1449 Pheasant Run · Mishawaka, IN 46544

$67,499

3 bd · 2.0 ba · 1,056 sqft · Manufactured · 84 Days on market

Manufactured home Built 2025 Good condition $64/sqft · 63% below area ↓ 9% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Rent growth +4.8/5.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -6.2

Listing remarks MLS

For SALE! This 3 bedroom, 2 bath home is a true gem! The interior boasts a stunning feature wall, a stylish kitchen with a convenient island, and a private master bedroom complete with a walk-in closet. The separate laundry room adds practicality to your daily routine. Outside, the community offers a world of recreation with 2 playgrounds for the kids, a basketball court for friendly games, an inviting inground swimming pool to cool off, and a peaceful fishing pond for moments of tranquility. Your dream home, where comfort meets community, awaits!Village Green is ready to welcome you to our family-friendly, well-maintained, professionally managed manufactured home community!!!

Key facts

• Walk-in closet
• Fishing pond
• Stylish kitchen

Tags

• STYLISH KITCHEN
• PRIVATE MASTER BEDROOM
• WALK-IN CLOSET
• SEPARATE LAUNDRY ROOM
• INGROUND SWIMMING POOL
• FISHING POND

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $67k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $502 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $67k).
• Recommended offer: $63k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.2% vs local median 5.1% in Mishawaka — 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 (#53 in IN, #3,586 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B; Watch: amenities F, employment F.
• Penn-Harris-Madison School Corporation (suburban): math 54% / reading 64% proficiency, ranked #19 of 301 in IN (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Meadow'S Edge Elementary School (math 57% / reading 47%, grade C-, #237 of 994 statewide, top 26%, 426 students, 56% FRL); Virgil I Grissom Middle School (math 25% / reading 45%, grade F, #164 of 330 statewide, top 50%, 678 students, 46% FRL); Penn High School (math 53% / reading 83%, grade B, #22 of 369 statewide, top 6%, 3,624 students, 27% FRL) — zoned schools average 43% FRL vs 21% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+9.1%/yr); 205 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 754 units permitted in St. Joseph County in 2024 (460 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $466 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $7k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $63,449 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 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. 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.
5. 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.
6. 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: 1.82% ✓
• Cap rate: 15.22%
• Cash-on-cash: 31.89%
• DSCR: 2.42
• GRM: 4.6

CMA / ARV

• ARV (median comp): $183,314
• List price: $67,499
• Delta: -63.18%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1424 Gauley River Dr	0.16mi	3/2.5	1,210 (+15%)	2mo	$291,150	$241	64
2802 Hampton Rd	1.18mi	3/1.0	1,008 (-4%)	2mo	$230,000	$228	52
2022 Poppy Ct	0.45mi	2/2.0 (-1)	1,253 (+19%)	2mo	$219,900	$175	47
324 E 12th St	1.28mi	3/1.0	1,144 (+8%)	0mo	$140,000	$122	47
1021 Wheatstone Dr	0.52mi	2/1.5 (-1)	1,182 (+12%)	4mo	$229,900	$195	45
1419 Union St	1.18mi	3/1.5	1,188 (+12%)	3mo	$79,200	$67	40
418 S Merrifield Ave #2	1.15mi	3/2.0	1,272 (+20%)	4mo	$135,000	$106	37
208 S Virgil St	1.25mi	2/1.0 (-1)	917 (-13%)	0mo	$170,000	$185	34
232 E 7th St	1.46mi	3/1.0	1,250 (+18%)	5mo	$164,300	$131	32
220 S Beiger St	1.25mi	2/1.5 (-1)	1,248 (+18%)	2mo	$199,999	$160	31
201 Miami Club Dr	1.36mi	2/1.0 (-1)	1,284 (+22%)	1mo	$209,550	$163	30
115 E 11th St	1.41mi	2/1.0 (-1)	1,248 (+18%)	2mo	$145,000	$116	29

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 32.4%
• Equity multiple: 2.46×
• Total profit: $27,549
• Equity at exit: $10,064

10-year hold

• IRR: 42.1%
• Equity multiple: 6.01×
• Total profit: $94,749
• Equity at exit: $5,836

