2801 S Stone Rd #165 · Marion, IN 46953

$22,200

3 bd · 2.0 ba · 1,008 sqft · Manufactured · 87 Days on market

Built 2026 Good condition

---

Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* THIS IS A RESALE LISTING * This welcoming, well-maintained 3 bedroom, 2 bathroom home is a perfect place to raise your family. For your convenience, we have onsite community management to assist you when you need it. With our family-friendly community amenities such as community events, scenic views, and a basketball court, your family will be excited to live here. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

Key facts

• Basketball court
• Scenic views
• Built 2026

Tags

• SCENIC VIEWS
• BASKETBALL COURT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $22k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $759 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $22k).
• Recommended offer: $21k (6.0% below list) — sets the bar for market timing.
• Cap rate 47.3% vs local median 8.7% in Marion — 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 65/100 on livability (#337 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Marion Community Schools (town): math 18% / reading 24% proficiency, ranked #277 of 301 in IN (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 112 active listings in the ZIP; 52 units permitted in Grant County in 2024 (8 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $153 of loan paydown is wiped out by about $666 of value loss. Plan a longer hold.
• Grant County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($21k) is reasonable based on typical stale-listing flexibility.

Recommended offer $20,868 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 5.21% ✓
• Cap rate: 47.35%
• Cash-on-cash: 146.62%
• DSCR: 7.52
• GRM: 1.6

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: —
• Equity multiple: 8.21×
• Total profit: $44,792
• Equity at exit: $3,310

10-year hold

• IRR: —
• Equity multiple: 17.31×
• Total profit: $101,362
• Equity at exit: $1,919

Cash invested: $6,216 (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 46953

• Home prices YoY: -23.4%
• Active inventory: 112
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $1,156 medium
• Mortgage (P&I): −$116
• Tax est. 1.5%: −$28 /mo · $333/yr
• Insurance: −$9
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $759

Break-even live

Break-even rent $194

Max offer price $22,200

Occupancy floor 29%

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: $5,550
• Closing costs: $666
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-19
   days on market $22,200 Active 87 DOM
2. 2026-06-18
   days on market $22,200 Active 86 DOM
3. 2026-06-17
   days on market $22,200 Active 85 DOM
4. 2026-06-16
   days on market $22,200 Active 84 DOM
5. 2026-06-15
   days on market $22,200 Active 83 DOM
6. 2026-06-14
   days on market $22,200 Active 81 DOM
7. 2026-06-12
   days on market $22,200 Active 80 DOM
8. 2026-06-09
   days on market $22,200 Active 77 DOM
9. 2026-06-08
   days on market $22,200 Active 76 DOM
10. 2026-06-07
    days on market $22,200 Active 75 DOM
11. 2026-06-02
    days on market $22,200 Active 70 DOM
12. 2026-06-01
    pricedays on market $22,200 Active 69 DOM
13. 2026-05-31
    days on market $21,700 Active 68 DOM
14. 2026-05-30
    days on market $21,700 Active 67 DOM
15. 2026-03-24
    listed $21,700 Active 517-char remark

    Show marketing remark (517 chars)

    * THIS IS A RESALE LISTING * This welcoming, well-maintained 3 bedroom, 2 bathroom home is a perfect place to raise your family. For your convenience, we have onsite community management to assist you when you need it. With our family-friendly community amenities such as community events, scenic views, and a basketball court, your family will be excited to live here. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

ⓘ 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: $13,867
• − Mortgage interest: −$1,244
• − Property taxes: −$333
• − Insurance: −$111
• − Repairs & maintenance: −$1,109
• − Management: −$1,109
• − Depreciation: −$646
• Taxable income: $9,315
• Est. tax owed @ 24.0%: −$2,236
• After-tax cash flow: $6,878/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

This well-maintained mobile home is in good condition with a good exterior and interior. It's a perfect family home with a welcoming atmosphere and community amenities. Minor updates can further enhance its curb appeal and value.

Value-add opportunities

• Both Painting the exterior siding — Fresh paint can enhance the curb appeal and increase both resale and rental value.
• Both Landscaping improvements — Enhancing the landscaping can improve curb appeal and attract more potential buyers or renters.
• Both Interior touch-ups — Fresh paint and minor touch-ups can improve the home's appearance and appeal to buyers or renters.
• Rental HVAC maintenance — A well-maintained HVAC system can attract more renters and reduce utility costs.
• Rental Community management services — The community management services can provide added convenience and security for renters, enhancing rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Fresh paint can enhance the curb appeal and increase both resale and rental value. ↑
• Both Landscaping improvements — Enhancing the landscaping can improve curb appeal and attract more potential buyers or renters. ↑
• Both Interior touch-ups — Fresh paint and minor touch-ups can improve the home's appearance and appeal to buyers or renters. ↑
• Rental HVAC maintenance — A well-maintained HVAC system can attract more renters and reduce utility costs. ↑
• Rental Community management services — The community management services can provide added convenience and security for renters, enhancing rental 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: Marion Community Schools
• NCES district ID: 1806390
• Math proficiency: 18% ▼ -9.00%
• Reading proficiency: 24% ▼ -6.00%
• Median HH income: $33,415
• Composite: 17.13/100
• National rank: #9115
• State rank: #277 of 301 in IN

Livability — Marion

• Score: 65/100
• State rank: #337
• US rank: #13006

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Grant County · 41,561 people
• City population: 41,561
• Metro: Marion, IN
• Population (ZIP): 23,372
• Household income: $46,288
• Rent vs Own: 32.2% rent · 67.8% own
• Severe rent burden: 597.0

Population outlook (Grant County) Hauer SSP2

• Today (2025): 64,394 people
• By 2030: 62,145 · -3.5%
• By 2040: 57,252 · -11.1%
• By 2050: 52,968 · -17.7%
• By 2075: 45,986 · -28.6%
• By 2100: 39,400 · -38.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 10% Two or more races 9% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 3% Iranian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Grant

• 2024 margin: Solid R (+41.8) · D 28.2% · R 70.0% · Other 1.9%
• 2008→2024 swing: -28.7pp toward R · 2008: -13.1pp · 2024: -41.8pp
• All cycles: 2024: R+41.8 2020: R+38.8 2016: R+39.5 2012: R+22.0 2008: R+13.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -52.47%
• Current HPI: 171.7246
• Rent YoY: —
• Metro: Marion, 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

• 2026-03-24 Listed $21,700 Zillow