12733 Yellowbanks Trl Unit 69 N · Stendal, IN 47523

$94,900

2 bd · 1.5 ba · 800 sqft · Manufactured · 203 Days on market

Built 1988 Good condition 9,148 sqft lot ↓ 17% since listing

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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
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Appreciation +8.4/10.0
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0

Listing remarks MLS

Vacation retreat completely remodeled in 2023 has 2 bedrooms and 2 bathrooms. New walls, flooring (including subfloors), lighting, plumbing. New kitchen cabinets, Corian counter tops, refrigerator, range, dishwasher, washer and dryer. New HVAC, high efficiency natural gas. , & new instant water heater. Half bath in second bedroom. Screened porch off owner's bedroom adjacent to full bathroom. Screened sunroom overlooking yard with firepit, cabana, storage barn and access to lake. The original roof of the trailer is underneath a metal structure that is built over it. The original roof isn't exposed to any elements. No sign in yard. GPS directions may be incorrect. Follow directions in listing to find property.

Key facts

• Firepit
• Corian counter tops
• Screened sunroom

Tags

• REMODELED IN 2023
• NEW KITCHEN CABINETS
• CORIAN COUNTER TOPS
• SCREENED PORCH
• SCREENED SUNROOM
• FIREPIT

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $95k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $372 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Warrick County School Corporation (suburban): math 54% / reading 59% proficiency, ranked #24 of 301 in IN (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 12 active listings in the ZIP; 249 units permitted in Warrick County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($656 loan paydown + $6k appreciation (6.7% local appreciation)).
• Warrick County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (6.7% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 203 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $83,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 203 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. 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: 1.37% ✓
• Cap rate: 11.00%
• Cash-on-cash: 16.82%
• DSCR: 1.75
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $32,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12733 Yellow Banks Trl Unit 67S	0.00mi	2/1.0	880 (+10%)	22mo	$35,000	$40	63

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

Projected returns pro-forma

6.74% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.8%
• Equity multiple: 3.08×
• Total profit: $55,337
• Equity at exit: $64,123

10-year hold

• IRR: 28.2%
• Equity multiple: 6.39×
• Total profit: $143,320
• Equity at exit: $120,348

Cash invested: $26,572 (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 47523

• Home prices YoY: 3.5%
• Active inventory: 12
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,302 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,424/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $372

Break-even live

Break-even rent $830

Max offer price $94,900

Occupancy floor 66%

Sensitivity live

Price	-10% $438	-5% $405	+0% $372	+5% $340	+10% $307
Rent	-10% $270	-5% $321	+0% $372	+5% $424	+10% $475
Rate	-1.0pp $420	-0.5pp $397	base $372	+0.5pp $348	+1.0pp $323

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-20
   status Pending 723-char remark

   Show marketing remark (723 chars)

   Vacation retreat completely remodeled in 2023 has 2 bedrooms and 2 bathrooms. New walls, flooring (including subfloors), lighting, plumbing. New kitchen cabinets, Corian counter tops, refrigerator, range, dishwasher, washer and dryer. New HVAC, high efficiency natural gas. , & new instant water heater. Half bath in second bedroom. Screened porch off owner's bedroom adjacent to full bathroom. Screened sunroom overlooking yard with firepit, cabana, storage barn and access to lake. The original roof of the trailer is underneath a metal structure that is built over it. The original roof isn't exposed to any elements. No sign in yard. GPS directions may be incorrect. Follow directions in listing to find property.

2. 2026-05-07
   status Active 723-char remark

   Show marketing remark (723 chars)

   Vacation retreat completely remodeled in 2023 has 2 bedrooms and 2 bathrooms. New walls, flooring (including subfloors), lighting, plumbing. New kitchen cabinets, Corian counter tops, refrigerator, range, dishwasher, washer and dryer. New HVAC, high efficiency natural gas. , & new instant water heater. Half bath in second bedroom. Screened porch off owner's bedroom adjacent to full bathroom. Screened sunroom overlooking yard with firepit, cabana, storage barn and access to lake. The original roof of the trailer is underneath a metal structure that is built over it. The original roof isn't exposed to any elements. No sign in yard. GPS directions may be incorrect. Follow directions in listing to find property.

