2160 Sunset Ln Unit SUN2160 · Rochester, IN 46975

$42,000

3 bd · 2.0 ba · 980 sqft · Manufactured · 34 Days on market

Manufactured home Built 2026 Good condition $43/sqft · 64% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Manufactured-home adj. -5.9

Listing remarks

* THIS IS A RESALE LISTING * This welcoming, well-maintained 3 bedroom, 2 bathroom home is a perfect place to raise your family. For your convenience, we have onsite community management to assist you when you need it. With our family-friendly community amenities such as community events, a playground, and , your family will be excited to live here. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

Key facts

• Built 2026
• Listed 33 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $42k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $406 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($881 rent vs $42k).
• Recommended offer: $41k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.9% vs local median 3.3% in Rochester — 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 69/100 on livability (#206 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: employment D, amenities F, commute F.
• Rochester Community School Corporation (town): math 31% / reading 41% proficiency, ranked #188 of 301 in IN (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: George M Riddle Elementary School (math 37% / reading 34%, grade F, #584 of 994 statewide, top 59%, 364 students, 58% FRL); Rochester Community Middle School (math 28% / reading 42%, grade F, #164 of 330 statewide, top 50%, 317 students, 58% FRL); Rochester Community High School (math 27% / reading 62%, grade F, #169 of 369 statewide, top 51%, 610 students, 57% FRL) — zoned schools average 58% FRL vs 41% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 146 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); 23 units permitted in Fulton County in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($61k/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 $290 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Fulton County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($41k) is reasonable based on typical stale-listing flexibility.

Recommended offer $40,740 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.10% ✓
• Cap rate: 17.89%
• Cash-on-cash: 41.43%
• DSCR: 2.84
• GRM: 4.0

CMA / ARV

• ARV (median comp): $117,000
• List price: $42,000
• Delta: -64.10%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1509 Sunset Dr	0.75mi	3/1.0	988 (+1%)	3mo	$155,000	$157	57
945 Sanford Dr	0.60mi	3/1.0	1,092 (+11%)	8mo	$180,000	$165	43
910 W 9th St	1.06mi	3/1.0	888 (-9%)	5mo	$50,000	$56	41
1535 Monroe St	0.97mi	3/1.0	864 (-12%)	1mo	$148,000	$171	41
1567 Elizabeth Ave	0.60mi	3/1.0	1,154 (+18%)	4mo	$95,000	$82	40
128 W 7th St	1.36mi	3/1.0	1,072 (+9%)	8mo	$120,000	$112	39
730 Sweetgum Rd	1.17mi	3/1.0	1,092 (+11%)	4mo	$204,000	$187	38
640 E 12th St	1.32mi	3/1.0	869 (-11%)	7mo	$79,100	$91	36
2647 Southway 31 Hwy	1.29mi	3/1.0	1,148 (+17%)	5mo	$175,000	$152	32
1200 College Ave	1.32mi	2/1.0 (-1)	1,128 (+15%)	1mo	$152,000	$135	30
1109 Pontiac St	1.02mi	3/1.0	1,130 (+15%)	7mo	$95,000	$84	30
1608 Sunset Dr	0.69mi	2/1.0 (-1)	768 (-22%)	9mo	$89,000	$116	26

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: 38.0%
• Equity multiple: 2.62×
• Total profit: $19,070
• Equity at exit: $6,262

10-year hold

• IRR: 44.5%
• Equity multiple: 5.25×
• Total profit: $49,961
• Equity at exit: $3,631

Cash invested: $11,760 (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 →

Active competition Active MLS

• For sale now: 12 active
• Median asking: $37,700 ($37/sqft)
• Median days on market: 41 d
• This list price: 67% of active listings are priced below it
• ARV vs active asking: +225.6% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 46975

• Home prices YoY: -28.7%
• Active inventory: 146
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $881 medium
• Mortgage (P&I): −$220
• Tax est. 1.5%: −$52 /mo · $630/yr
• Insurance: −$18
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $406

