2132 Pacific Dr · Clarksville, IN 47129

$47,900

3 bd · 2.0 ba · 1,056 sqft · Manufactured · 80 Days on market

Built 2026 Good condition

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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
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Available now Move into your new home this spring This rare gem is a spacious 3 bedroom 2 bathroom home now available in the Wellington Green Manufactured Home Community. The home is move in ready and includes all kitchen and laundry appliances. It features a spacious galley kitchen with plenty of cabinet space and and in unit laundry area with washer and dryer included Wellington Green is a quiet well maintained community offering a swimming pool basketball court playground and a barbecue and picnic area. Conveniently located close to shopping dining and public transportation Message today to schedule a tour and secure your spring move in before it is gone

Key facts

• Built 2026
• Listed 80 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $48k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $693 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $48k).
• Recommended offer: $45k (6.0% below list) — sets the bar for market timing.
• Cap rate 23.7% vs local median 3.3% in Clarksville — 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 76/100 on livability (#46 in IN, #3,300 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, commute A-; Watch: crime D+, employment D+, amenities D.
• Greater Clark County Schools (suburban): math 26% / reading 37% proficiency, ranked #224 of 301 in IN (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: W E Wilson Elementary (math 31% / reading 32%, grade F, #678 of 994 statewide, top 68%, 481 students, 70% FRL); River Valley Middle School (math 21% / reading 35%, grade F, #226 of 330 statewide, top 69%, 850 students, 67% FRL); Jeffersonville High School (math 17% / reading 52%, grade F, #270 of 369 statewide, top 77%, 2,130 students, 58% FRL) — zoned schools average 65% FRL vs 48% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 29 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% of comp listings sitting > 30 days — soft ceiling on asking rent; 911 units permitted in Clark County in 2024 (133 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $331 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Clark County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($45k) is reasonable based on typical stale-listing flexibility.

Recommended offer $45,026 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.71% ✓
• Cap rate: 23.66%
• Cash-on-cash: 62.03%
• DSCR: 3.76
• GRM: 3.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 61.0%
• Equity multiple: 3.72×
• Total profit: $36,416
• Equity at exit: $7,142

10-year hold

• IRR: 65.6%
• Equity multiple: 7.61×
• Total profit: $88,651
• Equity at exit: $4,142

Cash invested: $13,412 (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 47129

• Home prices YoY: -30.9%
• Active inventory: 29
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,297 high
• Mortgage (P&I): −$251
• Tax est. 1.5%: −$60 /mo · $718/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $693

Break-even live

Break-even rent $419

Max offer price $47,900

Occupancy floor 42%

Sensitivity live

Price	-10% $726	-5% $710	+0% $693	+5% $677	+10% $660
Rent	-10% $591	-5% $642	+0% $693	+5% $745	+10% $796
Rate	-1.0pp $717	-0.5pp $706	base $693	+0.5pp $681	+1.0pp $668

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: $11,975
• Closing costs: $1,437
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2132 Pacific Dr Unit 16B Clarksville, IN	3.0	2.0	1056	$1,299	$1.23	45d	1	0.02mi
2331 Wellington Green Dr Unit 66 Clarksville, IN	3.0	2.0	1088	$1,059	$0.97	45d	1	0.17mi
2304 Wellington Green Dr Unit 170 Clarksville, IN	3.0	2.0	1088	$1,169	$1.07	45d	1	0.22mi
2424 Addmore Ln Clarksville, IN	3.0	2.0	1080	$1,250	$1.16	5d	1	0.32mi
4501 Town Center Blvd Jeffersonville, IN	1.0–3.0	1.0–2.0	1172	$1,930	$1.65	3d	62	0.70mi
4903 Hamburg Pike Jeffersonville, IN	1.0–3.0	1.0–2.0	1172	$1,820	$1.55	3d	21	0.81mi
1909 Greentree Blvd Clarksville, IN	1.0–3.0	1.0–2.0	980	$2,010	$2.05	3d	11	1.18mi
1815 Greentree Blvd Unit 1721-088 Clarksville, IN	2.0	1.0	805	$845	$1.05	45d	1	1.26mi
1815 Greentree Blvd Unit 1717-111 Clarksville, IN	2.0	1.0	805	$906	$1.13	25d	1	1.26mi
1815 Greentree Blvd Unit 1813-170 Clarksville, IN	3.0	2.0	1260	$1,307	$1.04	45d	1	1.26mi
1815 Greentree Blvd Unit 1731-073 Clarksville, IN	2.0	1.0	860	$979	$1.14	45d	1	1.26mi
1815 Greentree Blvd Unit 1723-025 Clarksville, IN	2.0	1.0	860	$934	$1.09	45d	1	1.26mi
1815 Greentree Blvd Unit 1721-084 Clarksville, IN	2.0	1.0	805	$908	$1.13	23d	1	1.26mi
1815 Greentree Blvd Unit 1713-046 Clarksville, IN	2.0	1.0	805	$906	$1.13	45d	1	1.26mi
1815 Greentree Blvd Unit 1719-093 Clarksville, IN	2.0	1.0	805	$863	$1.07	45d	1	1.26mi
1815 Greentree Blvd Unit 1721-080 Clarksville, IN	2.0	1.0	805	$845	$1.05	25d	1	1.26mi
1418 Marlowe Dr Clarksville, IN	1.0–3.0	1.0–2.0	954	$1,338	$1.40	3d	13	1.37mi

