3294 Bradbery Pl · Country Squire Lakes, IN 47265

$127,299

3 bd · 1.0 ba · 840 sqft · Manufactured public records · 46 Days on market

Built 1986 0.26 ac lot $152/sqft · 95% above area

---

Why this score? — see what drove the D+ 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 +19.8/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +5.3/10.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

SELLER FINANCING AVAILABLE! Discover the potential in this charming 2 bed, 2 bath fixer-upper nestled at 3294 Bradbury Place, North Vernon, IN. Boasting a spacious master suite, this home sits near a serene pond with breathtaking views, offering a perfect canvas for your creative touch. Sold as-is, it’s an ideal opportunity for those looking to transform a house into their dream home. Enjoy peaceful living with the beauty of nature right outside your door. Don’t miss this hidden gem—book a viewing today! Call Brian Ingle F. C. Tucker 765-960-0533.

Key facts

• Master suite
• Breathtaking views
• Serene pond

Tags

• MASTER SUITE
• SERENE POND
• BREATHTAKING VIEWS

Property features AI

Finance

• Financial info: Annual tax amount approximately $100

Exterior

• Home design: Mobile home; Single-story
• Construction: Information not provided
• Exterior features: Zoned residential

Interior

• Bedrooms: Information not provided
• Bathrooms: 1 full bathroom
• Interior features: 5 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $127k.

Deal economics

• At list price, monthly cash flow is $152 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $127k).
• Recommended offer: $123k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 6.0% in Country Squire Lakes — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 59/100 on livability (#566 in IN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety D, amenities F, commute F.
• Jennings County School Corporation (rural): math 32% / reading 38% proficiency, ranked #194 of 301 in IN (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sand Creek Elementary School (math 33% / reading 29%, grade F, #682 of 994 statewide, top 69%, 389 students, 85% FRL); Jennings County Middle School (math 28% / reading 36%, grade F, #190 of 330 statewide, top 59%, 626 students, 62% FRL); Jennings County High School (math 26% / reading 62%, grade F, #189 of 369 statewide, top 51%, 1,184 students, 52% FRL) — zoned schools average 66% FRL vs 49% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 160 active listings in the ZIP; 84 units permitted in Jennings County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $880 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Jennings County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Recommended offer $123,480 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 1.03% ✓
• Cap rate: 7.72%
• Cash-on-cash: 5.10%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

• ARV (median comp): $65,374
• List price: $127,299
• Delta: 94.72%
• Verdict: OVERPRICED
• Comps: 3 within 2.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3503 Penny Ln	0.53mi	2/2.0 (-1)	952 (+13%)	12mo	$55,000	$58	34
2171 Saxon Ct	0.64mi	2/1.0 (-1)	756 (-10%)	20mo	$40,000	$53	32

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: -8.4%
• Equity multiple: 0.69×
• Total profit: $-10,953
• Equity at exit: $18,981

10-year hold

• IRR: 1.2%
• Equity multiple: 1.08×
• Total profit: $2,975
• Equity at exit: $11,006

Cash invested: $35,644 (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 47265

• Home prices YoY: -31.5%
• Active inventory: 160
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,305 medium
• Mortgage (P&I): −$668
• Tax est. 1.5%: −$159 /mo · $1,909/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $152

Break-even live

Break-even rent $1,114

Max offer price $127,299

Occupancy floor 83%

Sensitivity live

Price	-10% $240	-5% $196	+0% $152	+5% $108	+10% $64
Rent	-10% $48	-5% $100	+0% $152	+5% $203	+10% $255
Rate	-1.0pp $216	-0.5pp $184	base $152	+0.5pp $119	+1.0pp $85

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: $31,825
• Closing costs: $3,819
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $127,299 Active 46 DOM
2. 2026-06-18
   days on market $127,299 Active 45 DOM
3. 2026-06-17
   days on market $127,299 Active 44 DOM
4. 2026-06-16
   days on market $127,299 Active 43 DOM
5. 2026-06-15
   days on market $127,299 Active 42 DOM
6. 2026-06-14
   days on market $127,299 Active 40 DOM
7. 2026-06-12
   days on market $127,299 Active 39 DOM
8. 2026-06-09
   days on market $127,299 Active 36 DOM
9. 2026-06-08
   days on market $127,299 Active 35 DOM
10. 2026-06-07
    days on market $127,299 Active 34 DOM
11. 2026-06-02
    days on market $127,299 Active 29 DOM
12. 2026-06-01
    days on market $127,299 Active 28 DOM
13. 2026-05-31
    days on market $127,299 Active 27 DOM
14. 2026-05-30
    days on market $127,299 Active 26 DOM
15. 2026-05-04
    listed $127,299 Active 571-char remark
16. 2025-11-18
    price $127,299
17. 2025-10-01
    price $127,300

ⓘ 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 4/10 Moderate 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,666
• − Mortgage interest: −$7,131
• − Property taxes: −$1,909
• − Insurance: −$636
• − Repairs & maintenance: −$1,253
• − Management: −$1,253
• − Depreciation: −$3,703
• Taxable loss: −$221
• Est. tax savings @ 24.0%: +$53
• After-tax cash flow: $1,872/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: Jennings County School Corporation
• NCES district ID: 1805190
• Math proficiency: 32% ▼ -11.00%
• Reading proficiency: 38% ▼ -6.00%
• Median HH income: $45,418
• Composite: 29.89/100
• National rank: #6394
• State rank: #194 of 301 in IN

Livability — Country Squire Lakes

• Score: 59/100
• State rank: #566
• US rank: #20238

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Country Squire Lakes, IN
• Population (ZIP): 20,981

Population outlook (Jennings County) Hauer SSP2

• Today (2025): 26,584 people
• By 2030: 25,591 · -3.7%
• By 2040: 23,423 · -11.9%
• By 2050: 20,973 · -21.1%
• By 2075: 15,445 · -41.9%
• By 2100: 10,714 · -59.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Slovak 2% Romanian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Jennings

• 2024 margin: Solid R (+58.8) · D 19.7% · R 78.5% · Other 1.8%
• 2008→2024 swing: -50.8pp toward R · 2008: -8.0pp · 2024: -58.8pp
• All cycles: 2024: R+58.8 2020: R+56.9 2016: R+52.7 2012: R+22.4 2008: R+8.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -107.36%
• Current HPI: 233.0275
• 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

-0.0% since first listed

3 events — show timeline

• 2026-05-04 Listed $127,299 RRELMS
• 2025-11-18 Price Changed $127,299 RRELMS
• 2025-10-01 Price Changed $127,300 RRELMS

Property tax history

+2.6%/yr

Latest (2024): $142 · +42.9% YoY. Source: county tax records.