None · Lakeshore Resort, IN 47012

$57,000

2 bd · 1.0 ba · 400 sqft · SingleFamily · 162 Days on market

Built 2007 Fair condition 10,000 sqft lot $142/sqft · 18% below area Est $70k · 18% under ↓ 5% since listing

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Schools +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Camping made easy in this family-ready setup. Featuring a private master bed, a secondary sleeping area with bunks, and plenty of additional space for the whole crew, this retreat lets you simply bring your suitcase and stay awhile. Enjoy the best of lake life in a truly one-of-a-kind park where the fun never endscomplete with a large in-ground swimming pool, playground, and ball field. Step next door to scenic hiking and biking trails, plus endless fishing and boating opportunities. You're just minutes from the 5,260-acre Brookville Lake, two public beaches, and a 13,000+ acre park. The Whitewater River Valley is renowned for walleye, trout, bass, and more, with over 9,000 acres open to hunting, including migratory game birds. Annual dove hunts are offered, along with bonus county antlerless deer tags. All of this, conveniently located just 45 minutes from downtown Cincinnati, Hamilton, and Indianapolismaking it the perfect getaway or seasonal escape.

Key facts

• Public beaches
• Private master bed
• Conveniently located

Tags

• PRIVATE MASTER BED
• LARGE IN-GROUND SWIMMING POOL
• PUBLIC BEACHES
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $57k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $222 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($780 rent vs $57k).
• Recommended offer: $50k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Market conditions: 4 active listings in the ZIP; 58 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $394 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Franklin County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 162 days — a 12% lower offer ($50k) is reasonable based on typical stale-listing flexibility.

Recommended offer $50,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.37% ✓
• Cap rate: 10.98%
• Cash-on-cash: 16.72%
• DSCR: 1.74
• GRM: 6.1

CMA / ARV

• ARV (median comp): $69,511
• List price: $57,000
• Delta: -18.00%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 7.9%
• Equity multiple: 1.31×
• Total profit: $4,942
• Equity at exit: $8,499

10-year hold

• IRR: 17.2%
• Equity multiple: 2.42×
• Total profit: $22,593
• Equity at exit: $4,928

Cash invested: $15,960 (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 47012

• Home prices YoY: -27.1%
• Active inventory: 4
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $780 medium
• Mortgage (P&I): −$299
• Tax est. 1.5%: −$71 /mo · $855/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$164
• Net cashflow: $222

Break-even live

Break-even rent $499

Max offer price $57,000

Occupancy floor 66%

Sensitivity live

Price	-10% $262	-5% $242	+0% $222	+5% $203	+10% $183
Rent	-10% $161	-5% $192	+0% $222	+5% $253	+10% $284
Rate	-1.0pp $251	-0.5pp $237	base $222	+0.5pp $208	+1.0pp $193

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: $14,250
• Closing costs: $1,710
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $57,000 Active 162 DOM
2. 2026-06-17
   days on market $57,000 Active 161 DOM
3. 2026-06-16
   days on market $57,000 Active 160 DOM
4. 2026-06-15
   days on market $57,000 Active 159 DOM
5. 2026-06-13
   days on market $57,000 Active 157 DOM
6. 2026-06-13
   days on market $57,000 Active 156 DOM
7. 2026-06-09
   days on market $57,000 Active 153 DOM
8. 2026-06-08
   days on market $57,000 Active 152 DOM
9. 2026-06-07
   days on market $57,000 Active 151 DOM
10. 2026-06-04
    days on market $57,000 Active 148 DOM
11. 2026-06-03
    days on market $57,000 Active 147 DOM
12. 2026-06-02
    days on market $57,000 Active 146 DOM
13. 2026-06-01
    days on market $57,000 Active 145 DOM
14. 2026-05-31
    days on market $57,000 Active 144 DOM
15. 2026-04-25
    price $57,000 966-char remark

    Show marketing remark (966 chars)

