367 Roxbury Park Plan · Goshen, IN 46526

$81,995

3 bd · 2.0 ba · 1,056 sqft · Manufactured · 8 Days on market

Poor condition

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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
• Livability +4.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

BRAND NEW & MOVE-IN READY! 1,056 Sq. Ft. Modern Living Step into your dream home! This brand-new, 3-bedroom, 2-bathroom manufactured home offers the perfect blend of style, space, and affordability. Step inside to an expansive, sun-drenched open floor plan combining the main living area, dining space, and kitchen. The contemporary kitchen comes fully equipped with brand-new, energy-efficient appliances, stylish cabinetry, and ample counter space.

Key facts

• Stylish cabinetry
• Open floor plan
• Contemporary kitchen

Tags

• OPEN FLOOR PLAN
• CONTEMPORARY KITCHEN
• ENERGY EFFICIENT APPLIANCES
• STYLISH CABINETRY
• AMPLE COUNTER SPACE

Property features AI

Finance

• Financial info: List price $81,995

Exterior

• Home design: Single-family plan home; Inventory type: Plan
• Construction: Living area approximately 1,056
• Exterior features: Located at 403 Post Rd, Goshen, IN 46526

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms (full)
• Interior features: Plan home (367 Roxbury Park)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $82k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $410 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• Cap rate 12.3% vs local median 3.2% in Goshen — 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 85/100 on livability (#4 in IN, #622 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D+, employment D+.
• Goshen Community Schools (urban): math 31% / reading 40% proficiency, ranked #190 of 301 in IN (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 101 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $567 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 + 3.0% rent growth), your $23k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $81,995

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.51% ✓
• Cap rate: 12.29%
• Cash-on-cash: 21.41%
• DSCR: 1.95
• GRM: 5.5

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: 14.0%
• Equity multiple: 1.56×
• Total profit: $12,817
• Equity at exit: $12,226

10-year hold

• IRR: 22.8%
• Equity multiple: 2.95×
• Total profit: $44,826
• Equity at exit: $7,089

Cash invested: $22,959 (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 46526

• Home prices YoY: -28.8%
• Active inventory: 101
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,236 high
• Mortgage (P&I): −$430
• Tax est. 1.5%: −$102 /mo · $1,230/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $410

Break-even live

Break-even rent $717

Max offer price $81,995

Occupancy floor 62%

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: $20,499
• Closing costs: $2,460
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
403 Post Rd Goshen, IN	2.0	2.0	960	$1,249	$1.30	21d	1	0.02mi
217 Tanglewood Dr Unit 217-D Tanglewood Goshen, IN	2.0	1.0	982	$925	$0.94	21d	1	0.31mi
220 Tanglewood Dr Goshen, IN	3.0	2.0	1100	$1,600	$1.45	21d	1	0.34mi
61108 Old County Road 17 Goshen, IN	3.0	2.0	1216	$1,249	$1.03	21d	1	0.86mi
1227 Briarwood Blvd Goshen, IN	1.0–2.0	1.0–1.5	1161	$1,350	$1.16	21d	1	0.93mi
1816 Tiffany Ct Unit 1816-C Goshen, IN	2.0	1.0	840	$925	$1.10	43d	1	1.21mi
212 S Silverwood Ln Unit 212-A Goshen, IN	2.0	1.0	825	$995	$1.21	43d	1	1.22mi
521 S Silverwood Ln Unit F Goshen, IN	2.0	1.5	900	$925	$1.03	21d	1	1.24mi
2011 W Wilden Ave Goshen, IN	1.0–3.0	1.0–2.0	1022	$1,100	$1.08	21d	1	1.29mi

Listing history 8 events

1. 2026-06-19
   days on market $81,995 Active 8 DOM
2. 2026-06-18
   days on market $81,995 Active 7 DOM
3. 2026-06-17
   days on market $81,995 Active 6 DOM
4. 2026-06-16
   days on market $81,995 Active 5 DOM
5. 2026-06-15
   days on market $81,995 Active 4 DOM
6. 2026-06-14
   days on market $81,995 Active 2 DOM
7. 2026-06-13
   remarks 452-char remark
8. 2026-06-13
   listed $81,995 Active 1 DOM

ⓘ 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: $14,829
• − Mortgage interest: −$4,593
• − Property taxes: −$1,230
• − Insurance: −$410
• − Repairs & maintenance: −$1,186
• − Management: −$1,186
• − Depreciation: −$2,385
• Taxable income: $3,838
• Est. tax owed @ 24.0%: −$921
• After-tax cash flow: $3,994/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

Poor 20/100 Extensive rehab

This manufactured home requires extensive repairs and updates to its roof, exterior, flooring, interior walls, bathrooms, kitchen, HVAC/mechanical systems, and landscaping. Significant investment is needed to bring it up to a move-in-ready condition.

