Belmont (Indian Oaks) Plan · Sellersburg, IN 47172

$75,995

3 bd · 2.0 ba · 1,193 sqft · Manufactured · 123 Days on market

Excellent condition $560/mo HOA · 37% of rent

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Why this score? — see what drove the C+ 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 +20.7/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• Schools +5.0/10.0
• Condition / age +5.0/5.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Belmont offers a smart, spacious layout designed for comfortable everyday living. This thoughtfully designed home features 3 bedrooms and 2 full baths, providing plenty of room for family and guests. At the heart of the home, you'll find a beautiful, well-appointed kitchen that flows seamlessly into an expansive living area with extended length-perfect for entertaining, relaxing, or creating flexible spaces to fit your lifestyle. With its open design and generous proportions, the Belmont delivers both functionality and style in a home that truly feels inviting.

Key facts

• Listed 122 days

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $76k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $103 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $76k).
• Recommended offer: $67k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 4.0% in Sellersburg — 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 73/100 on livability (#85 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools D+, commute D+, health & safety D+.
• Market conditions: 146 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $525 of loan paydown is wiped out by about $2k 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.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($67k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 37% of rent.

Recommended offer $66,875 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.98% ✓
• Cap rate: 7.92%
• Cash-on-cash: 5.82%
• DSCR: 1.26
• GRM: 4.2

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: -6.8%
• Equity multiple: 0.75×
• Total profit: $-5,371
• Equity at exit: $11,331

10-year hold

• IRR: 3.4%
• Equity multiple: 1.25×
• Total profit: $5,282
• Equity at exit: $6,571

Cash invested: $21,279 (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 47172

• Active inventory: 146
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,504 high
• Mortgage (P&I): −$399
• Tax est. 1.5%: −$95 /mo · $1,140/yr
• Insurance: −$32
• HOA: −$560
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $103

Break-even live

Break-even rent $1,374

Max offer price $75,995

Occupancy floor 88%

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: $18,999
• Closing costs: $2,280
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7000 Lake Dr Sellersburg, IN	1.0–3.0	1.0–2.0	1004	$1,369	$1.36	1d	1	0.57mi
7722 Sellersburg, IN	1.0–2.0	1.0–2.0	933	$1,143	$1.23	1d	12	0.59mi
7608 Julia Dr Sellersburg, IN	3.0	2.0	1500	$2,000	$1.33	1d	1	0.73mi
1026 Sweet Amy Way Sellersburg, IN	3.0	2.5	1288	$1,850	$1.44	43d	1	1.02mi
702 Somerset Ct Sellersburg, IN	2.0	2.0	1192	$1,095	$0.92	1d	1	1.11mi
8500 Westmont Dr Sellersburg, IN	2.0	2.0	1140	$1,275	$1.12	1d	5	1.17mi

HOA detail

• Monthly dues: $560 · $6,720/yr

Listing history 14 events

1. 2026-06-18
   days on market $75,995 Active 123 DOM
2. 2026-06-17
   days on market $75,995 Active 122 DOM
3. 2026-06-16
   days on market $75,995 Active 121 DOM
4. 2026-06-15
   days on market $75,995 Active 120 DOM
5. 2026-06-13
   days on market $75,995 Active 118 DOM
6. 2026-06-10
   days on market $75,995 Active 115 DOM
7. 2026-06-09
   days on market $75,995 Active 114 DOM
8. 2026-06-08
   days on market $75,995 Active 113 DOM
9. 2026-06-07
   days on market $75,995 Active 112 DOM
10. 2026-06-03
    days on market $75,995 Active 108 DOM
11. 2026-06-02
    days on market $75,995 Active 107 DOM
12. 2026-06-01
    days on market $75,995 Active 106 DOM
13. 2026-05-31
    days on market $75,995 Active 105 DOM
14. 2026-02-16
    listed $75,995 Active 571-char remark

    Show marketing remark (571 chars)

    The Belmont offers a smart, spacious layout designed for comfortable everyday living. This thoughtfully designed home features 3 bedrooms and 2 full baths, providing plenty of room for family and guests. At the heart of the home, you'll find a beautiful, well-appointed kitchen that flows seamlessly into an expansive living area with extended length-perfect for entertaining, relaxing, or creating flexible spaces to fit your lifestyle. With its open design and generous proportions, the Belmont delivers both functionality and style in a home that truly feels inviting.

ⓘ 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: $18,052
• − Mortgage interest: −$4,257
• − Property taxes: −$1,140
• − Insurance: −$380
• − Repairs & maintenance: −$1,444
• − Management: −$1,444
• − HOA: −$6,720
• − Depreciation: −$2,211
• Taxable income: $456
• Est. tax owed @ 24.0%: −$110
• After-tax cash flow: $1,130/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

Excellent 100/100 None rehab

This Belmont manufactured home is in excellent condition with no visible repairs or maintenance needed. It is move-in ready and offers a spacious layout perfect for comfortable everyday living.

Schools (NCES district)

No district data.

Livability — Sellersburg

• Score: 73/100
• State rank: #85
• US rank: #5005

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sellersburg, IN
• County: Clark County · 108,879 people
• City population: 21,045
• Metro: Louisville/Jefferson County, KY-IN
• Population (ZIP): 21,045
• Household income: $82,503
• Rent vs Own: 17.1% rent · 82.9% own
• Severe rent burden: 250.0

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 (90%)
• Race & ethnicity: White 90% Two or more races 7% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 2% Slovak 2% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Vietnamese 1% Other Indo-European 1%

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: ▼ -114.50%
• Current HPI: 173.6209
• 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

• 2026-02-16 Listed $75,995 Zillow