12416 Nabb New Washington Rd E · New Washington, IN 47147

$169,900

3 bd · 2.0 ba · 1,232 sqft · Manufactured public records · 56 Days on market

Built 1998 0.45 ac lot $138/sqft · 33% below area Est $252k · 33% under ↓ 15% since listing

---

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).

• ARV discount +15.0/15.0
• Cash flow +10.8/30.0
• Appreciation +7.1/10.0
• Livability +3.2/5.0
• DSCR +3.1/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0

Listing remarks

Stop the car! This charming 3-bedroom, 2-bath home offers a welcoming open floor plan and is situated on a spacious 0.455-acre lot. The large living room flows seamlessly into the eat-in kitchen, creating a comfortable space for everyday living and entertaining. Step outside to enjoy the back deck, perfect for relaxing while taking in the scenic views. Conveniently located, this property combines peaceful surroundings with accessibility to nearby amenities. Home is being sold as-is. Square footage, lot size, and room dimensions are approximate; buyers should verify if important.

Key facts

• Open floor plan
• Back deck
• Scenic views

Tags

• OPEN FLOOR PLAN
• BACK DECK
• SCENIC VIEWS

Property features AI

Exterior

• Utilities: Public water; Septic tank
• Home design: Single-story home; Residential zoning; Frame construction with vinyl siding; Shingle roof; Entry level: first floor
• Construction: Built on crawlspace foundation
• Exterior features: Deck; Fenced yard; Shed(s)

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Bedrooms located on the first floor
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Ceiling fan(s); Eat-in kitchen; Garden tub / Roman tub; Primary bathroom; Main level primary bedroom; Mud room; Split bedrooms; Utility room; Crawl space basement
• Laundry & utility: Main level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $-78 ($-933/yr) — negative.
• To cash-flow at today's rent, offer at most $156k (8.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (29.8% below list).
• Recommended offer: $119k (29.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#420 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, schools B+; Watch: employment D+, amenities F, commute F.
• Greater Clark County Schools (suburban): math 26% / reading 37% proficiency, ranked #224 of 301 in IN (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 8 active listings in the ZIP; 911 units permitted in Clark County in 2024 (133 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $7k appreciation (4.2% local appreciation)).
• Clark County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.2% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.

Recommended offer $119,308 (29.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.70% ✗
• Cap rate: 5.74%
• Cash-on-cash: -1.96%
• DSCR: 0.91
• GRM: 11.9

CMA / ARV

• ARV (median comp): $252,340
• List price: $169,900
• Delta: -32.67%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Projected returns pro-forma

4.22% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.1%
• Equity multiple: 1.56×
• Total profit: $26,678
• Equity at exit: $88,351

10-year hold

• IRR: 11.0%
• Equity multiple: 2.86×
• Total profit: $88,670
• Equity at exit: $146,296

Cash invested: $47,572 (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 47147

• Home prices YoY: 2.0%
• Active inventory: 8
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,193 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$59 /mo · $702/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $-78

Break-even live

Break-even rent $1,292

Max offer price $156,165

Occupancy floor —

Sensitivity live

Price	-10% $18	-5% $-30	+0% $-78	+5% $-126	+10% $-174
Rent	-10% $-172	-5% $-125	+0% $-78	+5% $-31	+10% $17
Rate	-1.0pp $8	-0.5pp $-35	base $-78	+0.5pp $-122	+1.0pp $-167

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $169,900 Active 56 DOM
2. 2026-06-17
   days on market $169,900 Active 55 DOM
3. 2026-06-16
   days on market $169,900 Active 54 DOM
4. 2026-06-15
   days on market $169,900 Active 53 DOM
5. 2026-06-13
   days on market $169,900 Active 51 DOM
6. 2026-06-13
   pricedays on market $169,900 Active 50 DOM
7. 2026-06-10
   days on market $189,900 Active 48 DOM
8. 2026-06-09
   days on market $189,900 Active 47 DOM
9. 2026-06-08
   days on market $189,900 Active 46 DOM
10. 2026-06-07
    days on market $189,900 Active 45 DOM
11. 2026-06-03
    days on market $189,900 Active 41 DOM
12. 2026-06-02
    days on market $189,900 Active 40 DOM
13. 2026-06-01
    days on market $189,900 Active 39 DOM
14. 2026-05-31
    days on market $189,900 Active 38 DOM
15. 2026-05-13
    price $189,900 585-char remark
16. 2026-04-23
    listed $199,000 Active 585-char remark

ⓘ 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: $702 · $59/mo
• Projected year-2 tax: $1,073 · $89/mo
• Expected delta: +$371/yr (+$31/mo · 52.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $14,317
• − Mortgage interest: −$9,517
• − Property taxes: −$702
• − Insurance: −$850
• − Repairs & maintenance: −$1,145
• − Management: −$1,145
• − Depreciation: −$4,943
• Taxable loss: −$3,985
• Est. tax savings @ 24.0%: +$956
• After-tax cash flow: $23/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: Greater Clark County Schools
• NCES district ID: 1803940
• Math proficiency: 26% ▼ -15.00%
• Reading proficiency: 37% ▼ -13.00%
• Median HH income: $47,838
• Composite: 27.2/100
• National rank: #7020
• State rank: #224 of 301 in IN

Livability — New Washington

• Score: 63/100
• State rank: #420
• US rank: #15195

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Washington, IN
• Population (ZIP): 1,608

Population outlook (Clark County) Hauer SSP2

• Today (2025): 126,401 people
• By 2030: 131,455 · +4.0%
• By 2040: 140,471 · +11.1%
• By 2050: 147,677 · +16.8%
• By 2075: 161,702 · +27.9%
• By 2100: 164,078 · +29.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Hispanic / Latino 2%
• Common ancestry: Italian 5% Portuguese 1% Romanian 1%
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1% Other Indo-European 1%

Political lean MEDSL · Clark

• 2024 margin: Strong R (+20.4) · D 38.9% · R 59.3% · Other 1.8%
• 2008→2024 swing: -13.3pp toward R · 2008: -7.1pp · 2024: -20.4pp
• All cycles: 2024: R+20.4 2020: R+18.3 2016: R+22.0 2012: R+9.9 2008: R+7.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.22%
• Current HPI: 213.0711
• 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

-14.6% since first listed

3 events — show timeline

• 2026-06-11 Price Changed $169,900 SIRA
• 2026-05-13 Price Changed $189,900 SIRA
• 2026-04-23 Listed $199,000 SIRA

Property tax history

+0.8%/yr

Latest (2024): $702 · +20.3% YoY. Source: county tax records.