Cash invested: $18,900 (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 →

Active competition Active MLS

• For sale now: 11 active
• Median asking: $55,999 ($46/sqft)
• Median days on market: 27 d
• This list price: 73% of active listings are priced below it
• ARV vs active asking: +276.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 46544

• Rents YoY: 9.1%
• Active inventory: 205
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,226 high
• Mortgage (P&I): −$354
• Tax est. 1.5%: −$84 /mo · $1,012/yr
• Insurance: −$28
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $502

Break-even live

Break-even rent $590

Max offer price $67,499

Occupancy floor 54%

Sensitivity live

Price	-10% $549	-5% $526	+0% $502	+5% $479	+10% $456
Rent	-10% $405	-5% $454	+0% $502	+5% $551	+10% $599
Rate	-1.0pp $536	-0.5pp $519	base $502	+0.5pp $485	+1.0pp $467

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: $16,875
• Closing costs: $2,025
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1434 Fallcreek Dr Mishawaka, IN	2.0–3.0	1.0–2.0	1176	$1,529	$1.30	62d	1	0.30mi
703 E 12th St Unit A Mishawaka, IN	2.0	1.0	900	$1,295	$1.44	93d	1	1.00mi
703 E 12th St Unit D Mishawaka, IN	2.0	1.0	850	$1,395	$1.64	62d	1	1.00mi
642 E 11th St Mishawaka, IN	3.0	1.0	1248	$1,295	$1.04	70d	1	1.09mi
1109 Hidden Lakes Dr Mishawaka, IN	1.0–3.0	1.0–2.5	1392	$2,755	$1.98	62d	74	1.19mi

Listing history 5 events

1. 2026-05-12
   price $67,499 685-char remark

   Show marketing remark (685 chars)

   For SALE! This 3 bedroom, 2 bath home is a true gem! The interior boasts a stunning feature wall, a stylish kitchen with a convenient island, and a private master bedroom complete with a walk-in closet. The separate laundry room adds practicality to your daily routine. Outside, the community offers a world of recreation with 2 playgrounds for the kids, a basketball court for friendly games, an inviting inground swimming pool to cool off, and a peaceful fishing pond for moments of tranquility. Your dream home, where comfort meets community, awaits!Village Green is ready to welcome you to our family-friendly, well-maintained, professionally managed manufactured home community!!!

2. 2026-05-01
   status Active 685-char remark

   Show marketing remark (685 chars)

   For SALE! This 3 bedroom, 2 bath home is a true gem! The interior boasts a stunning feature wall, a stylish kitchen with a convenient island, and a private master bedroom complete with a walk-in closet. The separate laundry room adds practicality to your daily routine. Outside, the community offers a world of recreation with 2 playgrounds for the kids, a basketball court for friendly games, an inviting inground swimming pool to cool off, and a peaceful fishing pond for moments of tranquility. Your dream home, where comfort meets community, awaits!Village Green is ready to welcome you to our family-friendly, well-maintained, professionally managed manufactured home community!!!

3. 2026-05-01
   price $66,499 685-char remark

   Show marketing remark (685 chars)

   For SALE! This 3 bedroom, 2 bath home is a true gem! The interior boasts a stunning feature wall, a stylish kitchen with a convenient island, and a private master bedroom complete with a walk-in closet. The separate laundry room adds practicality to your daily routine. Outside, the community offers a world of recreation with 2 playgrounds for the kids, a basketball court for friendly games, an inviting inground swimming pool to cool off, and a peaceful fishing pond for moments of tranquility. Your dream home, where comfort meets community, awaits!Village Green is ready to welcome you to our family-friendly, well-maintained, professionally managed manufactured home community!!!

4. 2025-08-01
   historical 685-char remark

   Show marketing remark (685 chars)

   For SALE! This 3 bedroom, 2 bath home is a true gem! The interior boasts a stunning feature wall, a stylish kitchen with a convenient island, and a private master bedroom complete with a walk-in closet. The separate laundry room adds practicality to your daily routine. Outside, the community offers a world of recreation with 2 playgrounds for the kids, a basketball court for friendly games, an inviting inground swimming pool to cool off, and a peaceful fishing pond for moments of tranquility. Your dream home, where comfort meets community, awaits!Village Green is ready to welcome you to our family-friendly, well-maintained, professionally managed manufactured home community!!!