3. 2026-05-07
   historical 723-char remark

   Show marketing remark (723 chars)

   Vacation retreat completely remodeled in 2023 has 2 bedrooms and 2 bathrooms. New walls, flooring (including subfloors), lighting, plumbing. New kitchen cabinets, Corian counter tops, refrigerator, range, dishwasher, washer and dryer. New HVAC, high efficiency natural gas. , & new instant water heater. Half bath in second bedroom. Screened porch off owner's bedroom adjacent to full bathroom. Screened sunroom overlooking yard with firepit, cabana, storage barn and access to lake. The original roof of the trailer is underneath a metal structure that is built over it. The original roof isn't exposed to any elements. No sign in yard. GPS directions may be incorrect. Follow directions in listing to find property.

4. 2026-03-15
   price $94,900 723-char remark

   Show marketing remark (723 chars)

   Vacation retreat completely remodeled in 2023 has 2 bedrooms and 2 bathrooms. New walls, flooring (including subfloors), lighting, plumbing. New kitchen cabinets, Corian counter tops, refrigerator, range, dishwasher, washer and dryer. New HVAC, high efficiency natural gas. , & new instant water heater. Half bath in second bedroom. Screened porch off owner's bedroom adjacent to full bathroom. Screened sunroom overlooking yard with firepit, cabana, storage barn and access to lake. The original roof of the trailer is underneath a metal structure that is built over it. The original roof isn't exposed to any elements. No sign in yard. GPS directions may be incorrect. Follow directions in listing to find property.

5. 2025-12-08
   status Active 723-char remark

   Show marketing remark (723 chars)

   Vacation retreat completely remodeled in 2023 has 2 bedrooms and 2 bathrooms. New walls, flooring (including subfloors), lighting, plumbing. New kitchen cabinets, Corian counter tops, refrigerator, range, dishwasher, washer and dryer. New HVAC, high efficiency natural gas. , & new instant water heater. Half bath in second bedroom. Screened porch off owner's bedroom adjacent to full bathroom. Screened sunroom overlooking yard with firepit, cabana, storage barn and access to lake. The original roof of the trailer is underneath a metal structure that is built over it. The original roof isn't exposed to any elements. No sign in yard. GPS directions may be incorrect. Follow directions in listing to find property.

6. 2025-12-02
   status Active 723-char remark

   Show marketing remark (723 chars)

   Vacation retreat completely remodeled in 2023 has 2 bedrooms and 2 bathrooms. New walls, flooring (including subfloors), lighting, plumbing. New kitchen cabinets, Corian counter tops, refrigerator, range, dishwasher, washer and dryer. New HVAC, high efficiency natural gas. , & new instant water heater. Half bath in second bedroom. Screened porch off owner's bedroom adjacent to full bathroom. Screened sunroom overlooking yard with firepit, cabana, storage barn and access to lake. The original roof of the trailer is underneath a metal structure that is built over it. The original roof isn't exposed to any elements. No sign in yard. GPS directions may be incorrect. Follow directions in listing to find property.

7. 2025-09-02
   status Pending 723-char remark

   Show marketing remark (723 chars)

   Vacation retreat completely remodeled in 2023 has 2 bedrooms and 2 bathrooms. New walls, flooring (including subfloors), lighting, plumbing. New kitchen cabinets, Corian counter tops, refrigerator, range, dishwasher, washer and dryer. New HVAC, high efficiency natural gas. , & new instant water heater. Half bath in second bedroom. Screened porch off owner's bedroom adjacent to full bathroom. Screened sunroom overlooking yard with firepit, cabana, storage barn and access to lake. The original roof of the trailer is underneath a metal structure that is built over it. The original roof isn't exposed to any elements. No sign in yard. GPS directions may be incorrect. Follow directions in listing to find property.

