95 Valley of The Pines Trl · Angola, IN 46703

$59,900

1 bd · 1.0 ba · 400 sqft · Manufactured · 66 Days on market

Built 1983 Fair condition 0.34 ac lot $150/sqft · at area comps Est $58k · at est. $54/mo HOA · 6% of rent

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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 +28.3/30.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +6.4/15.0
• Schools +5.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Right on the edge of Lake James Chain of Lakes, Valley Of The Pines is a gated seasonal recreational vehicle park Lots are situated around Lake Eldo where you can relax and enjoy nature or socialize at the club house. There is so much to do like fishing, playing basketball, horseshoes or shuffleboard. You can also paddle boat and there is even a playground for the kids This single wide one bedroom and will be totally furnished inside and out with the sale. This home is on a large . 34 acre lot with a beautiful water view and walking distance to the club house and beach area. Sale includes a storage shed for lake toys etc. There are ample windows so you get a lot of natural lighting. This wooded lot provides lots of shade but if it gets muggy the window AC easily takes care of that. HOA is $650/year and includes the water/sewer.

Key facts

• Large lot
• Ample windows
• Storage shed

Tags

• LARGE LOT
• WATER VIEW
• WALKING DISTANCE TO CLUB HOUSE
• WALKING DISTANCE TO BEACH AREA
• STORAGE SHED
• AMPLE WINDOWS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $60k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $192 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($835 rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 2.8% in Angola — 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 66/100 on livability (#309 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools D, amenities F, commute F.
• Market conditions: 10 active listings in the ZIP; 209 units permitted in Steuben County in 2024 (72 in 5+ unit buildings).
• This rent is only 13% of the median local income ($75k/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 $414 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Steuben 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 $17k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $56,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.39% ✓
• Cap rate: 10.13%
• Cash-on-cash: 13.72%
• DSCR: 1.61
• GRM: 6.0

CMA / ARV

• ARV (median comp): $58,459
• List price: $59,900
• Delta: 2.46%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 Woodland Pass Vop Pass	0.16mi	1/1.0	400 (0%)	1mo	$80,000	$200	92
255 Pine Lake Pass	0.03mi	1/1.0	400 (0%)	15mo	$47,500	$119	86
140 Woodland Pass	0.16mi	1/1.0	400 (0%)	9mo	$57,900	$145	85
100 Valley Gorge Pass	0.15mi	1/1.0	400 (0%)	12mo	$32,900	$82	83
500 Timber Vop Pass	0.16mi	1/1.0	400 (0%)	12mo	$83,900	$210	82

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: 3.9%
• Equity multiple: 1.15×
• Total profit: $2,554
• Equity at exit: $8,931

10-year hold

• IRR: 13.5%
• Equity multiple: 2.08×
• Total profit: $18,138
• Equity at exit: $5,179

Cash invested: $16,772 (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 46703

• Home prices YoY: -27.1%
• Active inventory: 10
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $835 medium
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$54
• Vacancy / Maint / Mgmt: −$175
• Net cashflow: $192

Break-even live

Break-even rent $592

Max offer price $59,900

Occupancy floor 72%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $54 · $648/yr
• Likely covers: watersewersecurity

Listing history 19 events

1. 2026-06-18
   days on market $59,900 Active 66 DOM
2. 2026-06-17
   days on market $59,900 Active 65 DOM
3. 2026-06-16
   days on market $59,900 Active 64 DOM
4. 2026-06-15
   days on market $59,900 Active 63 DOM
5. 2026-06-13
   days on market $59,900 Active 61 DOM
6. 2026-06-12
   pricedays on market $59,900 Active 60 DOM
7. 2026-06-09
   days on market $65,000 Active 57 DOM
8. 2026-06-08
   days on market $65,000 Active 56 DOM
9. 2026-06-07
   days on market $65,000 Active 55 DOM
10. 2026-06-04
    days on market $65,000 Active 51 DOM
11. 2026-06-02
    days on market $65,000 Active 50 DOM
12. 2026-06-01
    days on market $65,000 Active 49 DOM
13. 2026-05-31
    days on market $65,000 Active 48 DOM
14. 2026-04-13
    listed $65,000 Active 843-char remark

    Show marketing remark (843 chars)

    Right on the edge of Lake James Chain of Lakes, Valley Of The Pines is a gated seasonal recreational vehicle park Lots are situated around Lake Eldo where you can relax and enjoy nature or socialize at the club house. There is so much to do like fishing, playing basketball, horseshoes or shuffleboard. You can also paddle boat and there is even a playground for the kids This single wide one bedroom and will be totally furnished inside and out with the sale. This home is on a large . 34 acre lot with a beautiful water view and walking distance to the club house and beach area. Sale includes a storage shed for lake toys etc. There are ample windows so you get a lot of natural lighting. This wooded lot provides lots of shade but if it gets muggy the window AC easily takes care of that. HOA is $650/year and includes the water/sewer.

15. 2024-03-28
    soldstatus $59,900 Closed 757-char remark

    Show marketing remark (757 chars)

    Right on the edge of Lake James Chain of Lakes, Valley Of The Pines is a gated seasonal recreational vehicle park Lots are situated around Lake Eldo where you can relax and enjoy nature or socialize at the club house. There is so much to do like fishing, playing basketball, horseshoes or shuffleboard. You can also paddle boat and there is even a playground for the kids This single wide one bedroom will be totally furnished inside and out with the sale. This home is on a large lot with beautiful water view and includes a storage shed for lake toys etc. Ample windows provides lots of natural lighting. This wooded lot provides lots of shade but if it gets muggy the window AC easily takes care of that. HOA is $650/year and includes the water/sewer.

