11349 S Singhurst St · Riley, IN 47802

$120,000

3 bd · 1.0 ba · 1,568 sqft · Manufactured public records · 24 Days on market

Built 2002 3.10 ac lot ↓ 8% since listing

---

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 +27.2/30.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Livability +3.3/5.0
• Schools +2.9/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy the peace and quit on this 3-Bed 2-Bath manufactured home that is nestled on 3.10-acre located in the Riley, Honey Creek and Terre Haute South school district. Home offers a nice, covered patio for those summer days or nights sitting with your morning coffee or evening favorite Beveridge.

Key facts

• 3.10-acre
• Covered patio
• 3.1 acre lot

Tags

• COVERED PATIO
• 3.10-ACRE

Property features AI

Exterior

• Parking: Attached carport
• Utilities: Public water; Septic system
• Home design: Manufactured home; Single-story
• Construction: Vinyl siding; Block foundation
• Exterior features: Approximately 3.1 acres

Interior

• Kitchen: Dishwasher; Range hood
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Vaulted ceilings; Smoke detector(s)
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#295 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D, amenities F, commute F.
• Vigo County School Corporation (urban): math 32% / reading 37% proficiency, ranked #202 of 301 in IN (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Riley Elementary School (math 67% / reading 52%, grade B-, #128 of 994 statewide, top 15%, 390 students, 35% FRL); Terre Haute South Vigo High School (math 37% / reading 72%, grade C-, #79 of 369 statewide, top 26%, 1,610 students, 51% FRL) — zoned schools at 43% FRL track the district average.
• Zoned-school proficiency averages 57% at this address vs 34% district-wide (+22 pts) — the actual schools serving this property are materially stronger than the Vigo County School Corporation average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+1.2%/yr); 187 active listings in the ZIP; 60 units permitted in Vigo County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Vigo County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $118,200 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. 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?
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: 1.13% ✓
• Cap rate: 9.73%
• Cash-on-cash: 12.27%
• DSCR: 1.55
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.23% rent growth · sell at horizon

5-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $32
• Equity at exit: $17,892

10-year hold

• IRR: 7.9%
• Equity multiple: 1.56×
• Total profit: $18,657
• Equity at exit: $10,375

Cash invested: $33,600 (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 47802

• Home prices YoY: -26.8%
• Rents YoY: 1.2%
• Active inventory: 187
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,353 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$46 /mo · $553/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $344

Break-even live

Break-even rent $918

Max offer price $120,000

Occupancy floor 70%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $120,000 Active 24 DOM
2. 2026-06-18
   days on market $120,000 Active 23 DOM
3. 2026-06-17
   days on market $120,000 Active 22 DOM
4. 2026-06-16
   days on market $120,000 Active 21 DOM
5. 2026-06-15
   days on market $120,000 Active 20 DOM
6. 2026-06-14
   days on market $120,000 Active 18 DOM
7. 2026-06-13
   days on market $120,000 Active 17 DOM
8. 2026-06-10
   days on market $120,000 Active 15 DOM
9. 2026-06-09
   days on market $120,000 Active 14 DOM
10. 2026-06-08
    days on market $120,000 Active 13 DOM
11. 2026-06-07
    days on market $120,000 Active 12 DOM
12. 2026-06-05
    days on market $120,000 Active 9 DOM
13. 2026-06-02
    days on market $120,000 Active 7 DOM
14. 2026-06-01
    days on market $120,000 Active 6 DOM
15. 2026-05-31
    days on market $120,000 Active 5 DOM
16. 2026-05-30
    days on market $120,000 Active 4 DOM
17. 2026-05-26
    listed $120,000 Active 295-char remark

    Show marketing remark (295 chars)

    Enjoy the peace and quit on this 3-Bed 2-Bath manufactured home that is nestled on 3.10-acre located in the Riley, Honey Creek and Terre Haute South school district. Home offers a nice, covered patio for those summer days or nights sitting with your morning coffee or evening favorite Beveridge.

18. 2026-05-26
    listed $120,000 Active

    Show marketing remark (295 chars)

    Enjoy the peace and quit on this 3-Bed 2-Bath manufactured home that is nestled on 3.10-acre located in the Riley, Honey Creek and Terre Haute South school district. Home offers a nice, covered patio for those summer days or nights sitting with your morning coffee or evening favorite Beveridge.

19. 2024-11-16
    price $145,000
20. 2024-09-24
    status Active
21. 2024-08-02
    status Pending
22. 2024-07-03
    listed $149,900 Active
23. 2022-09-07
    status Pending
24. 2022-09-02
    listed $129,900 Active

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

Tax reassessment forecast IN · Partial reset (capped growth)

• Current annual tax: $553 · $46/mo
• Projected year-2 tax: $786 · $66/mo
• Expected delta: +$234/yr (+$19/mo · 42.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,238
• − Mortgage interest: −$6,722
• − Property taxes: −$553
• − Insurance: −$600
• − Repairs & maintenance: −$1,299
• − Management: −$1,299
• − Depreciation: −$3,491
• Taxable income: $2,275
• Est. tax owed @ 24.0%: −$546
• After-tax cash flow: $3,578/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: Vigo County School Corporation
• NCES district ID: 1812090
• Math proficiency: 32% ▼ -10.00%
• Reading proficiency: 37% ▼ -8.00%
• Median HH income: $40,100
• Composite: 28.97/100
• National rank: #6625
• State rank: #202 of 301 in IN

Livability — Riley

• Score: 66/100
• State rank: #295
• US rank: #11917

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Vigo County · 91,193 people
• City population: 479
• Metro: Terre Haute, IN
• Population (ZIP): 33,135
• Household income: $57,395
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 1102.0

Population outlook (Vigo County) Hauer SSP2

• Today (2025): 106,366 people
• By 2030: 105,674 · -0.7%
• By 2040: 103,731 · -2.5%
• By 2050: 101,200 · -4.9%
• By 2075: 95,674 · -10.1%
• By 2100: 85,910 · -19.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 8% Two or more races 5% Hispanic / Latino 3% Asian 3%
• Common ancestry: Lithuanian 3% Slovak 2% Serbian 2%
• Foreign-born: 3% · China, Canada
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1% Chinese 1%

Political lean MEDSL · Vigo

• 2024 margin: R (+18.1) · D 40.0% · R 58.1% · Other 2.0%
• 2008→2024 swing: -33.9pp toward R · 2008: 15.8pp · 2024: -18.1pp
• All cycles: 2024: R+18.1 2020: R+14.7 2016: R+15.2 2012: D+0.8 2008: D+15.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -67.05%
• Current HPI: 183.0194
• Rent YoY: ▲ 1.23%
• Metro: Terre Haute, 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

-7.6% since first listed

8 events — show timeline

• 2026-05-26 Listed $120,000 THAAR
• 2026-05-26 Listed $120,000 MIBOR as Distributed by MLS Grid
• 2024-11-16 Price Changed $145,000 THAAR
• 2024-09-24 Relisted — THAAR
• 2024-08-02 Pending — THAAR
• 2024-07-03 Listed $149,900 THAAR
• 2022-09-07 Pending — THAAR
• 2022-09-02 Listed $129,900 THAAR

Property tax history

+4.5%/yr

Latest (2024): $553 · +3.4% YoY. Source: county tax records.