8. 2025-08-25
   price $104,900 723-char remark

   Show marketing remark (723 chars)

   Vacation retreat completely remodeled in 2023 has 2 bedrooms and 2 bathrooms. New walls, flooring (including subfloors), lighting, plumbing. New kitchen cabinets, Corian counter tops, refrigerator, range, dishwasher, washer and dryer. New HVAC, high efficiency natural gas. , & new instant water heater. Half bath in second bedroom. Screened porch off owner's bedroom adjacent to full bathroom. Screened sunroom overlooking yard with firepit, cabana, storage barn and access to lake. The original roof of the trailer is underneath a metal structure that is built over it. The original roof isn't exposed to any elements. No sign in yard. GPS directions may be incorrect. Follow directions in listing to find property.

9. 2025-07-24
   listed $114,900 Active 723-char remark

   Show marketing remark (723 chars)

   Vacation retreat completely remodeled in 2023 has 2 bedrooms and 2 bathrooms. New walls, flooring (including subfloors), lighting, plumbing. New kitchen cabinets, Corian counter tops, refrigerator, range, dishwasher, washer and dryer. New HVAC, high efficiency natural gas. , & new instant water heater. Half bath in second bedroom. Screened porch off owner's bedroom adjacent to full bathroom. Screened sunroom overlooking yard with firepit, cabana, storage barn and access to lake. The original roof of the trailer is underneath a metal structure that is built over it. The original roof isn't exposed to any elements. No sign in yard. GPS directions may be incorrect. Follow directions in listing to find property.

ⓘ 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: $15,619
• − Mortgage interest: −$5,316
• − Property taxes: −$1,424
• − Insurance: −$474
• − Repairs & maintenance: −$1,250
• − Management: −$1,250
• − Depreciation: −$2,761
• Taxable income: $3,146
• Est. tax owed @ 24.0%: −$755
• After-tax cash flow: $3,714/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This remodeled manufactured home is in excellent condition with new finishes and systems, offering a move-in-ready vacation retreat with a good ROI potential.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances both resale and rental value by creating a more inviting and attractive property.
• Both Painting exterior and interior walls — Fresh paint can make a significant difference in the home's appearance and perceived value.
• Both Upgrading outdoor lighting — Better lighting can improve safety and curb appeal, attracting more potential buyers or renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances both resale and rental value by creating a more inviting and attractive property. ↑
• Both Painting exterior and interior walls — Fresh paint can make a significant difference in the home's appearance and perceived value. ↑
• Both Upgrading outdoor lighting — Better lighting can improve safety and curb appeal, attracting more potential buyers or renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Warrick County School Corporation
• NCES district ID: 1812390
• Math proficiency: 54% ▼ -8.00%
• Reading proficiency: 59% ▼ -6.00%
• Median HH income: $62,801
• Composite: 49.38/100
• National rank: #2014
• State rank: #24 of 301 in IN

Livability — Stendal

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 3,518

Population outlook (Warrick County) Hauer SSP2

• Today (2025): 66,569 people
• By 2030: 68,404 · +2.8%
• By 2040: 71,131 · +6.9%
• By 2050: 72,743 · +9.3%
• By 2075: 76,088 · +14.3%
• By 2100: 72,261 · +8.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 12% Two or more races 4%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 1% Iranian 1% Romanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 90% English-only · Spanish 10%

Political lean MEDSL · Warrick

• 2024 margin: Solid R (+30.2) · D 34.1% · R 64.3% · Other 1.5%
• 2008→2024 swing: -17.4pp toward R · 2008: -12.8pp · 2024: -30.2pp
• All cycles: 2024: R+30.2 2020: R+27.8 2016: R+33.9 2012: R+26.6 2008: R+12.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.74%
• Current HPI: 200.352
• 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

-17.4% since first listed

9 events — show timeline

• 2026-05-20 Pending — IRMLS
• 2026-05-07 Relisted — IRMLS
• 2026-05-07 Delisted — IRMLS
• 2026-03-15 Price Changed $94,900 IRMLS
• 2025-12-08 Relisted — IRMLS
• 2025-12-02 Relisted — IRMLS
• 2025-09-02 Pending — IRMLS
• 2025-08-25 Price Changed $104,900 IRMLS
• 2025-07-24 Listed $114,900 IRMLS