19515 Lakeview Dr · New Washington, IN 47111

$119,999

2 bd · 1.0 ba · 624 sqft · Manufactured public records · 60 Days on market

Built 1964 0.50 ac lot

---

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 +23.0/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +5.0/10.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great Cash flow cow investment or move in ready! 1% rule! Great renter that has been with us for a while. 2 Bed 1 bath. located in quiet and peaceful Hibernia. Large detached 2 car garage. Currently rented month to month.

Key facts

• 0.5 acre lot
• 2 garage spots
• Built 1964

Property features AI

Finance

• Financial info: Annual tax reported

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water connected
• Home design: Single-wide mobile home; Single-story
• Construction: 624 sq. ft. above-grade living area
• Exterior features: Half-acre lot; Lot size source: Assessor

Interior

• Bathrooms: 1 full bathroom
• Interior features: Central air conditioning; Forced air heating

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $213 ($3k/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 $120k (0.1% below list).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#420 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: employment D+, amenities F, commute 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: New Washington Elementary School (math 42% / reading 42%, grade F, #434 of 994 statewide, top 48%, 319 students, 53% FRL).
• Market conditions: 264 active listings in the ZIP; solid renter incomes; 911 units permitted in Clark County in 2024 (133 in 5+ unit buildings).
• This rent is only 15% of the median local income ($95k/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 $829 of loan paydown is wiped out by about $4k 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 60 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.

Recommended offer $116,399 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — 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 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: 1.00% ✗
• Cap rate: 8.43%
• Cash-on-cash: 7.62%
• DSCR: 1.34
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.7%
• Equity multiple: 0.82×
• Total profit: $-5,894
• Equity at exit: $17,892

10-year hold

• IRR: 4.9%
• Equity multiple: 1.36×
• Total profit: $12,205
• Equity at exit: $10,375

Cash invested: $33,600 (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 47111

• Active inventory: 264
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,199 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$55 /mo · $658/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $213

Break-even live

Break-even rent $929

Max offer price $119,999

Occupancy floor 77%

Sensitivity live

Price	-10% $281	-5% $247	+0% $213	+5% $179	+10% $145
Rent	-10% $119	-5% $166	+0% $213	+5% $261	+10% $308
Rate	-1.0pp $274	-0.5pp $244	base $213	+0.5pp $182	+1.0pp $151

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $119,999 Active 60 DOM
2. 2026-06-18
   days on market $119,999 Active 57 DOM
3. 2026-06-17
   days on market $119,999 Active 56 DOM
4. 2026-06-16
   days on market $119,999 Active 55 DOM
5. 2026-06-15
   days on market $119,999 Active 54 DOM
6. 2026-06-13
   days on market $119,999 Active 52 DOM
7. 2026-06-13
   days on market $119,999 Active 51 DOM
8. 2026-06-10
   days on market $119,999 Active 49 DOM
9. 2026-06-09
   days on market $119,999 Active 48 DOM
10. 2026-06-08
    days on market $119,999 Active 47 DOM
11. 2026-06-07
    days on market $119,999 Active 46 DOM
12. 2026-06-03
    days on market $119,999 Active 42 DOM
13. 2026-06-02
    days on market $119,999 Active 41 DOM
14. 2026-06-01
    days on market $119,999 Active 40 DOM
15. 2026-05-31
    days on market $119,999 Active 39 DOM
16. 2026-04-22
    listed $119,999 Active 221-char remark

ⓘ 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: $658 · $55/mo
• Projected year-2 tax: $839 · $70/mo
• Expected delta: +$181/yr (+$15/mo · 27.5%)

ⓘ 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 ≥105°F today · 19 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: $14,392
• − Mortgage interest: −$6,722
• − Property taxes: −$658
• − Insurance: −$600
• − Repairs & maintenance: −$1,151
• − Management: −$1,151
• − Depreciation: −$3,491
• Taxable income: $619
• Est. tax owed @ 24.0%: −$149
• After-tax cash flow: $2,412/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 — New Washington

• Score: 63/100
• State rank: #420
• US rank: #15195

Category grades

Amenities F Commute F Cost of living A+ Crime C Employment D+ Housing B- 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): 17,738
• Household income: $95,376
• Rent vs Own: 13.4% rent · 86.6% own
• Severe rent burden: 151.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 5% Hispanic / Latino 4% Black 3%
• Common ancestry: Italian 2% Lithuanian 2% Romanian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 95% English-only · Spanish 3% Chinese 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: ▼ -126.16%
• Current HPI: 198.7046
• Rent YoY: —
• 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

1 event — show timeline

• 2026-04-22 Listed $119,999 SIRA

Property tax history

+2.4%/yr

Latest (2024): $658 · +9.5% YoY. Source: county tax records.