501 E Jackson St · Hymera, IN 47855

$79,900

3 bd · 1.0 ba · 1,078 sqft · Manufactured public records · 7 Days on market

Built 2000

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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 +27.5/30.0
• DSCR +9.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Livability +2.9/5.0
• Schools +2.7/10.0
• Appreciation +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

SUBJECT IS A 2 BEDROOM 2 BATH MOBILE HOME LOCATED IN HYMERA. "Seller does not have the mobile home title in its possession. Seller will not pursue it, claim it or de-title it. All buyers shall sign a Hold Harmless Agreement that Seller is not liable for the mobile home."

Key facts

• Fresh flooring
• Expansive yard
• Brand-new furnace

Tags

• BRAND-NEW FURNACE
• FRESH FLOORING
• UPDATED BATHROOM
• FULLY EQUIPPED AMENITIES
• EXPANSIVE YARD
• QUIET NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $237 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($934 rent vs $80k).

Location & tenants

• Location reads 57/100 on livability (#602 in IN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D, crime D, amenities F.
• Northeast School Corporation (rural): math 29% / reading 34% proficiency, ranked #228 of 301 in IN (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 5 active listings in the ZIP; 4 units permitted in Sullivan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Sullivan County population projected at -12% 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 $22k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y 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 $10k; list at $80k implies a 707% gain — meaningful room to come down on a strong offer.

Recommended offer $79,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. 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.
5. 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.
6. 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: 1.17% ✓
• Cap rate: 9.85%
• Cash-on-cash: 12.69%
• DSCR: 1.56
• GRM: 7.1

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: 2.5%
• Equity multiple: 1.09×
• Total profit: $2,108
• Equity at exit: $11,913

10-year hold

• IRR: 12.0%
• Equity multiple: 1.95×
• Total profit: $21,175
• Equity at exit: $6,908

Cash invested: $22,372 (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 47855

• Home prices YoY: -3.9%
• Active inventory: 5
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $934 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$49 /mo · $586/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $237

Break-even live

Break-even rent $634

Max offer price $79,900

Occupancy floor 70%

Sensitivity live

Price	-10% $282	-5% $259	+0% $237	+5% $214	+10% $191
Rent	-10% $163	-5% $200	+0% $237	+5% $274	+10% $310
Rate	-1.0pp $277	-0.5pp $257	base $237	+0.5pp $216	+1.0pp $195

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-19
   days on market $79,900 Active 7 DOM
2. 2026-06-18
   days on market $79,900 Active 6 DOM
3. 2026-06-17
   days on market $79,900 Active 5 DOM
4. 2026-06-16
   days on market $79,900 Active 4 DOM
5. 2026-06-15
   days on market $79,900 Active 3 DOM
6. 2026-06-13
   remarks 691-char remark
7. 2026-06-13
   listed $79,900 Active 1 DOM

ⓘ 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: $586 · $49/mo
• Projected year-2 tax: $633 · $53/mo
• Expected delta: +$47/yr (+$4/mo · 7.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 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 100% 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: $11,207
• − Mortgage interest: −$4,476
• − Property taxes: −$586
• − Insurance: −$400
• − Repairs & maintenance: −$897
• − Management: −$897
• − Depreciation: −$2,324
• Taxable income: $1,628
• Est. tax owed @ 24.0%: −$391
• After-tax cash flow: $2,449/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: Northeast School Corporation
• NCES district ID: 1808160
• Math proficiency: 29% ▼ -10.00%
• Reading proficiency: 34% ▼ -7.00%
• Median HH income: $45,565
• Composite: 27.01/100
• National rank: #7061
• State rank: #228 of 301 in IN

Livability — Hymera

• Score: 57/100
• State rank: #602
• US rank: #21546

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hymera, IN
• City population: 835
• Population (ZIP): 835

Population outlook (Sullivan County) Hauer SSP2

• Today (2025): 20,313 people
• By 2030: 19,908 · -2.0%
• By 2040: 19,009 · -6.4%
• By 2050: 17,972 · -11.5%
• By 2075: 14,929 · -26.5%
• By 2100: 11,391 · -43.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Slovak 6% Lithuanian 4% Serbian 1%
• Languages at home: 99% English-only · Korean 1%

Political lean MEDSL · Sullivan

• 2024 margin: Solid R (+52.7) · D 22.8% · R 75.5% · Other 1.7%
• 2008→2024 swing: -52.0pp toward R · 2008: -0.7pp · 2024: -52.7pp
• All cycles: 2024: R+52.7 2020: R+50.5 2016: R+47.0 2012: R+20.6 2008: R+0.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -4.86%
• Current HPI: 120.0684
• 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

+220.9% since first listed

9 events — show timeline

• 2026-06-13 Listed $79,900 FSBO.com
• 2024-02-09 Sold (MLS) $9,907 MIBOR as Distributed by MLS Grid
• 2024-01-24 Pending — THAAR
• 2024-01-22 Price Changed $9,900 MIBOR as Distributed by MLS Grid
• 2024-01-22 Price Changed $9,900 THAAR
• 2023-12-27 Price Changed $19,900 MIBOR as Distributed by MLS Grid
• 2023-12-27 Price Changed $19,900 THAAR
• 2023-12-05 Listed $24,900 THAAR
• 2023-12-05 Listed $24,900 MIBOR as Distributed by MLS Grid

Property tax history

-2.6%/yr

Latest (2024): $586 · -0.3% YoY. Source: county tax records.