7605 N 915 W · Scott, IN 46565

$149,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 19 Days on market

Built 1994 0.33 ac lot Est $159k · 6% under

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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).

• Cash flow +13.3/30.0
• ARV discount +10.2/15.0
• Schools +4.8/10.0
• DSCR +4.0/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This manufactured home has 3 bedrooms and 2 baths. It is situated on an irregular lot with a large oversized garage.

Key facts

• Main level living
• New well pump
• New pressure tank

Tags

• MOVE IN READY
• MAIN LEVEL LIVING
• PRIVATE PRIMARY SUITE
• NEW STAINLESS STEEL APPLIANCES
• NEW WELL PUMP
• NEW PRESSURE TANK

Property features AI

Exterior

• Parking: Detached garage with 2 garage spaces
• Security: Smoke detectors
• Utilities: Private well water; Septic tank sewer
• Home design: Manufactured home (single-story)
• Construction: Vinyl siding; Shingle roof; Block foundation; Built as a manufactured/mobile home
• Exterior features: Front porch; Chain link fencing; Irregular-shaped lot (approx. 0.33 acre)

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Gas range
• Bedrooms: Bedrooms located on main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Natural gas forced air heating; No cooling system
• Interior features: Cathedral ceilings; Walk-in closets; Eat-in kitchen; Open floorplan; Laminate countertops; Primary suite on main level
• Laundry & utility: Gas dryer hookup on main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $149k.

Deal economics

• At list price, monthly cash flow is $1 ($15/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 $117k (21.7% below list).
• Recommended offer: $117k (21.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Westview School Corporation (rural): math 58% / reading 53% proficiency, ranked #29 of 301 in IN (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Shipshewana-Scott Elementary Sch (math 57% / reading 37%, grade D-, #325 of 994 statewide, top 36%, 370 students, 23% FRL); Westview Jr-Sr High School (math 54% / reading 52%, grade C-, #99 of 369 statewide, top 27%, 743 students, 29% FRL) — zoned schools at 26% FRL track the district average.
• Market conditions: 19 active listings in the ZIP; 134 units permitted in LaGrange County in 2024 (0 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.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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 $65k; list at $149k implies a 129% gain — meaningful room to come down on a strong offer.

Recommended offer $116,739 (21.7% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.78% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.03%
• DSCR: 1.00
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $158,592
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7605 N 915 W	0.00mi	3/2.0	1,344 (0%)	0mo	$159,000	$118	100

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: -16.3%
• Equity multiple: 0.42×
• Total profit: $-24,116
• Equity at exit: $22,216

10-year hold

• IRR: -8.1%
• Equity multiple: 0.49×
• Total profit: $-21,100
• 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 46565

• Home prices YoY: -7.8%
• Active inventory: 19
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,167 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$78 /mo · $931/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $1

Break-even live

Break-even rent $1,166

Max offer price $149,000

Occupancy floor 95%

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 12 events

1. 2026-05-02
   status Pending
2. 2026-04-20
   historical Active Under Contract
3. 2026-04-13
   listed $149,000 Active
4. 2026-01-26
   soldstatus $65,000
5. 2026-01-23
   soldstatus $65,000 Closed 116-char remark

   Show marketing remark (116 chars)

   This manufactured home has 3 bedrooms and 2 baths. It is situated on an irregular lot with a large oversized garage.

6. 2026-01-05
   status Pending 116-char remark

   Show marketing remark (116 chars)

   This manufactured home has 3 bedrooms and 2 baths. It is situated on an irregular lot with a large oversized garage.

7. 2026-01-04
   status Active 116-char remark

   Show marketing remark (116 chars)

   This manufactured home has 3 bedrooms and 2 baths. It is situated on an irregular lot with a large oversized garage.

8. 2025-12-29
   status Pending 116-char remark

   Show marketing remark (116 chars)

   This manufactured home has 3 bedrooms and 2 baths. It is situated on an irregular lot with a large oversized garage.