16. 2024-03-15
    status Pending 757-char remark

    Show marketing remark (757 chars)

    Right on the edge of Lake James Chain of Lakes, Valley Of The Pines is a gated seasonal recreational vehicle park Lots are situated around Lake Eldo where you can relax and enjoy nature or socialize at the club house. There is so much to do like fishing, playing basketball, horseshoes or shuffleboard. You can also paddle boat and there is even a playground for the kids This single wide one bedroom will be totally furnished inside and out with the sale. This home is on a large lot with beautiful water view and includes a storage shed for lake toys etc. Ample windows provides lots of natural lighting. This wooded lot provides lots of shade but if it gets muggy the window AC easily takes care of that. HOA is $650/year and includes the water/sewer.

17. 2023-10-26
    status Active 757-char remark

    Show marketing remark (757 chars)

    Right on the edge of Lake James Chain of Lakes, Valley Of The Pines is a gated seasonal recreational vehicle park Lots are situated around Lake Eldo where you can relax and enjoy nature or socialize at the club house. There is so much to do like fishing, playing basketball, horseshoes or shuffleboard. You can also paddle boat and there is even a playground for the kids This single wide one bedroom will be totally furnished inside and out with the sale. This home is on a large lot with beautiful water view and includes a storage shed for lake toys etc. Ample windows provides lots of natural lighting. This wooded lot provides lots of shade but if it gets muggy the window AC easily takes care of that. HOA is $650/year and includes the water/sewer.

18. 2023-10-16
    historical Active Under Contract 757-char remark

    Show marketing remark (757 chars)

    Right on the edge of Lake James Chain of Lakes, Valley Of The Pines is a gated seasonal recreational vehicle park Lots are situated around Lake Eldo where you can relax and enjoy nature or socialize at the club house. There is so much to do like fishing, playing basketball, horseshoes or shuffleboard. You can also paddle boat and there is even a playground for the kids This single wide one bedroom will be totally furnished inside and out with the sale. This home is on a large lot with beautiful water view and includes a storage shed for lake toys etc. Ample windows provides lots of natural lighting. This wooded lot provides lots of shade but if it gets muggy the window AC easily takes care of that. HOA is $650/year and includes the water/sewer.

19. 2023-09-22
    listed $59,900 Active 757-char remark

    Show marketing remark (757 chars)

    Right on the edge of Lake James Chain of Lakes, Valley Of The Pines is a gated seasonal recreational vehicle park Lots are situated around Lake Eldo where you can relax and enjoy nature or socialize at the club house. There is so much to do like fishing, playing basketball, horseshoes or shuffleboard. You can also paddle boat and there is even a playground for the kids This single wide one bedroom will be totally furnished inside and out with the sale. This home is on a large lot with beautiful water view and includes a storage shed for lake toys etc. Ample windows provides lots of natural lighting. This wooded lot provides lots of shade but if it gets muggy the window AC easily takes care of that. HOA is $650/year and includes the water/sewer.

ⓘ 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 2/10 Low 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,021
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$802
• − Management: −$802
• − HOA: −$648
• − Depreciation: −$1,743
• Taxable income: $1,474
• Est. tax owed @ 24.0%: −$354
• After-tax cash flow: $1,948/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 · 12 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate renovations to update the kitchen and exterior, and a fresh coat of paint to enhance its curb appeal and interior comfort.

Repairs flagged

• Moderate kitchen cabinets — dated and worn
• Minor bathroom fixtures — standard and functional
• Moderate exterior siding — visible wear

Value-add opportunities

• Both update kitchen cabinets — modernizes and increases value
• Both replace carpet with hardwood — enhances curb appeal and interior comfort
• Both paint interior walls — refreshes the interior and enhances curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Moderate	$3,000–15,000
bathroom fixtures · standard and functional	Minor	$500–3,000
exterior siding · visible wear	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Both update kitchen cabinets — modernizes and increases value ↑
• Both replace carpet with hardwood — enhances curb appeal and interior comfort ↑
• Both paint interior walls — refreshes the interior and enhances curb appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

No district data.

Livability — Angola

• Score: 66/100
• State rank: #309
• US rank: #12201

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Steuben County · 18,572 people
• City population: 18,572
• Metro: Angola, IN
• Population (ZIP): 18,572
• Household income: $74,569
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 433.0

Population outlook (Steuben County) Hauer SSP2

• Today (2025): 34,334 people
• By 2030: 33,801 · -1.6%
• By 2040: 32,076 · -6.6%
• By 2050: 30,022 · -12.6%
• By 2075: 25,626 · -25.4%
• By 2100: 21,257 · -38.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 6% Two or more races 5% Black 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Steuben

• 2024 margin: Solid R (+42.1) · D 28.1% · R 70.2% · Other 1.6%
• 2008→2024 swing: -32.3pp toward R · 2008: -9.8pp · 2024: -42.1pp
• All cycles: 2024: R+42.1 2020: R+42.2 2016: R+44.0 2012: R+27.0 2008: R+9.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -78.35%
• Current HPI: 211.2495
• Rent YoY: —
• Metro: Angola, IN
• 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

+8.5% since first listed

6 events — show timeline

• 2026-04-13 Listed $65,000 IRMLS
• 2024-03-28 Sold (MLS) $59,900 IRMLS
• 2024-03-15 Pending — IRMLS
• 2023-10-26 Relisted — IRMLS
• 2023-10-16 Contingent — IRMLS
• 2023-09-22 Listed $59,900 IRMLS