1804 Oriental · Elkhart, IN 46514

$51,500

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 75 Days on market

Manufactured home Built 2026 Good condition $42/sqft · 63% below area

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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
• Rent growth +4.3/5.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Appreciation +2.5/10.0
• Schools +2.5/10.0
• Manufactured-home adj. -5.9

Listing remarks MLS

Discover the perfect blend of style and affordability in this spacious 1,200 sq. ft. single-section home. Recently transformed, the interior boasts updated flooring throughout and a refreshed kitchen featuring new appliances and beautifully redone cabinetry. The standout feature? Two full walk-in showers, offering a touch of luxury and accessibility rarely found at this price point. This move-in-ready gem provides a clean, modern canvas with just enough room left for your personal finishing touches. Whether you're a first-time buyer or looking to downsize without sacrificing quality, this home is a true bargain that won't last long. Schedule your tour today and see how much value is packed into this beautiful space!

Key facts

• Redone cabinetry
• Move-in-ready
• New appliances

Tags

• UPDATED FLOORING
• REFRESHED KITCHEN
• NEW APPLIANCES
• REDONE CABINETRY
• WALK-IN SHOWERS
• MOVE-IN-READY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $52k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $498 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $52k).
• Recommended offer: $48k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.9% vs local median 4.1% in Elkhart — 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 68/100 on livability (#224 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, crime F, commute F.
• Elkhart Community Schools (urban): math 18% / reading 25% proficiency, ranked #271 of 301 in IN (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Osolo Elementary School (math 20% / reading 18%, grade F, #829 of 994 statewide, top 84%, 490 students, 76% FRL); North Side Middle School (math 15% / reading 31%, grade F, #263 of 330 statewide, top 80%, 627 students, 72% FRL).
• Market conditions: Rents rising fast (+7.0%/yr); 403 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 484 units permitted in Elkhart County in 2024 (136 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $356 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Elkhart County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 7.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Recommended offer $48,410 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 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 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?
5. Crime grade is F 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: 2.10% ✓
• Cap rate: 17.89%
• Cash-on-cash: 41.41%
• DSCR: 2.84
• GRM: 4.0

CMA / ARV

• ARV (median comp): $140,418
• List price: $51,500
• Delta: -63.32%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1430 Mcpherson St	1.10mi	3/2.0	1,158 (-5%)	1mo	$165,000	$142	56
2919 Calumet Ave	1.45mi	2/1.0 (-1)	1,208 (-1%)	0mo	$213,000	$176	55
2000 Greenleaf Blvd	1.16mi	3/1.0	1,264 (+4%)	3mo	$345,000	$273	52
1232 Cone St	1.47mi	3/1.0	1,296 (+7%)	1mo	$201,000	$155	49
2015 Autumn Ridge Ln	0.64mi	2/1.5 (-1)	1,098 (-10%)	2mo	$190,000	$173	45
25838 Meadow Oak Ln	0.75mi	3/4.0	1,280 (+5%)	4mo	$240,000	$188	45
2021 Autumn Ridge Ln	0.64mi	2/1.0 (-1)	1,098 (-10%)	1mo	$199,000	$181	44
518 Modrell Blvd	1.23mi	3/1.0	1,120 (-8%)	5mo	$89,000	$79	44
3201 E Bristol St	1.42mi	3/1.0	1,345 (+11%)	2mo	$230,000	$171	42
1605 Erwin St	1.13mi	3/2.0	1,470 (+21%)	2mo	$239,000	$163	38
2832 Neff St	1.35mi	3/1.0	988 (-19%)	1mo	$238,000	$241	35
1414 Columbian Ave	1.42mi	2/1.0 (-1)	1,080 (-11%)	5mo	$167,500	$155	34

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 · 7.03% rent growth · sell at horizon

5-year hold

• IRR: 42.5%
• Equity multiple: 2.94×
• Total profit: $27,924
• Equity at exit: $7,679

10-year hold

• IRR: 50.5%
• Equity multiple: 6.93×
• Total profit: $85,521
• Equity at exit: $4,453

Cash invested: $14,420 (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: 43 active
• Median asking: $135,000 ($93/sqft)
• Median days on market: 45 d
• This list price: 9% of active listings are priced below it
• ARV vs active asking: +24.2% above current asking $/sqft

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

ZIP-level market 46514

• Rents YoY: 7.0%
• Active inventory: 403
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,080 high
• Mortgage (P&I): −$270
• Tax est. 1.5%: −$64 /mo · $772/yr
• Insurance: −$21
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $498

