6356 Scotch Pine Rd · Cannelton, IN 47520

$170,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 31 Days on market

Built 2017 3.75 ac lot Est $145k · 17% over

---

Why this score? — see what drove the F 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).

• Appreciation +8.2/10.0
• Cash flow +7.6/30.0
• Schools +3.7/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.7/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Check out this completely remodeled 3 bed, 2 bath doublewide with new roof, sitting on 3.75 acres. This property offers plenty of space for whatever you want to do outside. Call to schedule your showing today.

Key facts

• Remodeled
• Plenty of space
• New roof

Tags

• REMODELED
• NEW ROOF
• 3.75 ACRES
• PLENTY OF SPACE

Property features AI

Finance

• Financial info: Assessor-reported lot size: 3.75 acres
• HOA & community: Homeowners association present

Exterior

• Utilities: Public water connected; Septic tank
• Home design: Single-story (1 level); Double-wide mobile home; Residential zoning
• Construction: Vinyl siding; Block foundation; Shingle roof; Built as above-grade finished living area
• Exterior features: Deck

Interior

• Kitchen: Dishwasher; Kitchen island
• Bedrooms: Three bedrooms on the first level
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced-air heating; Central air conditioning
• Interior features: Kitchen island; Primary bedroom with private bath; Main level primary bedroom; Open floor plan; Utility room / laundry room
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $-206 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $134k (21.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (31.4% below list).
• Recommended offer: $117k (31.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 53/100 on livability (#643 in IN) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing B+; Watch: schools F, amenities F, commute F.
• Tell City-Troy Twp School Corporation (rural): math 37% / reading 51% proficiency, ranked #108 of 301 in IN (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 14 active listings in the ZIP; 31 units permitted in Perry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($1k loan paydown + $11k appreciation (6.5% local appreciation)).
• Perry County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 3, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $116,547 (31.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.69% ✗
• Cap rate: 4.84%
• Cash-on-cash: -5.20%
• DSCR: 0.77
• GRM: 12.2

CMA / ARV

• ARV (on-the-fly): $145,152
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6146 Scotch Pine Rd	0.17mi	3/2.0	1,512 (+12%)	8mo	$163,000	$108	65

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.46% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.3%
• Equity multiple: 1.85×
• Total profit: $40,553
• Equity at exit: $111,787

10-year hold

• IRR: 12.9%
• Equity multiple: 3.70×
• Total profit: $128,454
• Equity at exit: $207,107

Cash invested: $47,600 (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 47520

• Home prices YoY: 3.3%
• Active inventory: 14
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $1,165 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$165 /mo · $1,977/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $-206

Break-even live

Break-even rent $1,427

Max offer price $133,552

Occupancy floor —

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $170,000 Active 31 DOM
2. 2026-06-17
   days on market $170,000 Active 30 DOM
3. 2026-06-16
   days on market $170,000 Active 29 DOM
4. 2026-06-15
   days on market $170,000 Active 28 DOM
5. 2026-06-13
   days on market $170,000 Active 26 DOM
6. 2026-06-12
   days on market $170,000 Active 25 DOM
7. 2026-06-09
   days on market $170,000 Active 22 DOM
8. 2026-06-08
   days on market $170,000 Active 21 DOM
9. 2026-06-07
   days on market $170,000 Active 20 DOM
10. 2026-06-04
    days on market $170,000 Active 16 DOM
11. 2026-06-03
    price $170,000 Active 15 DOM
12. 2026-06-02
    days on market $194,900 Active 15 DOM
13. 2026-06-01
    days on market $194,900 Active 14 DOM
14. 2026-05-31
    days on market $194,900 Active 13 DOM
15. 2026-05-31
    days on market $194,900 Active 12 DOM
16. 2026-05-18
    listed $199,900 Active
17. 2026-05-15
    listed $199,900 Active 209-char remark

    Show marketing remark (209 chars)

    Check out this completely remodeled 3 bed, 2 bath doublewide with new roof, sitting on 3.75 acres. This property offers plenty of space for whatever you want to do outside. Call to schedule your showing today.

ⓘ 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: $1,977 · $165/mo
• Projected year-2 tax: $1,977 · $165/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 18 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: $13,986
• − Mortgage interest: −$9,523
• − Property taxes: −$1,977
• − Insurance: −$850
• − Repairs & maintenance: −$1,119
• − Management: −$1,119
• − Depreciation: −$4,945
• Taxable loss: −$5,547
• Est. tax savings @ 24.0%: +$1,331
• After-tax cash flow: $-1,145/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: Tell City-Troy Twp School Corporation
• NCES district ID: 1811260
• Math proficiency: 37% ▼ -19.00%
• Reading proficiency: 51% ▼ -7.00%
• Median HH income: $45,706
• Composite: 37.35/100
• National rank: #4435
• State rank: #108 of 301 in IN

Livability — Cannelton

• Score: 53/100
• State rank: #643
• US rank: #24317

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,768

Population outlook (Perry County) Hauer SSP2

• Today (2025): 19,125 people
• By 2030: 18,912 · -1.1%
• By 2040: 18,239 · -4.6%
• By 2050: 17,402 · -9.0%
• By 2075: 15,420 · -19.4%
• By 2100: 11,987 · -37.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 1% Black 1%
• Common ancestry: Lithuanian 2% Slovak 2% Iranian 1%
• Foreign-born: 0% · Canada

Political lean MEDSL · Perry

• 2024 margin: Strong R (+29.8) · D 34.3% · R 64.0% · Other 1.7%
• 2008→2024 swing: -52.6pp toward R · 2008: 22.8pp · 2024: -29.8pp
• All cycles: 2024: R+29.8 2020: R+24.6 2016: R+18.6 2012: D+11.6 2008: D+22.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.46%
• Current HPI: 201.5059
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-18 Listed $199,900 SIRA
• 2026-05-15 Listed $199,900 IRMLS

Property tax history

+17.8%/yr

Latest (2024): $1,977 · -8.2% YoY. Source: county tax records.