410 N Center St · Eaton, IN 47338

$84,900

2 bd · 2.0 ba · 920 sqft · Manufactured public records · 52 Days on market

Built 1992 3,598 sqft lot

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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 +23.2/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +5.4/10.0
• Schools +4.1/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Corner lot 3 bedroom, 2 bathroom home available in the Delaware Community School district! The spacious front deck will lead you into brand-new carpet installed throughout the house. All appliances remain with property and possession on day of closing. Check out this move-in ready property today!

Key facts

• Open concept living
• Laundry room
• Large kitchen

Tags

• OPEN CONCEPT LIVING
• SPLIT BEDROOM FLOORPLAN
• PRIMARY BEDROOM BATHROOM
• LARGE KITCHEN
• LAUNDRY ROOM
• LARGE SPACIOUS FRONT DECK

Property features AI

Finance

• Other: Corner lot dimensions approximately 60 x 60; Property type: Manufactured home (mobile home)
• Financial info: Annual tax noted (amount not included per instructions)
• HOA & community: No association amenities

Exterior

• Parking: Detached garage; Gravel parking; 1 garage space
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available
• Home design: Residential manufactured home; Single-story
• Construction: Vinyl siding; Shingle roof; Crawl space foundation; Built area above grade: 920 (finished)
• Exterior features: Deck; Corner lot; Level yard; Landscaped

Interior

• Kitchen: Eat-in kitchen; Laminate counters; Electric water heater
• Bedrooms: Master on main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Natural gas heating; Forced air heating; Central air conditioning
• Interior features: Vaulted ceilings; Crown molding; Eat-in kitchen; Open floorplan; Laminate counters; Master bedroom on main level; 1 fireplace (none specified as functional)
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry on main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($881 rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#132 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, health & safety D, amenities F.
• Delaware Community School Corporation (rural): math 43% / reading 51% proficiency, ranked #76 of 301 in IN (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Eaton Elementary School (math 52% / reading 47%, grade D, #279 of 994 statewide, top 30%, 268 students, 66% FRL); Delta Middle School (math 28% / reading 45%, grade F, #156 of 330 statewide, top 48%, 633 students, 51% FRL); Delta High School (math 57% / reading 77%, grade B, #24 of 369 statewide, top 7%, 787 students, 43% FRL) — zoned schools average 53% FRL vs 32% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 10 active listings in the ZIP; 171 units permitted in Delaware County in 2024 (57 in 5+ unit buildings).
• This rent is only 17% of the median local income ($62k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $587 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Delaware County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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.
• Current owner paid $50k; list at $85k implies a 70% gain — meaningful room to come down on a strong offer.

Recommended offer $82,353 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.04% ✓
• Cap rate: 8.46%
• Cash-on-cash: 7.74%
• DSCR: 1.34
• GRM: 8.0

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: -4.5%
• Equity multiple: 0.83×
• Total profit: $-4,002
• Equity at exit: $12,659

10-year hold

• IRR: 5.2%
• Equity multiple: 1.38×
• Total profit: $9,037
• Equity at exit: $7,341

Cash invested: $23,772 (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 47338

• Home prices YoY: -5.3%
• Active inventory: 10
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $881 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$62 /mo · $742/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $153

Break-even live

Break-even rent $687

Max offer price $84,900

Occupancy floor 78%

Sensitivity live

Price	-10% $201	-5% $177	+0% $153	+5% $129	+10% $105
Rent	-10% $84	-5% $119	+0% $153	+5% $188	+10% $223
Rate	-1.0pp $196	-0.5pp $175	base $153	+0.5pp $131	+1.0pp $109

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-13
   statusdays on market $84,900 Pending 52 DOM
2. 2026-06-10
   days on market $84,900 Active 50 DOM
3. 2026-06-09
   days on market $84,900 Active 49 DOM
4. 2026-06-08
   days on market $84,900 Active 48 DOM
5. 2026-06-07
   days on market $84,900 Active 47 DOM
6. 2026-06-02
   days on market $84,900 Active 42 DOM
7. 2026-06-01
   days on market $84,900 Active 41 DOM
8. 2026-05-31
   days on market $84,900 Active 40 DOM
9. 2026-05-30
   days on market $84,900 Active 39 DOM
10. 2026-04-21
    listed $84,900 Active 240-char remark
11. 2022-04-12
    soldstatus $50,000 297-char remark

    Show marketing remark (297 chars)

    Corner lot 3 bedroom, 2 bathroom home available in the Delaware Community School district! The spacious front deck will lead you into brand-new carpet installed throughout the house. All appliances remain with property and possession on day of closing. Check out this move-in ready property today!

12. 2022-01-12
    listed $62,900 297-char remark

    Show marketing remark (297 chars)

    Corner lot 3 bedroom, 2 bathroom home available in the Delaware Community School district! The spacious front deck will lead you into brand-new carpet installed throughout the house. All appliances remain with property and possession on day of closing. Check out this move-in ready property today!

13. 2015-08-27
    soldstatus $37,100

    Show marketing remark (894 chars)

    Well maintained modular home on a corner lot. This 3 bedroom/2 full bath home has 920 SF and is located in the Eaton/Delta School District. Seller reports the roof was replaced in 2013. There is central air and a GFA furnace and gas water heater. The electric range and refrigerator remain (not warranted by Seller). The utility averages are as follow: Electric- $38/month, Gas-$48/month, Water, Sewage, Trash- $59/month (usage based on single occupancy_. currently there are 3 tax exemptions filed on the property which are Over 65, Homestead and Mortgage making the property taxes 2014 payable 2015 payable "0". With no exemptions filed, the taxes would be approximately $872 per year plus a $10.00 ditch fee (per Auditor's office and current assessed value). There is a well-sized deck and a one car detached garage with automatic opener as well. Possession will be day of closing.