    Camping made easy in this family-ready setup. Featuring a private master bed, a secondary sleeping area with bunks, and plenty of additional space for the whole crew, this retreat lets you simply bring your suitcase and stay awhile. Enjoy the best of lake life in a truly one-of-a-kind park where the fun never endscomplete with a large in-ground swimming pool, playground, and ball field. Step next door to scenic hiking and biking trails, plus endless fishing and boating opportunities. You're just minutes from the 5,260-acre Brookville Lake, two public beaches, and a 13,000+ acre park. The Whitewater River Valley is renowned for walleye, trout, bass, and more, with over 9,000 acres open to hunting, including migratory game birds. Annual dove hunts are offered, along with bonus county antlerless deer tags. All of this, conveniently located just 45 minutes from downtown Cincinnati, Hamilton, and Indianapolismaking it the perfect getaway or seasonal escape.

16. 2026-01-07
    listed $60,000 Active 966-char remark

    Show marketing remark (966 chars)

    Camping made easy in this family-ready setup. Featuring a private master bed, a secondary sleeping area with bunks, and plenty of additional space for the whole crew, this retreat lets you simply bring your suitcase and stay awhile. Enjoy the best of lake life in a truly one-of-a-kind park where the fun never endscomplete with a large in-ground swimming pool, playground, and ball field. Step next door to scenic hiking and biking trails, plus endless fishing and boating opportunities. You're just minutes from the 5,260-acre Brookville Lake, two public beaches, and a 13,000+ acre park. The Whitewater River Valley is renowned for walleye, trout, bass, and more, with over 9,000 acres open to hunting, including migratory game birds. Annual dove hunts are offered, along with bonus county antlerless deer tags. All of this, conveniently located just 45 minutes from downtown Cincinnati, Hamilton, and Indianapolismaking it the perfect getaway or seasonal escape.

ⓘ 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: $9,362
• − Mortgage interest: −$3,193
• − Property taxes: −$855
• − Insurance: −$285
• − Repairs & maintenance: −$749
• − Management: −$749
• − Depreciation: −$1,658
• Taxable income: $1,873
• Est. tax owed @ 24.0%: −$450
• After-tax cash flow: $2,220/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 · 12 photos

Fair 45/100 Moderate rehab

This RV is in fair condition with some minor repairs needed. It has potential for increased value with exterior and interior paint updates.

Repairs flagged

• Minor RV roof — No visible damage
• Minor RV exterior — No visible damage
• Minor RV interior walls/paint — No visible damage

Value-add opportunities

• Both RV exterior paint — Enhances curb appeal and resale value
• Both RV interior paint — Enhances interior appearance and resale value

Renovation cost estimate screening

Repair item	Severity	Est. cost
RV roof · No visible damage	Minor	$500–3,000
RV exterior · No visible damage	Minor	$500–3,000
RV interior walls/paint · No visible damage	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both RV exterior paint — Enhances curb appeal and resale value ↑
• Both RV interior paint — Enhances interior appearance and resale 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)

No district data.

Livability — Lakeshore Resort

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

Census & demographics

• Census place: Lakeshore Resort, IN
• Population (ZIP): 10,891

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 22,796 people
• By 2030: 22,556 · -1.1%
• By 2040: 21,762 · -4.5%
• By 2050: 20,575 · -9.7%
• By 2075: 17,810 · -21.9%
• By 2100: 13,698 · -39.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Italian 1% Romanian 1%
• Foreign-born: 2% · Vietnam, Canada
• Languages at home: 96% English-only · Korean 2% Vietnamese 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+64.4) · D 17.1% · R 81.5% · Other 1.3%
• 2008→2024 swing: -30.3pp toward R · 2008: -34.1pp · 2024: -64.4pp
• All cycles: 2024: R+64.4 2020: R+63.0 2016: R+60.9 2012: R+42.8 2008: R+34.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -82.81%
• Current HPI: 223.2183
• 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

-5.0% since first listed

2 events — show timeline

• 2026-04-25 Price Changed $57,000 SEIBR
• 2026-01-07 Listed $60,000 SEIBR