10844 Private Road 570 W · Poland, IN 47868

$60,000

3 bd · 1.0 ba · 320 sqft · Manufactured public records · 261 Days on market

Built 1969 0.76 ac lot $188/sqft · 230% above area Est $90k · 33% under ↓ 14% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.1/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Hey there, future landowner! Prepare to be charmed by 10844 Private Road 570 W, POLAND, IN, nestled in the heart of the USA, where the possibilities are as wide open as the Indiana sky. It's ready for you to make memories that will last a lifetime. Let's not forget the great outdoors! Amazing circle drive with a sprawling 33106 square feet lot area, you'll have plenty of space to unleash your inner gardener, host epic barbecues, or simply bask in the glory of nature. The single full bathroom offers a private space to pamper yourself after a long day of conquering the world. Built in 1969, this single-story manufactured home has seen some things, and it's ready to see you! This property is more than just a house; it's a launchpad for your dreams, so come and write your story!

Key facts

• Circle drive
• Single full bathroom
• Sprawling lot area

Tags

• CIRCLE DRIVE
• SPRAWLING LOT AREA
• SINGLE FULL BATHROOM
• SINGLE STORY MANUFACTURED HOME

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $293 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($846 rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade A — affects rentability + tenant quality, not the cash-flow math above.
• Cloverdale Community Schools (rural): math 36% / reading 40% proficiency, ranked #167 of 301 in IN (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 29 active listings in the ZIP; 120 units permitted in Owen County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($415 loan paydown + $6k appreciation (10.0% local appreciation)).
• Owen County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 261 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Recommended offer $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 261 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.41% ✓
• Cap rate: 12.15%
• Cash-on-cash: 20.93%
• DSCR: 1.93
• GRM: 5.9

CMA / ARV

• ARV (median comp): $89,860
• List price: $60,000
• Delta: -33.23%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.9%
• Equity multiple: 4.06×
• Total profit: $51,330
• Equity at exit: $54,053

10-year hold

• IRR: 34.4%
• Equity multiple: 9.12×
• Total profit: $136,460
• Equity at exit: $116,567

Cash invested: $16,800 (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 47868

• Home prices YoY: 9.8%
• Active inventory: 29
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $846 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$36 /mo · $430/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $293

Break-even live

Break-even rent $475

Max offer price $60,000

Occupancy floor 60%

Sensitivity live

Price	-10% $327	-5% $310	+0% $293	+5% $276	+10% $259
Rent	-10% $226	-5% $260	+0% $293	+5% $326	+10% $360
Rate	-1.0pp $323	-0.5pp $308	base $293	+0.5pp $277	+1.0pp $262

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $60,000 Active 261 DOM
2. 2026-06-17
   days on market $60,000 Active 260 DOM
3. 2026-06-16
   days on market $60,000 Active 259 DOM
4. 2026-06-15
   days on market $60,000 Active 258 DOM
5. 2026-06-13
   days on market $60,000 Active 256 DOM
6. 2026-06-09
   days on market $60,000 Active 252 DOM
7. 2026-06-08
   days on market $60,000 Active 251 DOM
8. 2026-06-07
   days on market $60,000 Active 250 DOM
9. 2026-06-03
   days on market $60,000 Active 246 DOM
10. 2026-06-02
    days on market $60,000 Active 245 DOM
11. 2026-06-01
    days on market $60,000 Active 244 DOM
12. 2026-05-31
    days on market $60,000 Active 243 DOM
13. 2025-10-09
    price $60,000 787-char remark

    Show marketing remark (787 chars)

    Hey there, future landowner! Prepare to be charmed by 10844 Private Road 570 W, POLAND, IN, nestled in the heart of the USA, where the possibilities are as wide open as the Indiana sky. It's ready for you to make memories that will last a lifetime. Let's not forget the great outdoors! Amazing circle drive with a sprawling 33106 square feet lot area, you'll have plenty of space to unleash your inner gardener, host epic barbecues, or simply bask in the glory of nature. The single full bathroom offers a private space to pamper yourself after a long day of conquering the world. Built in 1969, this single-story manufactured home has seen some things, and it's ready to see you! This property is more than just a house; it's a launchpad for your dreams, so come and write your story!

14. 2025-09-29
    listed $70,000 Active 787-char remark

    Show marketing remark (787 chars)

    Hey there, future landowner! Prepare to be charmed by 10844 Private Road 570 W, POLAND, IN, nestled in the heart of the USA, where the possibilities are as wide open as the Indiana sky. It's ready for you to make memories that will last a lifetime. Let's not forget the great outdoors! Amazing circle drive with a sprawling 33106 square feet lot area, you'll have plenty of space to unleash your inner gardener, host epic barbecues, or simply bask in the glory of nature. The single full bathroom offers a private space to pamper yourself after a long day of conquering the world. Built in 1969, this single-story manufactured home has seen some things, and it's ready to see you! This property is more than just a house; it's a launchpad for your dreams, so come and write your story!

ⓘ 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: $430 · $36/mo
• Projected year-2 tax: $470 · $39/mo
• Expected delta: +$40/yr (+$3/mo · 9.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,155
• − Mortgage interest: −$3,361
• − Property taxes: −$430
• − Insurance: −$300
• − Repairs & maintenance: −$812
• − Management: −$812
• − Depreciation: −$1,745
• Taxable income: $2,694
• Est. tax owed @ 24.0%: −$646
• After-tax cash flow: $2,870/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: Cloverdale Community Schools
• NCES district ID: 1802220
• Math proficiency: 36% ▼ -16.00%
• Reading proficiency: 40% ▼ -14.00%
• Median HH income: $44,267
• Composite: 32.28/100
• National rank: #5753
• State rank: #167 of 301 in IN

Livability — Poland

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 2,870

Population outlook (Owen County) Hauer SSP2

• Today (2025): 19,045 people
• By 2030: 17,930 · -5.9%
• By 2040: 15,507 · -18.6%
• By 2050: 13,253 · -30.4%
• By 2075: 9,364 · -50.8%
• By 2100: 6,686 · -64.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Black 3% Two or more races 1%
• Common ancestry: Iranian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Tagalog/Filipino 1%

Political lean MEDSL · Owen

• 2024 margin: Solid R (+50.7) · D 23.8% · R 74.5% · Other 1.6%
• 2008→2024 swing: -40.3pp toward R · 2008: -10.3pp · 2024: -50.7pp
• All cycles: 2024: R+50.7 2020: R+49.1 2016: R+49.4 2012: R+27.6 2008: R+10.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 21.99%
• Current HPI: 246.3509
• 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

-14.3% since first listed

2 events — show timeline

• 2025-10-09 Price Changed $60,000 MIBOR as Distributed by MLS Grid
• 2025-09-29 Listed $70,000 MIBOR as Distributed by MLS Grid

Property tax history

+9.5%/yr

Latest (2024): $430 · -7.5% YoY. Source: county tax records.