1524 Waverly Rd · Jeffersonville, IN 47130

$149,900

3 bd · 1.5 ba · 1,455 sqft · Manufactured public records · 150 Days on market

Built 1981 0.46 ac lot $103/sqft · 47% below area Est $282k · 47% under

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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 +21.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +4.7/10.0
• Livability +4.2/5.0
• Schools +2.7/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious manufactured home situated on a beautiful wooded lot in a convenient location! This 3-bedroom home features an enclosed sunroom addition that offers extra living space and great views of the surrounding nature. Whether you're looking for a primary residence or an investment opportunity, this property has potential. Home is being sold AS IS—seller welcomes inspections at the buyer’s expense. THIS PROPERTY HAS 2 BUILDABLE LOTS IF YOU DO NOT WANT THE HOME.

Key facts

• Wooded lot
• Buildable lots
• Enclosed sunroom

Tags

• WOODED LOT
• ENCLOSED SUNROOM
• BUILDABLE LOTS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $146 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (3.1% below list).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 3.5% in Jeffersonville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 83/100 on livability (#8 in IN, #843 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: schools C-.
• 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: Rents flat; 425 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; 911 units permitted in Clark County in 2024 (133 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Clark County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $150k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.97% ✗
• Cap rate: 8.00%
• Cash-on-cash: 6.09%
• DSCR: 1.27
• GRM: 8.6

CMA / ARV

• ARV (median comp): $282,144
• List price: $149,900
• Delta: -46.87%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.58% rent growth · sell at horizon

5-year hold

• IRR: -12.4%
• Equity multiple: 0.56×
• Total profit: $-18,420
• Equity at exit: $22,351

10-year hold

• IRR: -7.4%
• Equity multiple: 0.58×
• Total profit: $-17,530
• Equity at exit: $12,961

Cash invested: $41,972 (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 47130

• Rents YoY: 0.6%
• Active inventory: 425
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,452 high
• Mortgage (P&I): −$786
• Tax from tax record: −$86 /mo · $1,030/yr
• Insurance: −$62
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $146

Break-even live

Break-even rent $1,267

Max offer price $149,900

Occupancy floor 85%

Sensitivity live

Price	-10% $231	-5% $189	+0% $146	+5% $104	+10% $62
Rent	-10% $32	-5% $89	+0% $146	+5% $204	+10% $261
Rate	-1.0pp $222	-0.5pp $185	base $146	+0.5pp $108	+1.0pp $68

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3512 Hamburg Pike #7 Jeffersonville, IN	2.0	1.5	1200	$1,025	$0.85	44d	1	0.23mi
4501 Town Center Blvd Jeffersonville, IN	1.0–3.0	1.0–2.0	1172	$1,930	$1.65	2d	62	0.89mi
4903 Hamburg Pike Jeffersonville, IN	1.0–3.0	1.0–2.0	1172	$1,820	$1.55	2d	21	1.10mi
1815 Greentree Blvd Unit 1813-170 Clarksville, IN	3.0	2.0	1260	$1,307	$1.04	44d	1	1.23mi
1527 Lynch Ln Unit B Clarksville, IN	3.0	1.5	1224	$1,325	$1.08	24d	1	1.28mi
2022 Greentree N Unit 1 Clarksville, IN	3.0	2.5	1635	$2,110	$1.29	44d	1	1.33mi
2102 Bradford St Unit 94B Clarksville, IN	3.0	2.0	1568	$1,259	$0.80	4d	1	1.35mi
1909 Greentree Blvd Clarksville, IN	1.0–3.0	1.0–2.0	980	$2,010	$2.05	2d	11	1.39mi
2132 Pacific Dr Unit 16B Clarksville, IN	3.0	2.0	1056	$1,299	$1.23	44d	1	1.41mi
2331 Wellington Green Dr Unit 66 Clarksville, IN	3.0	2.0	1088	$1,059	$0.97	44d	1	1.42mi
1534 Blackiston Mill Rd Unit 2 Clarksville, IN	3.0	1.0	1500	$1,650	$1.10	44d	1	1.46mi
2304 Wellington Green Dr Unit 170 Clarksville, IN	3.0	2.0	1088	$1,169	$1.07	44d	1	1.46mi

Listing history 17 events

1. 2026-06-18
   days on market $149,900 Active 150 DOM
2. 2026-06-17
   days on market $149,900 Active 149 DOM
3. 2026-06-16
   days on market $149,900 Active 148 DOM
4. 2026-06-15
   days on market $149,900 Active 147 DOM
5. 2026-06-13
   days on market $149,900 Active 145 DOM
6. 2026-06-13
   days on market $149,900 Active 144 DOM
7. 2026-06-10
   days on market $149,900 Active 142 DOM
8. 2026-06-09
   days on market $149,900 Active 141 DOM
9. 2026-06-08
   days on market $149,900 Active 140 DOM
10. 2026-06-07
    days on market $149,900 Active 139 DOM
11. 2026-06-03
    days on market $149,900 Active 135 DOM
12. 2026-06-02
    days on market $149,900 Active 134 DOM
13. 2026-06-01
    days on market $149,900 Active 133 DOM
14. 2026-05-31
    days on market $149,900 Active 132 DOM
15. 2026-01-19
    listed $149,900 Active 481-char remark

    Show marketing remark (481 chars)

    Spacious manufactured home situated on a beautiful wooded lot in a convenient location! This 3-bedroom home features an enclosed sunroom addition that offers extra living space and great views of the surrounding nature. Whether you're looking for a primary residence or an investment opportunity, this property has potential. Home is being sold AS IS—seller welcomes inspections at the buyer’s expense. THIS PROPERTY HAS 2 BUILDABLE LOTS IF YOU DO NOT WANT THE HOME.

16. 2026-01-12
    price $149,900
17. 2010-04-29
    soldstatus $60,000

ⓘ 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: $1,030 · $86/mo
• Projected year-2 tax: $1,152 · $96/mo
• Expected delta: +$122/yr (+$10/mo · 11.9%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $17,426
• − Mortgage interest: −$8,397
• − Property taxes: −$1,030
• − Insurance: −$1,547
• − Repairs & maintenance: −$1,394
• − Management: −$1,394
• − Depreciation: −$4,361
• Taxable loss: −$696
• Est. tax savings @ 24.0%: +$167
• After-tax cash flow: $1,924/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 — Jeffersonville

• Score: 83/100
• State rank: #8
• US rank: #843

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jeffersonville, IN
• County: Clark County · 108,879 people
• City population: 50,514
• Metro: Louisville/Jefferson County, KY-IN
• Population (ZIP): 50,514
• Household income: $70,290
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 1088.0

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 (73%)
• Race & ethnicity: White 73% Black 12% Two or more races 8% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Slovak 3% Lithuanian 2% Romanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3% 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: ▼ -149.13%
• Current HPI: 218.1985
• Rent YoY: ▲ 0.58%
• Metro: Louisville/Jefferson County, KY-IN
• 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

+149.8% since first listed

3 events — show timeline

• 2026-01-19 Listed $149,900 SIRA
• 2026-01-12 Price Changed $149,900 SIRA
• 2010-04-29 Sold (Public Records) $60,000 Public Records

Property tax history

+10.6%/yr

Latest (2024): $1,030 · +0.2% YoY. Source: county tax records.