Repairs flagged

• Major roof — No visible roof in the satellite image.
• Major exterior — No visible exterior in the satellite image.
• Major flooring — No visible flooring in the satellite image.
• Major interior walls/paint — No visible interior walls/paint in the satellite image.
• Major bathrooms — No visible bathrooms in the satellite image.
• Major kitchen — No visible kitchen in the satellite image.
• Major systems — No visible systems in the satellite image.
• Major HVAC/mechanicals — No visible HVAC/mechanicals in the satellite image.
• Major landscaping/curb appeal — No visible landscaping/curb appeal in the satellite image.

Value-add opportunities

• Both roof replacement — A new roof would significantly improve the home's appearance and value.
• Both exterior painting/staining — A fresh coat of paint/staining would enhance curb appeal and value.
• Both flooring replacement — New flooring would improve the home's condition and value.
• Both interior painting — Fresh paint would improve the home's condition and value.
• Both bathroom updates — Updated bathrooms would improve the home's condition and value.
• Both kitchen updates — Updated kitchen would improve the home's condition and value.
• Both HVAC/mechanical upgrades — Upgraded HVAC/mechanical systems would improve the home's condition and value.
• Both landscaping — Landscaping would improve the home's curb appeal and value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · No visible roof in the satellite image.	Major	$15,000–50,000
exterior · No visible exterior in the satellite image.	Major	$15,000–50,000
flooring · No visible flooring in the satellite image.	Major	$15,000–50,000
interior walls/paint · No visible interior walls/paint in the satellite image.	Major	$15,000–50,000
bathrooms · No visible bathrooms in the satellite image.	Major	$15,000–50,000
kitchen · No visible kitchen in the satellite image.	Major	$15,000–50,000
systems · No visible systems in the satellite image.	Major	$15,000–50,000
HVAC/mechanicals · No visible HVAC/mechanicals in the satellite image.	Major	$15,000–50,000
landscaping/curb appeal · No visible landscaping/curb appeal in the satellite image.	Major	$15,000–50,000
Total estimated repair cost · 9 items		$135,000–450,000

Value-add ROI direction

• Both roof replacement — A new roof would significantly improve the home's appearance and value. ↑
• Both exterior painting/staining — A fresh coat of paint/staining would enhance curb appeal and value. ↑
• Both flooring replacement — New flooring would improve the home's condition and value. ↑
• Both interior painting — Fresh paint would improve the home's condition and value. ↑
• Both bathroom updates — Updated bathrooms would improve the home's condition and value. ↑
• Both kitchen updates — Updated kitchen would improve the home's condition and value. ↑
• Both HVAC/mechanical upgrades — Upgraded HVAC/mechanical systems would improve the home's condition and value. ↑
• Both landscaping — Landscaping would improve the home's curb appeal and value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Goshen Community Schools
• NCES district ID: 1803930
• Math proficiency: 31% ▼ -11.00%
• Reading proficiency: 40% ▼ -4.00%
• Median HH income: $44,892
• Composite: 30.24/100
• National rank: #6292
• State rank: #190 of 301 in IN

Livability — Goshen

• Score: 85/100
• State rank: #4
• US rank: #622

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Goshen, IN
• County: Elkhart County · 107,928 people
• City population: 33,668
• Metro: Elkhart-Goshen, IN
• Population (ZIP): 33,668
• Household income: $67,461
• Rent vs Own: 31.2% rent · 68.8% own
• Severe rent burden: 934.0

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 26% Two or more races 12% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 16% Puerto Rican 4%
• Common ancestry: Romanian 2% Italian 2% Lithuanian 2%
• Foreign-born: 14% · Canada, China
• Languages at home: 73% English-only · Spanish 21% German/W. Germanic 4%

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: ▼ -89.57%
• Current HPI: 221.643
• Rent YoY: —
• Metro: Elkhart-Goshen, 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