Listing history 16 events

1. 2026-06-21
   days on market $47,900 Active 80 DOM
2. 2026-06-18
   days on market $47,900 Active 77 DOM
3. 2026-06-17
   days on market $47,900 Active 76 DOM
4. 2026-06-16
   days on market $47,900 Active 75 DOM
5. 2026-06-15
   days on market $47,900 Active 74 DOM
6. 2026-06-13
   days on market $47,900 Active 72 DOM
7. 2026-06-13
   days on market $47,900 Active 71 DOM
8. 2026-06-10
   days on market $47,900 Active 69 DOM
9. 2026-06-09
   days on market $47,900 Active 68 DOM
10. 2026-06-08
    days on market $47,900 Active 67 DOM
11. 2026-06-07
    days on market $47,900 Active 66 DOM
12. 2026-06-03
    days on market $47,900 Active 62 DOM
13. 2026-06-02
    days on market $47,900 Active 61 DOM
14. 2026-06-01
    days on market $47,900 Active 60 DOM
15. 2026-05-31
    days on market $47,900 Active 59 DOM
16. 2026-04-02
    listed $47,900 Active 668-char remark

    Show marketing remark (668 chars)

    Available now Move into your new home this spring This rare gem is a spacious 3 bedroom 2 bathroom home now available in the Wellington Green Manufactured Home Community. The home is move in ready and includes all kitchen and laundry appliances. It features a spacious galley kitchen with plenty of cabinet space and and in unit laundry area with washer and dryer included Wellington Green is a quiet well maintained community offering a swimming pool basketball court playground and a barbecue and picnic area. Conveniently located close to shopping dining and public transportation Message today to schedule a tour and secure your spring move in before it is gone

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $15,560
• − Mortgage interest: −$2,683
• − Property taxes: −$718
• − Insurance: −$240
• − Repairs & maintenance: −$1,245
• − Management: −$1,245
• − Depreciation: −$1,393
• Taxable income: $8,036
• Est. tax owed @ 24.0%: −$1,929
• After-tax cash flow: $6,391/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

Good 80/100 None rehab

This move-in ready manufactured home in Wellington Green is in good condition with no major repairs needed. It offers a spacious layout, modern amenities, and a well-maintained exterior. Value-adding updates include painting, landscaping, new flooring, and kitchen appliances.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in bathrooms — Improves functionality and aesthetics
• Both New kitchen appliances — Enhances functionality and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms — Improves functionality and aesthetics ↑
• Both New kitchen appliances — Enhances functionality and aesthetics ↑

ⓘ 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)

• District: Greater Clark County Schools
• NCES district ID: 1803940
• Math proficiency: 26% ▼ -15.00%
• Reading proficiency: 37% ▼ -13.00%
• Median HH income: $47,838
• Composite: 27.2/100
• National rank: #7020
• State rank: #224 of 301 in IN

Livability — Clarksville

• Score: 76/100
• State rank: #46
• US rank: #3300

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clarksville, IN
• County: Clark County · 108,879 people
• City population: 19,582
• Metro: Louisville/Jefferson County, KY-IN
• Population (ZIP): 19,582
• Household income: $56,185
• Rent vs Own: 42.5% rent · 57.5% own
• Severe rent burden: 774.0

Population outlook (Clark County) Hauer SSP2

• Today (2025): 126,401 people
• By 2030: 131,455 · +4.0%
• By 2040: 140,471 · +11.1%
• By 2050: 147,677 · +16.8%
• By 2075: 161,702 · +27.9%
• By 2100: 164,078 · +29.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 18% Black 8% Two or more races 7% Native American 2%
• Hispanic origin (detail): Mexican 15% Puerto Rican 2%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 1%
• Foreign-born: 10% · Canada
• Languages at home: 84% English-only · Spanish 15%

Political lean MEDSL · Clark

• 2024 margin: Strong R (+20.4) · D 38.9% · R 59.3% · Other 1.8%
• 2008→2024 swing: -13.3pp toward R · 2008: -7.1pp · 2024: -20.4pp
• All cycles: 2024: R+20.4 2020: R+18.3 2016: R+22.0 2012: R+9.9 2008: R+7.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -104.33%
• Current HPI: 233.0094
• Rent YoY: —
• Metro: Louisville/Jefferson County, KY-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

1 event — show timeline

• 2026-04-02 Listed $47,900 Zillow