9. 2025-12-23
   listed $60,000 Active 116-char remark

   Show marketing remark (116 chars)

   This manufactured home has 3 bedrooms and 2 baths. It is situated on an irregular lot with a large oversized garage.

10. 2020-01-08
    soldstatus $120,000 619-char remark

    Show marketing remark (619 chars)

    Welcome home to NEW. You are going to fall in love with this completely remodeled, 3 bedroom, 2 full bath home. Located in a country-like setting, you won't have anything to do but move in. The neutral flooring and paint will leave you breathless and you will love the open concept with large kitchen and living area. If the home isn't enough, the detached garage with work bench and the fenced in backyard provide even more perks. All mechanicals have been updated and even include a high efficiency HVAC system. All stainless appliances stay and are brand new too. Don't miss out on your chance for worry-free living!

11. 2019-10-26
    listed $124,900 619-char remark

    Show marketing remark (619 chars)

    Welcome home to NEW. You are going to fall in love with this completely remodeled, 3 bedroom, 2 full bath home. Located in a country-like setting, you won't have anything to do but move in. The neutral flooring and paint will leave you breathless and you will love the open concept with large kitchen and living area. If the home isn't enough, the detached garage with work bench and the fenced in backyard provide even more perks. All mechanicals have been updated and even include a high efficiency HVAC system. All stainless appliances stay and are brand new too. Don't miss out on your chance for worry-free living!

12. 2019-04-26
    soldstatus $25,000

ⓘ 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: $931 · $78/mo
• Projected year-2 tax: $1,099 · $92/mo
• Expected delta: +$168/yr (+$14/mo · 18.0%)

ⓘ 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 2/10 Low 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,009
• − Mortgage interest: −$8,346
• − Property taxes: −$931
• − Insurance: −$745
• − Repairs & maintenance: −$1,121
• − Management: −$1,121
• − Depreciation: −$4,335
• Taxable loss: −$2,589
• Est. tax savings @ 24.0%: +$621
• After-tax cash flow: $636/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: Westview School Corporation
• NCES district ID: 1813110
• Math proficiency: 58% ▼ -6.00%
• Reading proficiency: 53% ▼ -5.00%
• Median HH income: $53,000
• Composite: 47.66/100
• National rank: #2245
• State rank: #29 of 301 in IN

Livability — Scott

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

Census & demographics

• Population (ZIP): 8,718

Population outlook (LaGrange County) Hauer SSP2

• Today (2025): 39,718 people
• By 2030: 40,060 · +0.9%
• By 2040: 40,333 · +1.5%
• By 2050: 39,284 · -1.1%
• By 2075: 32,100 · -19.2%
• By 2100: 21,407 · -46.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Polish 13% Italian 4% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 33% English-only · German/W. Germanic 65% Spanish 1%

Political lean MEDSL · LaGrange

• 2024 margin: Solid R (+56.8) · D 20.8% · R 77.6% · Other 1.7%
• 2008→2024 swing: -35.3pp toward R · 2008: -21.5pp · 2024: -56.8pp
• All cycles: 2024: R+56.8 2020: R+54.1 2016: R+51.8 2012: R+35.8 2008: R+21.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -21.15%
• Current HPI: 251.731
• 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

+496.0% since first listed

12 events — show timeline

• 2026-05-02 Pending — IRMLS
• 2026-04-20 Contingent — IRMLS
• 2026-04-13 Listed $149,000 IRMLS
• 2026-01-26 Sold (Public Records) $65,000 Public Records
• 2026-01-23 Sold (MLS) $65,000 IRMLS
• 2026-01-05 Pending — IRMLS
• 2026-01-04 Relisted — IRMLS
• 2025-12-29 Pending — IRMLS
• 2025-12-23 Listed $60,000 IRMLS
• 2020-01-08 Sold (MLS) $120,000 IRMLS
• 2019-10-26 Listed $124,900 IRMLS
• 2019-04-26 Sold (Public Records) $25,000 Public Records

Property tax history

+18.1%/yr

Latest (2024): $931 · +349.9% YoY. Source: county tax records.