11117 Red Bud Ln · Lakeshore Resort, IN 47012

$67,900

2 bd · 1.0 ba · 938 sqft · SingleFamily · 26 Days on market

Built 1981 Poor condition 5,000 sqft lot $72/sqft · 22% below area Est $87k · 22% under ↓ 1% since listing

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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 +29.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Schools +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Escape to your own private retreat with this beautiful home situated on your own deeded property. Offering the perfect blend of relaxation and adventure with a sparkling swimming pool, spacious playgrounds, and endless opportunities for family fun. Located right next to a scenic Brookville lake, you'll enjoy skiing, fishing, boating, and peaceful evenings. Whether you're looking for a weekend getaway, vacation home, this property has something for everyone. Create unforgettable memories with outdoor activities, entertaining spaces, and the perfect setting for enjoying life with family and friends. https://lakeshoreresort. us/

Key facts

• 5,000 sq ft lot
• Pool
• Built 1981

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: Gravel parking
• Utilities: Public water; Septic tank
• Home design: Single-family residence; One story
• Construction: Aluminum siding; Metal roof
• Exterior features: In-ground pool; Wooded lot; Gravel road access

Interior

• Kitchen: Range; Oven; Refrigerator
• Bedrooms: Total of 4 rooms (includes living spaces and bedrooms)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning
• Interior features: One fireplace
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $68k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $232 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($888 rent vs $68k).
• Recommended offer: $67k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Zoned schools: Franklin County Middle School (math 29% / reading 37%, grade F, #180 of 330 statewide, top 56%, 358 students, 53% FRL); Franklin County High (math 27% / reading 57%, grade F, #197 of 369 statewide, top 57%, 713 students, 44% FRL).
• Market conditions: 4 active listings in the ZIP; 58 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $469 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Franklin County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($67k) is reasonable based on typical stale-listing flexibility.

Recommended offer $66,881 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.31% ✓
• Cap rate: 10.40%
• Cash-on-cash: 14.65%
• DSCR: 1.65
• GRM: 6.4

CMA / ARV

• ARV (median comp): $87,148
• List price: $67,900
• Delta: -22.09%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11117 Red Bud Ln	0.00mi	2/1.0	938 (0%)	1mo	$67,000	$71	100
11118 Cedar St	0.13mi	3/1.0 (+1)	920 (-2%)	7mo	$204,000	$222	80

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: 5.1%
• Equity multiple: 1.20×
• Total profit: $3,796
• Equity at exit: $10,124

10-year hold

• IRR: 14.6%
• Equity multiple: 2.18×
• Total profit: $22,399
• Equity at exit: $5,871

Cash invested: $19,012 (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 47012

• Home prices YoY: -27.1%
• Active inventory: 4
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $888 medium
• Mortgage (P&I): −$356
• Tax est. 1.5%: −$85 /mo · $1,018/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $232

Break-even live

Break-even rent $594

Max offer price $67,900

Occupancy floor 69%

Sensitivity live

Price	-10% $279	-5% $256	+0% $232	+5% $209	+10% $185
Rent	-10% $162	-5% $197	+0% $232	+5% $267	+10% $302
Rate	-1.0pp $266	-0.5pp $249	base $232	+0.5pp $215	+1.0pp $197

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: $16,975
• Closing costs: $2,037
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-02
   statusdays on market $67,900 Pending 26 DOM
2. 2026-06-01
   days on market $67,900 Active 25 DOM
3. 2026-05-31
   days on market $67,900 Active 24 DOM
4. 2026-05-07
   listed $67,900 Active 633-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 ≥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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,654
• − Mortgage interest: −$3,803
• − Property taxes: −$1,018
• − Insurance: −$340
• − Repairs & maintenance: −$852
• − Management: −$852
• − Depreciation: −$1,975
• Taxable income: $1,813
• Est. tax owed @ 24.0%: −$435
• After-tax cash flow: $2,351/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

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance, including roof replacement, exterior updates, and landscaping. The home's poor condition and lack of curb appeal significantly reduce its value.

Repairs flagged

• Major roof — The roof appears to be old and possibly leaking.
• Major exterior siding — The exterior siding is in poor condition, with visible wear and tear.
• Major exterior paint — The exterior paint is in poor condition, with visible wear and tear.
• Major landscaping — The landscaping is overgrown and in poor condition.
• Major windows — The windows are not visible, but the condition of the exterior suggests they may also be in poor condition.
• Major HVAC/mechanicals — No systems are visible, but the condition of the exterior suggests they may also be in poor condition.

Value-add opportunities

• Both roof replacement — Replacing the roof would improve the home's appearance and functionality.
• Both exterior siding and paint — Updating the exterior siding and paint would improve the home's appearance and functionality.
• Both landscaping — Landscaping would improve the home's curb appeal and functionality.
• Both HVAC/mechanicals — Upgrading the HVAC and mechanical systems would improve the home's functionality and energy efficiency.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The roof appears to be old and possibly leaking.	Major	$15,000–50,000
exterior siding · The exterior siding is in poor condition, with visible wear and tear.	Major	$15,000–50,000
exterior paint · The exterior paint is in poor condition, with visible wear and tear.	Major	$15,000–50,000
landscaping · The landscaping is overgrown and in poor condition.	Major	$15,000–50,000
windows · The windows are not visible, but the condition of the exterior suggests they may also be in poor condition.	Major	$15,000–50,000
HVAC/mechanicals · No systems are visible, but the condition of the exterior suggests they may also be in poor condition.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both roof replacement — Replacing the roof would improve the home's appearance and functionality. ↑
• Both exterior siding and paint — Updating the exterior siding and paint would improve the home's appearance and functionality. ↑
• Both landscaping — Landscaping would improve the home's curb appeal and functionality. ↑
• Both HVAC/mechanicals — Upgrading the HVAC and mechanical systems would improve the home's functionality and energy efficiency. ↑

ⓘ 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 — Lakeshore Resort

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Lakeshore Resort, IN
• Population (ZIP): 10,891

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 22,796 people
• By 2030: 22,556 · -1.1%
• By 2040: 21,762 · -4.5%
• By 2050: 20,575 · -9.7%
• By 2075: 17,810 · -21.9%
• By 2100: 13,698 · -39.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Italian 1% Romanian 1%
• Foreign-born: 2% · Vietnam, Canada
• Languages at home: 96% English-only · Korean 2% Vietnamese 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+64.4) · D 17.1% · R 81.5% · Other 1.3%
• 2008→2024 swing: -30.3pp toward R · 2008: -34.1pp · 2024: -64.4pp
• All cycles: 2024: R+64.4 2020: R+63.0 2016: R+60.9 2012: R+42.8 2008: R+34.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -82.81%
• Current HPI: 223.2183
• 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

-1.3% since first listed

3 events — show timeline

• 2026-06-04 Sold (MLS) $67,000 SEIBR
• 2026-06-02 Pending — SEIBR
• 2026-05-07 Listed $67,900 SEIBR