1209 W Walnut St St · Brownstown, IN 47220

$99,999

3 bd · 2.0 ba · 1,008 sqft · Manufactured public records · 150 Days on market

Built 1988 7,405 sqft lot ↓ 20% since listing

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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 +21.8/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• Appreciation +6.1/10.0
• 1% rule +4.6/10.0
• Schools +3.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Opportunity knocks with this Investor Special! This 3-bedroom, 2-bath single wide sits on a corner lot and offers strong potential for the right buyer. With a functional layout and plenty of room to add value, this property is perfect for investors, flippers, or those looking for a budget-friendly project. Located close to town amenities, this home provides a solid footprint to renovate, rent, or resell. Bring your vision and turn this into a great investment opportunity. Also includes a 2 car garage & 2 outbuildings. Sold As-is.

Key facts

• 2 outbuildings
• Functional layout
• 2 car garage

Tags

• CORNER LOT
• FUNCTIONAL LAYOUT
• CLOSE TO TOWN AMENITIES
• 2 CAR GARAGE
• 2 OUTBUILDINGS

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Manufactured home (single-story)
• Construction: Metal siding
• Exterior features: Corner lot; 75 x 100 lot dimensions; Shed(s) on the property

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Bedrooms: 3 total rooms
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Wood heating; Wall unit cooling
• Interior features: Refrigerator; Electric oven and electric range; Electric water heater; Water heater; Washer; Dryer
• Laundry & utility: Laundry on the main level; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $156 ($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 $96k (4.2% below list).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#478 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B+; Watch: health & safety D, amenities F, commute F.
• Brownstown Central Community School Corporation (town): math 35% / reading 46% proficiency, ranked #135 of 301 in IN (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Brownstown Elementary School (math 37% / reading 38%, grade F, #543 of 994 statewide, top 55%, 635 students, 55% FRL); Brownstown Central Middle School (math 32% / reading 47%, grade F, #125 of 330 statewide, top 38%, 323 students, 46% FRL); Brownstown Central High School (math 42% / reading 62%, grade D+, #106 of 369 statewide, top 31%, 475 students, 36% FRL).
• Market conditions: 24 active listings in the ZIP; 101 units permitted in Jackson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($691 loan paydown + $2k appreciation (2.2% local appreciation)).
• Jackson County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (2.2% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.96% ✗
• Cap rate: 8.16%
• Cash-on-cash: 6.67%
• DSCR: 1.30
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.21% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.6%
• Equity multiple: 1.64×
• Total profit: $17,806
• Equity at exit: $40,587

10-year hold

• IRR: 14.3%
• Equity multiple: 2.96×
• Total profit: $54,740
• Equity at exit: $59,338

Cash invested: $28,000 (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 47220

• Home prices YoY: 1.1%
• Active inventory: 24
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $958 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$35 /mo · $418/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $156

Break-even live

Break-even rent $761

Max offer price $99,999

Occupancy floor 79%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $99,999 Active 150 DOM
2. 2026-06-18
   days on market $99,999 Active 149 DOM
3. 2026-06-17
   days on market $99,999 Active 148 DOM
4. 2026-06-16
   days on market $99,999 Active 147 DOM
5. 2026-06-15
   days on market $99,999 Active 146 DOM
6. 2026-06-14
   days on market $99,999 Active 144 DOM
7. 2026-06-13
   days on market $99,999 Active 143 DOM
8. 2026-06-10
   days on market $99,999 Active 141 DOM
9. 2026-06-09
   days on market $99,999 Active 140 DOM
10. 2026-06-08
    days on market $99,999 Active 139 DOM
11. 2026-06-07
    days on market $99,999 Active 138 DOM
12. 2026-06-05
    days on market $99,999 Active 135 DOM
13. 2026-06-03
    days on market $99,999 Active 134 DOM
14. 2026-06-02
    days on market $99,999 Active 133 DOM
15. 2026-06-01
    days on market $99,999 Active 132 DOM
16. 2026-05-31
    days on market $99,999 Active 131 DOM
17. 2026-05-30
    days on market $99,999 Active 130 DOM
18. 2026-03-23
    price $119,999
19. 2026-03-06
    price $124,999
20. 2026-01-26
    price $129,999
21. 2026-01-20
    listed $149,999 Active

ⓘ 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: $418 · $35/mo
• Projected year-2 tax: $634 · $53/mo
• Expected delta: +$216/yr (+$18/mo · 51.7%)

ⓘ 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 5/10 Major 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,492
• − Mortgage interest: −$5,601
• − Property taxes: −$418
• − Insurance: −$500
• − Repairs & maintenance: −$919
• − Management: −$919
• − Depreciation: −$2,909
• Taxable income: $225
• Est. tax owed @ 24.0%: −$54
• After-tax cash flow: $1,814/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: Brownstown Central Community School Corporation
• NCES district ID: 1801050
• Math proficiency: 35% ▼ -12.00%
• Reading proficiency: 46% ▼ -1.00%
• Median HH income: $49,725
• Composite: 34.84/100
• National rank: #5094
• State rank: #135 of 301 in IN

Livability — Brownstown

• Score: 62/100
• State rank: #478
• US rank: #16879

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brownstown, IN
• City population: 6,070
• Population (ZIP): 6,070

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 46,376 people
• By 2030: 47,344 · +2.1%
• By 2040: 48,936 · +5.5%
• By 2050: 49,738 · +7.2%
• By 2075: 50,435 · +8.8%
• By 2100: 46,321 · -0.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Hispanic / Latino 1%
• Common ancestry: Slovak 6%
• Foreign-born: 1% · Canada

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+55.3) · D 21.5% · R 76.8% · Other 1.7%
• 2008→2024 swing: -41.6pp toward R · 2008: -13.7pp · 2024: -55.3pp
• All cycles: 2024: R+55.3 2020: R+53.3 2016: R+51.4 2012: R+27.4 2008: R+13.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.21%
• Current HPI: 210.3566
• 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

-20.0% since first listed

4 events — show timeline

• 2026-03-23 Price Changed $119,999 IRMLS
• 2026-03-06 Price Changed $124,999 IRMLS
• 2026-01-26 Price Changed $129,999 IRMLS
• 2026-01-20 Listed $149,999 IRMLS

Property tax history

+6.1%/yr

Latest (2024): $418 · +14.4% YoY. Source: county tax records.