14. 2015-08-27
    soldstatus $37,100

    Show marketing remark (894 chars)

    Well maintained modular home on a corner lot. This 3 bedroom/2 full bath home has 920 SF and is located in the Eaton/Delta School District. Seller reports the roof was replaced in 2013. There is central air and a GFA furnace and gas water heater. The electric range and refrigerator remain (not warranted by Seller). The utility averages are as follow: Electric- $38/month, Gas-$48/month, Water, Sewage, Trash- $59/month (usage based on single occupancy_. currently there are 3 tax exemptions filed on the property which are Over 65, Homestead and Mortgage making the property taxes 2014 payable 2015 payable "0". With no exemptions filed, the taxes would be approximately $872 per year plus a $10.00 ditch fee (per Auditor's office and current assessed value). There is a well-sized deck and a one car detached garage with automatic opener as well. Possession will be day of closing.

15. 2015-07-21
    listed $39,900

    Show marketing remark (894 chars)

    Well maintained modular home on a corner lot. This 3 bedroom/2 full bath home has 920 SF and is located in the Eaton/Delta School District. Seller reports the roof was replaced in 2013. There is central air and a GFA furnace and gas water heater. The electric range and refrigerator remain (not warranted by Seller). The utility averages are as follow: Electric- $38/month, Gas-$48/month, Water, Sewage, Trash- $59/month (usage based on single occupancy_. currently there are 3 tax exemptions filed on the property which are Over 65, Homestead and Mortgage making the property taxes 2014 payable 2015 payable "0". With no exemptions filed, the taxes would be approximately $872 per year plus a $10.00 ditch fee (per Auditor's office and current assessed value). There is a well-sized deck and a one car detached garage with automatic opener as well. Possession will be day of closing.

16. 2015-07-21
    listed $39,900

    Show marketing remark (894 chars)

    Well maintained modular home on a corner lot. This 3 bedroom/2 full bath home has 920 SF and is located in the Eaton/Delta School District. Seller reports the roof was replaced in 2013. There is central air and a GFA furnace and gas water heater. The electric range and refrigerator remain (not warranted by Seller). The utility averages are as follow: Electric- $38/month, Gas-$48/month, Water, Sewage, Trash- $59/month (usage based on single occupancy_. currently there are 3 tax exemptions filed on the property which are Over 65, Homestead and Mortgage making the property taxes 2014 payable 2015 payable "0". With no exemptions filed, the taxes would be approximately $872 per year plus a $10.00 ditch fee (per Auditor's office and current assessed value). There is a well-sized deck and a one car detached garage with automatic opener as well. Possession will be day of closing.

ⓘ 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: $742 · $62/mo
• Projected year-2 tax: $742 · $62/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,569
• − Mortgage interest: −$4,756
• − Property taxes: −$742
• − Insurance: −$424
• − Repairs & maintenance: −$846
• − Management: −$846
• − Depreciation: −$2,470
• Taxable income: $486
• Est. tax owed @ 24.0%: −$117
• After-tax cash flow: $1,724/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: Delaware Community School Corporation
• NCES district ID: 1802660
• Math proficiency: 43% ▼ -13.00%
• Reading proficiency: 51% ▼ -10.00%
• Median HH income: $54,665
• Composite: 40.72/100
• National rank: #3659
• State rank: #76 of 301 in IN

Livability — Eaton

• Score: 71/100
• State rank: #132
• US rank: #6844

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eaton, IN
• County: Delaware · 2,378 people
• Metro: Muncie, IN
• Population (ZIP): 2,378
• Household income: $62,064
• Rent vs Own: 18.7% rent · 81.3% own
• Severe rent burden: 5.6

Population outlook (Delaware County) Hauer SSP2

• Today (2025): 113,036 people
• By 2030: 111,313 · -1.5%
• By 2040: 106,432 · -5.8%
• By 2050: 100,747 · -10.9%
• By 2075: 91,000 · -19.5%
• By 2100: 80,687 · -28.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Italian 2% Slovak 1% Scottish 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Delaware

• 2024 margin: R (+15.8) · D 41.2% · R 57.0% · Other 1.8%
• 2008→2024 swing: -30.8pp toward R · 2008: 15.0pp · 2024: -15.8pp
• All cycles: 2024: R+15.8 2020: R+13.2 2016: R+13.7 2012: D+3.1 2008: D+15.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -12.59%
• Current HPI: 226.7114
• 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

+112.8% since first listed

8 events — show timeline

• 2026-06-13 Pending — IRMLS
• 2026-04-21 Listed $84,900 IRMLS
• 2022-04-12 Sold (MLS) $50,000 IRMLS
• 2022-01-12 Listed $62,900 IRMLS
• 2015-08-27 Sold (MLS) $37,100 MIBOR as Distributed by MLS Grid
• 2015-08-27 Sold (MLS) $37,100 IRMLS
• 2015-07-21 Listed $39,900 MIBOR as Distributed by MLS Grid
• 2015-07-21 Listed $39,900 IRMLS

Property tax history

-0.3%/yr

Latest (2024): $742 · +0.0% YoY. Source: county tax records.