2130 Tyler · Sellersburg, IN 47172

$65,995

3 bd · 2.0 ba · 880 sqft · Manufactured · 217 Days on market

Built 2025 Good condition $560/mo HOA · 41% of rent

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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 +18.7/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• Schools +5.0/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

harming 3-Bedroom Home in Indian Oaks Pointe Welcome to Indian Oaks Pointe, a scenic and inviting community just on the edge of Sellersburg. Nestled among mature trees and full of neighborhood charm, this brand-new 2025 Champion/Prime Zenith offers both comfort and convenience at an affordable price. Home Highlights 3 Bedrooms, 2 Bathrooms - perfect for families or anyone who needs extra room 14' x 66' single width floor plan with a modern open layout Brand new 2025 construction - fresh, move-in ready design Kitchen appliances included plus a separate laundry area for easy living Offered at $65,995 - excellent value for new construction Community Features Great Location - minutes from shopping, schools, and major employers Family-Friendly Amenities - basketball court, clubhouse, and playground Top Schools Nearby - Silver Creek Elementary, Middle, and High Schools all close to the community Indian Oaks Pointe combines natural surroundings and convenience, giving you the best of both worlds.

Key facts

• Clubhouse
• Modern open layout
• Basketball court

Tags

• MODERN OPEN LAYOUT
• KITCHEN APPLIANCES INCLUDED
• SEPARATE LAUNDRY AREA
• BASKETBALL COURT
• CLUBHOUSE
• PLAYGROUND

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $66k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $65 ($781/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $66k).
• Recommended offer: $58k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 4.0% in Sellersburg — 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 73/100 on livability (#85 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools D+, commute D+, health & safety D+.
• Market conditions: 146 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 911 units permitted in Clark County in 2024 (133 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $456 of loan paydown is wiped out by about $2k 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 217 days — a 12% lower offer ($58k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 41% of rent.

Recommended offer $58,075 (12.0% below list)

Questions for the listing agent

1. It's been on market 217 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 2.07% ✓
• Cap rate: 7.48%
• Cash-on-cash: 4.23%
• DSCR: 1.19
• GRM: 4.0

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: -9.1%
• Equity multiple: 0.67×
• Total profit: $-6,185
• Equity at exit: $9,840

10-year hold

• IRR: 1.1%
• Equity multiple: 1.08×
• Total profit: $1,433
• Equity at exit: $5,706

Cash invested: $18,479 (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 47172

• Active inventory: 146
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,369 medium
• Mortgage (P&I): −$346
• Tax est. 1.5%: −$82 /mo · $990/yr
• Insurance: −$27
• HOA: −$560
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $65

Break-even live

Break-even rent $1,286

Max offer price $65,995

Occupancy floor 90%

Sensitivity live

Price	-10% $111	-5% $88	+0% $65	+5% $42	+10% $19
Rent	-10% $-43	-5% $11	+0% $65	+5% $119	+10% $173
Rate	-1.0pp $98	-0.5pp $82	base $65	+0.5pp $48	+1.0pp $31

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: $16,499
• Closing costs: $1,980
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7000 Lake Dr Sellersburg, IN	1.0–3.0	1.0–2.0	1004	$1,369	$1.36	2d	1	0.80mi
7722 Sellersburg, IN	1.0–2.0	1.0–2.0	933	$1,143	$1.23	2d	12	0.81mi
2424 Addmore Ln Clarksville, IN	3.0	2.0	1080	$1,250	$1.16	4d	1	1.42mi

HOA detail

• Monthly dues: $560 · $6,720/yr

Listing history 14 events

1. 2026-06-18
   days on market $65,995 Active 217 DOM
2. 2026-06-17
   days on market $65,995 Active 216 DOM
3. 2026-06-16
   days on market $65,995 Active 215 DOM
4. 2026-06-15
   days on market $65,995 Active 214 DOM
5. 2026-06-13
   days on market $65,995 Active 212 DOM
6. 2026-06-10
   days on market $65,995 Active 209 DOM
7. 2026-06-09
   days on market $65,995 Active 208 DOM
8. 2026-06-08
   days on market $65,995 Active 207 DOM
9. 2026-06-07
   days on market $65,995 Active 206 DOM
10. 2026-06-03
    days on market $65,995 Active 202 DOM
11. 2026-06-02
    days on market $65,995 Active 201 DOM
12. 2026-06-01
    days on market $65,995 Active 200 DOM
13. 2026-05-31
    days on market $65,995 Active 199 DOM
14. 2025-11-13
    listed $65,995 Active 1016-char remark

    Show marketing remark (1016 chars)

    harming 3-Bedroom Home in Indian Oaks Pointe Welcome to Indian Oaks Pointe, a scenic and inviting community just on the edge of Sellersburg. Nestled among mature trees and full of neighborhood charm, this brand-new 2025 Champion/Prime Zenith offers both comfort and convenience at an affordable price. Home Highlights 3 Bedrooms, 2 Bathrooms - perfect for families or anyone who needs extra room 14' x 66' single width floor plan with a modern open layout Brand new 2025 construction - fresh, move-in ready design Kitchen appliances included plus a separate laundry area for easy living Offered at $65,995 - excellent value for new construction Community Features Great Location - minutes from shopping, schools, and major employers Family-Friendly Amenities - basketball court, clubhouse, and playground Top Schools Nearby - Silver Creek Elementary, Middle, and High Schools all close to the community Indian Oaks Pointe combines natural surroundings and convenience, giving you the best of both worlds.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $16,422
• − Mortgage interest: −$3,697
• − Property taxes: −$990
• − Insurance: −$330
• − Repairs & maintenance: −$1,314
• − Management: −$1,314
• − HOA: −$6,720
• − Depreciation: −$1,920
• Taxable income: $138
• Est. tax owed @ 24.0%: −$33
• After-tax cash flow: $748/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This move-in ready manufactured home in Indian Oaks Pointe is in good condition with a modern design and ample space. It offers a great value for new construction and is ready for immediate occupancy.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants.
• Both Adding smart home features — Smart home features can increase the home's value and appeal to tech-savvy buyers/tenants.
• Both Upgrading the kitchen appliances — Upgrading appliances can make the kitchen more functional and appealing to potential buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Adding smart home features — Smart home features can increase the home's value and appeal to tech-savvy buyers/tenants. ↑
• Both Upgrading the kitchen appliances — Upgrading appliances can make the kitchen more functional and appealing to potential buyers/tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

No district data.

Livability — Sellersburg

• Score: 73/100
• State rank: #85
• US rank: #5005

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sellersburg, IN
• County: Clark County · 108,879 people
• City population: 21,045
• Metro: Louisville/Jefferson County, KY-IN
• Population (ZIP): 21,045
• Household income: $82,503
• Rent vs Own: 17.1% rent · 82.9% own
• Severe rent burden: 250.0

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 (90%)
• Race & ethnicity: White 90% Two or more races 7% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 2% Slovak 2% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Vietnamese 1% 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: ▼ -114.50%
• Current HPI: 173.6209
• 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

• 2025-11-13 Listed $65,995 Zillow