5. 2025-06-04
   listed $74,499 Active 685-char remark

   Show marketing remark (685 chars)

   For SALE! This 3 bedroom, 2 bath home is a true gem! The interior boasts a stunning feature wall, a stylish kitchen with a convenient island, and a private master bedroom complete with a walk-in closet. The separate laundry room adds practicality to your daily routine. Outside, the community offers a world of recreation with 2 playgrounds for the kids, a basketball court for friendly games, an inviting inground swimming pool to cool off, and a peaceful fishing pond for moments of tranquility. Your dream home, where comfort meets community, awaits!Village Green is ready to welcome you to our family-friendly, well-maintained, professionally managed manufactured home community!!!

ⓘ 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: $14,715
• − Mortgage interest: −$3,781
• − Property taxes: −$1,012
• − Insurance: −$337
• − Repairs & maintenance: −$1,177
• − Management: −$1,177
• − Depreciation: −$1,964
• Taxable income: $5,266
• Est. tax owed @ 24.0%: −$1,264
• After-tax cash flow: $4,763/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 · 1 photo

Good 75/100 Cosmetic rehab Est. rehab $5,280–$15,840 screening

This manufactured home is in good condition with a good layout and modern finishes. It has potential for further updates to enhance its resale and rental value.

Value-add opportunities

• Both Painting the interior walls — Fresh paint can enhance the home's appearance and value. ↑
• Both Updating the flooring — New flooring can improve the home's appeal and value. ↑
• Both Upgrading the kitchen appliances — Modern appliances can attract more buyers and renters. ↑
• Both Landscaping the exterior — A well-maintained exterior can increase curb appeal and property value. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 52/100

Zoned Schools

Elementary Meadow's Edge Elementary School C- IN #237/994 Nat'l #11,263/41,679 Middle Virgil I Grissom Middle School F IN #164/330 Nat'l #7,460/14,009 High Penn High School B IN #22/369 Nat'l #2,439/17,239

Schools (NCES district)

• District: Penn-Harris-Madison School Corporation
• NCES district ID: 1808760
• Math proficiency: 54% ▼ -11.00%
• Reading proficiency: 64% ▼ -6.00%
• Median HH income: $59,421
• Composite: 51.11/100
• National rank: #1764
• State rank: #19 of 301 in IN

B Composite livability gradescore 76/100

Livability — Mishawaka

• Score: 76/100
• State rank: #53
• US rank: #3586

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mishawaka, IN
• County: Saint Joseph County · 273,186 people
• City population: 57,683
• Metro: South Bend-Mishawaka, IN-MI
• Population (ZIP): 31,077
• Household income: $58,829
• Rent vs Own: 36.3% rent · 63.7% own
• Severe rent burden: 12% of renters

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Population outlook (St. Joseph County) Hauer SSP2

• Today (2025): 273,186 people
• By 2030: 273,594 · +0.1%
• By 2040: 271,641 · -0.6%
• By 2050: 269,187 · -1.5%
• By 2075: 263,136 · -3.7%
• By 2100: 245,659 · -10.1%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 9% Two or more races 7% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 7% English 3% Lithuanian 2%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 94% English-only · Spanish 3%

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Political lean MEDSL · St. Joseph

• 2024 margin: Toss-up / Even · D 50.0% · R 48.5% · Other 1.5%
• 2008→2024 swing: -15.6pp toward R · 2008: 17.1pp · 2024: 1.5pp
• All cycles: 2024: D+1.5 2020: D+5.8 2016: D+0.2 2012: D+3.5 2008: D+17.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -116.74%
• Current HPI: 188.9996
• Rent YoY: ▲ 9.10%
• Metro: South Bend-Mishawaka, IN-MI
• State GDP YoY: ▲ 2.90%
• F500 in state: 18

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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

-9.4% since first listed

5 events — show timeline

• 2026-05-12 Price Changed $67,499 Zillow
• 2026-05-01 Relisted — Zillow
• 2026-05-01 Price Changed $66,499 Zillow
• 2025-08-01 Delisted — Zillow
• 2025-06-04 Listed $74,499 Zillow