 margin: Solid R (+47.7) · D 25.3% · R 73.0% · Other 1.7%
• 2008→2024 swing: -43.8pp toward R · 2008: -3.9pp · 2024: -47.7pp
• All cycles: 2024: R+47.7 2020: R+45.2 2016: R+43.7 2012: R+17.0 2008: R+3.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -43.70%
• Current HPI: 228.8885
• Rent YoY: ▲ 4.59%
• Metro: New Castle, 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

+122.0% since first listed

5 events — show timeline

• 2026-05-12 Price Changed $99,900 RRELMS
• 2026-04-13 Price Changed $109,900 RRELMS
• 2026-02-23 Listed $115,000 RRELMS
• 2008-05-08 Sold (MLS) $43,000 MIBOR as Distributed by MLS Grid
• 2007-12-28 Listed $45,000 MIBOR as Distributed by MLS Grid

Property tax history

-6.5%/yr

Latest (2024): $150 · +22.0% YoY. Source: county tax records.