1011 S Shook St · Osgood, IN 47037

$119,900

3 bd · 2.5 ba · 1,808 sqft · Manufactured public records · 4 Days on market

Built 1996 0.91 ac lot $66/sqft · 36% below area Est $187k · 36% under

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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 +24.5/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +7.9/10.0
• 1% rule +5.1/10.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Huge Manufactured Home on oversized Lot, Big Deck in Rear, Fireplace in Family Room, Attached Garage Side Entry, Mature Trees, Quiet area of town. Deer Run Estates Subdivision Lot 5

Key facts

• Big deck
• Oversized lot
• Quiet area

Tags

• OVERSIZED LOT
• BIG DECK
• FIREPLACE
• MATURE TREES
• QUIET AREA
• DEER RUN ESTATES SUBDIVISION

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).

Location & tenants

• Location reads 71/100 on livability (#134 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, schools D-, amenities F.
• Jac-Cen-Del Community School Corporation (rural): math 32% / reading 40% proficiency, ranked #185 of 301 in IN (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 18 active listings in the ZIP; 110 units permitted in Ripley County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($829 loan paydown + $12k appreciation (10.0% local appreciation)).
• Ripley County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 26y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $95k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $119,900

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. 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?
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: 1.01% ✓
• Cap rate: 8.74%
• Cash-on-cash: 8.75%
• DSCR: 1.39
• GRM: 8.3

CMA / ARV

• ARV (median comp): $187,413
• List price: $119,900
• Delta: -36.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.6%
• Equity multiple: 3.41×
• Total profit: $80,842
• Equity at exit: $108,015

10-year hold

• IRR: 26.5%
• Equity multiple: 7.72×
• Total profit: $225,695
• Equity at exit: $232,939

Cash invested: $33,572 (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 47037

• Home prices YoY: 5.4%
• Active inventory: 18
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,210 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$32 /mo · $390/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $245

Break-even live

Break-even rent $900

Max offer price $119,900

Occupancy floor 75%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $119,900 Active 4 DOM
2. 2026-06-17
   days on market $119,900 Active 3 DOM
3. 2026-06-16
   days on market $119,900 Active 2 DOM
4. 2026-06-15
   days on marketlisting id $119,900 Active 1 DOM
5. 2026-06-09
   days on market $119,900 Active 90 DOM
6. 2026-06-08
   days on market $119,900 Active 89 DOM
7. 2026-06-07
   days on market $119,900 Active 88 DOM
8. 2026-06-05
   days on market $119,900 Active 86 DOM
9. 2026-06-04
   days on market $119,900 Active 84 DOM
10. 2026-06-02
    days on market $119,900 Active 83 DOM
11. 2026-06-01
    days on market $119,900 Active 82 DOM
12. 2026-05-31
    days on market $119,900 Active 81 DOM
13. 2026-05-31
    days on market $119,900 Active 80 DOM
14. 2026-04-30
    price $119,900 181-char remark

    Show marketing remark (181 chars)

    Huge Manufactured Home on oversized Lot, Big Deck in Rear, Fireplace in Family Room, Attached Garage Side Entry, Mature Trees, Quiet area of town. Deer Run Estates Subdivision Lot 5

15. 2026-03-11
    listed $129,900 Active 181-char remark

    Show marketing remark (181 chars)

    Huge Manufactured Home on oversized Lot, Big Deck in Rear, Fireplace in Family Room, Attached Garage Side Entry, Mature Trees, Quiet area of town. Deer Run Estates Subdivision Lot 5

16. 2026-01-09
    price $129,900
17. 2000-07-17
    soldstatus $95,000
18. 2000-05-15
    listed $97,500

ⓘ 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: $390 · $32/mo
• Projected year-2 tax: $704 · $59/mo
• Expected delta: +$315/yr (+$26/mo · 80.8%)

ⓘ 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 4/10 Moderate 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,522
• − Mortgage interest: −$6,716
• − Property taxes: −$390
• − Insurance: −$600
• − Repairs & maintenance: −$1,162
• − Management: −$1,162
• − Depreciation: −$3,488
• Taxable income: $1,005
• Est. tax owed @ 24.0%: −$241
• After-tax cash flow: $2,697/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: Jac-Cen-Del Community School Corporation
• NCES district ID: 1804800
• Math proficiency: 32% ▼ -14.00%
• Reading proficiency: 40% ▼ -8.00%
• Median HH income: $46,674
• Composite: 30.83/100
• National rank: #6133
• State rank: #185 of 301 in IN

Livability — Osgood

• Score: 71/100
• State rank: #134
• US rank: #6966

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Osgood, IN
• Population (ZIP): 4,289

Population outlook (Ripley County) Hauer SSP2

• Today (2025): 28,713 people
• By 2030: 28,400 · -1.1%
• By 2040: 27,288 · -5.0%
• By 2050: 25,691 · -10.5%
• By 2075: 22,222 · -22.6%
• By 2100: 17,965 · -37.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 2% Asian 2% Two or more races 1%
• Common ancestry: Slovak 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Other Indo-European 2%

Political lean MEDSL · Ripley

• 2024 margin: Solid R (+61.5) · D 18.6% · R 80.1% · Other 1.2%
• 2008→2024 swing: -31.9pp toward R · 2008: -29.6pp · 2024: -61.5pp
• All cycles: 2024: R+61.5 2020: R+59.5 2016: R+57.4 2012: R+38.6 2008: R+29.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.68%
• Current HPI: 267.94
• 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

+23.0% since first listed

5 events — show timeline

• 2026-04-30 Price Changed $119,900 SIRA
• 2026-03-11 Listed $129,900 SIRA
• 2026-01-09 Price Changed $129,900 SIRA
• 2000-07-17 Sold (MLS) $95,000 Cincy MLS
• 2000-05-15 Listed $97,500 Cincy MLS

Property tax history

+1.3%/yr

Latest (2024): $390 · +51.3% YoY. Source: county tax records.