Break-even live

Break-even rent $451

Max offer price $51,500

Occupancy floor 49%

Sensitivity live

Price	-10% $533	-5% $515	+0% $498	+5% $480	+10% $462
Rent	-10% $412	-5% $455	+0% $498	+5% $540	+10% $583
Rate	-1.0pp $524	-0.5pp $511	base $498	+0.5pp $484	+1.0pp $471

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: $12,875
• Closing costs: $1,545
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1875 Osolo Rd Elkhart, IN	1.0–3.0	1.0–2.0	948	$1,000	$1.05	70d	1	0.35mi
2002 Raintree Dr Elkhart, IN	2.0	1.5	1034	$1,479	$1.43	70d	2	0.69mi
1308 County Road 6 E Elkhart, IN	2.0	1.0	868	$1,245	$1.43	93d	1	0.80mi
2304 Grant St Elkhart, IN	4.0	2.0	1450	$1,800	$1.24	93d	1	1.08mi
1120 Worthmore Ave Elkhart, IN	2.0	1.0	987	$1,700	$1.72	70d	1	1.33mi
1301 Cone St Elkhart, IN	2.0	1.0	888	$1,100	$1.24	93d	1	1.40mi

Listing history 1 events

1. 2026-03-13
   listed $51,500 Active 725-char remark

   Show marketing remark (725 chars)

   Discover the perfect blend of style and affordability in this spacious 1,200 sq. ft. single-section home. Recently transformed, the interior boasts updated flooring throughout and a refreshed kitchen featuring new appliances and beautifully redone cabinetry. The standout feature? Two full walk-in showers, offering a touch of luxury and accessibility rarely found at this price point. This move-in-ready gem provides a clean, modern canvas with just enough room left for your personal finishing touches. Whether you're a first-time buyer or looking to downsize without sacrificing quality, this home is a true bargain that won't last long. Schedule your tour today and see how much value is packed into this beautiful space!

ⓘ 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: $12,965
• − Mortgage interest: −$2,885
• − Property taxes: −$772
• − Insurance: −$258
• − Repairs & maintenance: −$1,037
• − Management: −$1,037
• − Depreciation: −$1,498
• Taxable income: $5,478
• Est. tax owed @ 24.0%: −$1,315
• After-tax cash flow: $4,657/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 $6,080–$18,240 screening

This move-in-ready manufactured home offers a clean, modern interior with updated flooring and a refreshed kitchen. It's a great value for those looking to downsize or move into a well-maintained home.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers ↑
• Both Painting exterior and interior — Fresh paint can make the home look more appealing and increase its value ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers ↑

ⓘ 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.

F Composite school gradezoned avg 25/100

Zoned Schools

Elementary Osolo Elementary School F IN #829/994 Nat'l #34,564/41,679 Middle North Side Middle School F IN #263/330 Nat'l #11,007/14,009 High Elkhart High School F IN #285/369 Nat'l #10,121/17,239

Schools (NCES district)

• District: Elkhart Community Schools
• NCES district ID: 1803270
• Math proficiency: 18% ▼ -12.00%
• Reading proficiency: 25% ▼ -9.00%
• Median HH income: $42,881
• Composite: 18.45/100
• National rank: #8928
• State rank: #271 of 301 in IN

C Composite livability gradescore 68/100

Livability — Elkhart

• Score: 68/100
• State rank: #224
• US rank: #9852

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elkhart, IN
• County: Elkhart County · 213,761 people
• City population: 74,260
• Metro: Elkhart-Goshen, IN
• Population (ZIP): 42,389
• Household income: $65,833
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 8% of renters

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Population outlook (Elkhart County) Hauer SSP2

• Today (2025): 213,761 people
• By 2030: 218,103 · +2.0%
• By 2040: 225,381 · +5.4%
• By 2050: 229,447 · +7.3%
• By 2075: 232,856 · +8.9%
• By 2100: 214,088 · +0.2%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 14% Two or more races 6% Black 5% Asian 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 2% Romanian 2% Italian 2%
• Foreign-born: 8% · Canada
• Languages at home: 89% English-only · Spanish 10%

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Political lean MEDSL · Elkhart

• 2024 margin: Solid R (+32.4) · D 33.1% · R 65.5% · Other 1.4%
• 2008→2024 swing: -21.2pp toward R · 2008: -11.2pp · 2024: -32.4pp
• All cycles: 2024: R+32.4 2020: R+28.1 2016: R+32.4 2012: R+26.5 2008: R+11.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -246.78%
• Current HPI: 225.6
• Rent YoY: ▲ 7.03%
• Metro: Elkhart-Goshen, IN
• 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

1 event — show timeline

• 2026-03-13 Listed $51,500 Zillow