Break-even live

Break-even rent $367

Max offer price $42,000

Occupancy floor 49%

Sensitivity live

Price	-10% $435	-5% $421	+0% $406	+5% $392	+10% $377
Rent	-10% $336	-5% $371	+0% $406	+5% $441	+10% $476
Rate	-1.0pp $427	-0.5pp $417	base $406	+0.5pp $395	+1.0pp $384

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: $10,500
• Closing costs: $1,260
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1707 Madison St Rochester, IN	2.0–3.0	1.0–1.5	1150	$1,395	$1.21	62d	3	0.80mi
1707 Madison St Rochester, IN	2.0	1.0	1000	$995	$0.99	0d	1	0.80mi
421 Westwood Ln Rochester, IN	2.0	1.0	657	$910	$1.38	0d	1	0.82mi

Listing history 10 events

1. 2026-06-10
   days on market $42,000 Active 34 DOM
2. 2026-06-09
   days on market $42,000 Active 33 DOM
3. 2026-06-08
   days on market $42,000 Active 32 DOM
4. 2026-06-07
   days on market $42,000 Active 31 DOM
5. 2026-06-03
   days on market $42,000 Active 27 DOM
6. 2026-06-02
   days on market $42,000 Active 26 DOM
7. 2026-06-01
   pricedays on market $42,000 Active 25 DOM
8. 2026-05-31
   days on market $41,500 Active 24 DOM
9. 2026-05-31
   days on market $41,500 Active 23 DOM
10. 2026-05-08
    listed $41,500 Active 499-char remark

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,577
• − Mortgage interest: −$2,353
• − Property taxes: −$630
• − Insurance: −$210
• − Repairs & maintenance: −$846
• − Management: −$846
• − Depreciation: −$1,222
• Taxable income: $4,470
• Est. tax owed @ 24.0%: −$1,073
• After-tax cash flow: $3,800/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 · 2 photos

Good 75/100 Cosmetic rehab Est. rehab $4,900–$14,700 screening

This well-maintained mobile home is in good condition with minor cosmetic updates needed to enhance its curb appeal and rental value.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and the home's overall appearance. ↑
• Rental Replace or clean gutters — Clean gutters improve drainage and prevent water damage, which is important for rental properties. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 40/100

Zoned Schools

Elementary Columbia Elementary School Middle Rochester Community Middle School F IN #164/330 Nat'l #7,460/14,009 High Rochester Community High School F IN #169/369 Nat'l #6,890/17,239

Schools (NCES district)

• District: Rochester Community School Corporation
• NCES district ID: 1809630
• Math proficiency: 31% ▼ -4.00%
• Reading proficiency: 41% ▲ 2.00%
• Median HH income: $42,645
• Composite: 30.44/100
• National rank: #6231
• State rank: #188 of 301 in IN

C Composite livability gradescore 69/100

Livability — Rochester

• Score: 69/100
• State rank: #206
• US rank: #9060

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Fulton County · 19,537 people
• City population: 13,824
• Metro: nan
• Population (ZIP): 13,824
• Household income: $61,185
• Rent vs Own: 21.3% rent · 78.7% own
• Severe rent burden: 10% of renters

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Population outlook (Fulton County) Hauer SSP2

• Today (2025): 19,537 people
• By 2030: 19,013 · -2.7%
• By 2040: 17,959 · -8.1%
• By 2050: 17,038 · -12.8%
• By 2075: 15,117 · -22.6%
• By 2100: 13,179 · -32.5%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Iranian 2% Scottish 2% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · German/W. Germanic 2% Spanish 1%

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Political lean MEDSL · Fulton

• 2024 margin: Solid R (+51.2) · D 23.7% · R 74.9% · Other 1.4%
• 2008→2024 swing: -35.2pp toward R · 2008: -16.0pp · 2024: -51.2pp
• All cycles: 2024: R+51.2 2020: R+48.2 2016: R+48.4 2012: R+33.2 2008: R+16.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -85.72%
• Current HPI: 212.9033
• Rent YoY: —
• Metro: nan
• State GDP YoY: ▲ 2.90%
• F500 in state: 18

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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