50 Castle Hill Dr · Roanoke, IN 46783

$35,000

3 bd · 2.0 ba · 1,140 sqft · SingleFamily · 281 Days on market

Built 1999

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Well-Maintained Home in a Peaceful Location. This well-cared-for manufactured home features a new natural gas furnace, central air conditioning, and updated water-resistant laminate flooring throughout. The spacious primary bedroom includes a walk-in closet and private en suite bathroom. While the bathrooms and exterior decking could benefit from some updating, the shingle roof is in good condition, offering peace of mind for years to come. Enjoy a reasonable lot rent of $615/month, which includes water and sewer. Located in a quiet, peaceful area, the home is just a 10-minute walk to charming downtown Roanoke and nearby hiking trails perfect for those who enjoy both community and nature. A

Key facts

• Shingle roof
• Walk in closet
• Natural gas furnace

Tags

• NATURAL GAS FURNACE
• CENTRAL AIR CONDITIONING
• WALK IN CLOSET
• PRIVATE EN SUITE BATHROOM
• SHINGLE ROOF
• OFF STREET DRIVEWAY PARKING

🏷️ Possibly a rental listed for sale. The $35,000 price doesn't fit this home's estimated sale value (~$232,560) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $596 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#52 in IN, #3,565 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Huntington County Community School Corporation (rural): math 34% / reading 39% proficiency, ranked #176 of 301 in IN (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Roanoke Elementary School (math 49% / reading 43%, grade D-, #357 of 994 statewide, top 37%, 419 students, 28% FRL); Crestview Middle School (math 28% / reading 38%, grade F, #180 of 330 statewide, top 56%, 606 students, 47% FRL); Huntington North High School (math 30% / reading 55%, grade F, #195 of 369 statewide, top 53%, 1,424 students, 42% FRL) — zoned schools at 39% FRL track the district average.
• Market conditions: 30 active listings in the ZIP; 79 units permitted in Huntington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $242 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Huntington County population projected at -14% 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 281 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.

Recommended offer $30,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 281 days. Have you received any prior offers? Is the seller open to a 12% 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 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. 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: 3.03% ✓
• Cap rate: 26.73%
• Cash-on-cash: 72.99%
• DSCR: 4.25
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $232,560
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
679 Chadings Dr	0.43mi	3/2.0	1,092 (-4%)	7mo	$227,000	$208	67
366 Hillside Ave	0.69mi	3/2.0	1,212 (+6%)	6mo	$247,000	$204	52
384 Branson Blvd	0.54mi	3/2.0	1,240 (+9%)	17mo	$230,000	$185	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 72.7%
• Equity multiple: 4.30×
• Total profit: $32,309
• Equity at exit: $5,219

10-year hold

• IRR: 76.6%
• Equity multiple: 8.87×
• Total profit: $77,084
• Equity at exit: $3,026

Cash invested: $9,800 (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 46783

• Home prices YoY: -26.5%
• Active inventory: 30
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,061 medium
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $596

Break-even live

Break-even rent $306

Max offer price $35,000

Occupancy floor 39%

Sensitivity live

Price	-10% $620	-5% $608	+0% $596	+5% $584	+10% $572
Rent	-10% $512	-5% $554	+0% $596	+5% $638	+10% $680
Rate	-1.0pp $614	-0.5pp $605	base $596	+0.5pp $587	+1.0pp $578

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $35,000 Active 281 DOM
2. 2026-06-19
   days on market $35,000 Active 279 DOM
3. 2026-06-18
   days on market $35,000 Active 278 DOM
4. 2026-06-17
   days on market $35,000 Active 277 DOM
5. 2026-06-16
   days on market $35,000 Active 276 DOM
6. 2026-06-15
   days on market $35,000 Active 275 DOM
7. 2026-06-14
   days on market $35,000 Active 273 DOM
8. 2026-06-12
   days on market $35,000 Active 272 DOM
9. 2026-06-09
   days on market $35,000 Active 269 DOM
10. 2026-06-08
    days on market $35,000 Active 268 DOM
11. 2026-06-07
    days on market $35,000 Active 267 DOM
12. 2026-06-05
    days on market $35,000 Active 264 DOM
13. 2026-06-03
    days on market $35,000 Active 263 DOM
14. 2026-06-02
    days on market $35,000 Active 262 DOM
15. 2026-06-01
    days on market $35,000 Active 261 DOM
16. 2026-05-31
    days on market $35,000 Active 260 DOM
17. 2026-05-30
    days on market $35,000 Active 259 DOM
18. 2025-09-13
    listed $35,000 Active

ⓘ 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: $12,728
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$175
• − Repairs & maintenance: −$1,018
• − Management: −$1,018
• − Depreciation: −$1,018
• Taxable income: $7,013
• Est. tax owed @ 24.0%: −$1,683
• After-tax cash flow: $5,470/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: Huntington County Community School Corporation
• NCES district ID: 1804710
• Math proficiency: 34% ▼ -6.00%
• Reading proficiency: 39% ▼ -10.00%
• Median HH income: $47,010
• Composite: 31.29/100
• National rank: #6013
• State rank: #176 of 301 in IN

Livability — Roanoke

• Score: 76/100
• State rank: #52
• US rank: #3565

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,610

Population outlook (Huntington County) Hauer SSP2

• Today (2025): 35,613 people
• By 2030: 34,759 · -2.4%
• By 2040: 32,682 · -8.2%
• By 2050: 30,495 · -14.4%
• By 2075: 26,298 · -26.2%
• By 2100: 22,653 · -36.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Romanian 3% Slovak 2% Italian 2%
• Foreign-born: 1% · China
• Languages at home: 96% English-only · Spanish 3% German/W. Germanic 1% Other Asian/Pacific 0%

Political lean MEDSL · Huntington

• 2024 margin: Solid R (+48.4) · D 24.9% · R 73.3% · Other 1.8%
• 2008→2024 swing: -21.2pp toward R · 2008: -27.2pp · 2024: -48.4pp
• All cycles: 2024: R+48.4 2020: R+49.9 2016: R+51.0 2012: R+39.8 2008: R+27.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -88.33%
• Current HPI: 245.0005
• 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

1 event — show timeline

• 2025-09-13 Listed $35,000 ForSaleByOwner.com