4453 W Wild Cherry St · Paoli, IN 47454

$75,000

1 bd · 1.0 ba · 430 sqft · Manufactured · 34 Days on market

Built 2020 Fair condition 0.28 ac lot

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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 +19.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• Appreciation +6.2/10.0
• 1% rule +5.2/10.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Motivated seller — cash only. Tucked away in a peaceful, wooded haven, this charming 1-bedroom, 1-bath cabin sits on two generous lots, offering a serene escape. Ideal as a weekend retreat, a minimalist hideaway, or a tranquil retirement spot, it blends timeless rustic charm with modern conveniences. Includes a camper hook-up. Just minutes away, you’ll find Patoka Lake, Southern Indiana’s premier destination for boating, swimming, and fishing, along with Paoli Peaks, the region’s go-to destination for skiing, snowboarding, and winter fun. For year-round recreation, this cabin places the French Lick Casino, West Baden Dome, and Patoka Winery & Brewery right at your doorstep. Sale includes: range, refrigerator, microwave, a 6-month-old washer/dryer combo, smart TV, sofa bed, chair, barrel-bar with four stools, portable kitchen island, bathroom cabinet, and security cameras.

Key facts

• Patoka winery
• Paoli peaks
• West baden dome

Tags

• CAMPER HOOK-UP
• PATOKA LAKE
• PAOLI PEAKS
• FRENCH LICK CASINO
• WEST BADEN DOME
• PATOKA WINERY

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $75k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $87 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($766 rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 4.0% in Paoli — 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 62/100 on livability (#471 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety C-, schools D, amenities F.
• Paoli Community School Corporation (town): math 28% / reading 42% proficiency, ranked #200 of 301 in IN (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 64 active listings in the ZIP; 54 units permitted in Orange County in 2024 (40 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($519 loan paydown + $2k appreciation (2.4% local appreciation)).
• Orange County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.4% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $50k; list at $75k implies a 50% gain — meaningful room to come down on a strong offer.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.02% ✓
• Cap rate: 7.68%
• Cash-on-cash: 4.96%
• DSCR: 1.22
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.4%
• Equity multiple: 1.57×
• Total profit: $12,058
• Equity at exit: $31,046

10-year hold

• IRR: 13.1%
• Equity multiple: 2.83×
• Total profit: $38,418
• Equity at exit: $45,859

Cash invested: $21,000 (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 47454

• Home prices YoY: 1.1%
• Active inventory: 64
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $766 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$161
• Net cashflow: $87

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 84%

Sensitivity live

Price	-10% $139	-5% $113	+0% $87	+5% $61	+10% $35
Rent	-10% $26	-5% $57	+0% $87	+5% $117	+10% $147
Rate	-1.0pp $125	-0.5pp $106	base $87	+0.5pp $67	+1.0pp $48

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $75,000 Active 34 DOM
2. 2026-06-18
   days on market $75,000 Active 32 DOM
3. 2026-06-17
   days on market $75,000 Active 31 DOM
4. 2026-06-16
   days on market $75,000 Active 30 DOM
5. 2026-06-15
   days on market $75,000 Active 29 DOM
6. 2026-06-13
   days on market $75,000 Active 27 DOM
7. 2026-06-12
   days on market $75,000 Active 26 DOM
8. 2026-06-09
   days on market $75,000 Active 23 DOM
9. 2026-06-08
   days on market $75,000 Active 22 DOM
10. 2026-06-07
    days on market $75,000 Active 21 DOM
11. 2026-06-07
    days on market $75,000 Active 20 DOM
12. 2026-06-04
    days on market $75,000 Active 17 DOM
13. 2026-06-02
    days on market $75,000 Active 16 DOM
14. 2026-06-01
    days on market $75,000 Active 15 DOM
15. 2026-05-31
    days on market $75,000 Active 14 DOM
16. 2026-05-31
    days on market $75,000 Active 13 DOM
17. 2026-05-17
    listed $75,000 Active 914-char remark

    Show marketing remark (914 chars)

    Motivated seller — cash only. Tucked away in a peaceful, wooded haven, this charming 1-bedroom, 1-bath cabin sits on two generous lots, offering a serene escape. Ideal as a weekend retreat, a minimalist hideaway, or a tranquil retirement spot, it blends timeless rustic charm with modern conveniences. Includes a camper hook-up. Just minutes away, you’ll find Patoka Lake, Southern Indiana’s premier destination for boating, swimming, and fishing, along with Paoli Peaks, the region’s go-to destination for skiing, snowboarding, and winter fun. For year-round recreation, this cabin places the French Lick Casino, West Baden Dome, and Patoka Winery & Brewery right at your doorstep. Sale includes: range, refrigerator, microwave, a 6-month-old washer/dryer combo, smart TV, sofa bed, chair, barrel-bar with four stools, portable kitchen island, bathroom cabinet, and security cameras.

18. 2026-03-22
    price $75,000
19. 2026-01-09
    listed $85,000 Active
20. 2025-06-19
    soldstatus $50,000 Closed
21. 2025-06-04
    status Pending
22. 2025-05-29
    price $54,900
23. 2025-05-19
    listed $59,900 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: $9,192
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$735
• − Management: −$735
• − Depreciation: −$2,182
• Taxable loss: −$162
• Est. tax savings @ 24.0%: +$39
• After-tax cash flow: $1,081/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

Fair 45/100 Moderate rehab

This cabin requires moderate renovations, including painting, updating cabinetry, and replacing windows, to significantly improve its resale and rental value.

Repairs flagged

• Major Paint — Worn paint on walls and trim
• Major Siding — Weathered and discolored
• Major Flooring — Worn wooden flooring
• Major Windows — Standard windows, potential for energy loss

Value-add opportunities

• Both Paint and update cabinetry — Fresh paint and updated cabinetry would enhance both resale and rental value
• Both Replace windows with energy-efficient ones — Improved energy efficiency and curb appeal
• Both Landscaping and curb appeal improvements — Aesthetic improvements would attract more buyers and renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Worn paint on walls and trim	Major	$15,000–50,000
Siding · Weathered and discolored	Major	$15,000–50,000
Flooring · Worn wooden flooring	Major	$15,000–50,000
Windows · Standard windows, potential for energy loss	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Paint and update cabinetry — Fresh paint and updated cabinetry would enhance both resale and rental value ↑
• Both Replace windows with energy-efficient ones — Improved energy efficiency and curb appeal ↑
• Both Landscaping and curb appeal improvements — Aesthetic improvements would attract more buyers and 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: Paoli Community School Corporation
• NCES district ID: 1808640
• Math proficiency: 28% ▼ -14.00%
• Reading proficiency: 42% ▼ -5.00%
• Median HH income: $38,333
• Composite: 29.18/100
• National rank: #6571
• State rank: #200 of 301 in IN

Livability — Paoli

• Score: 62/100
• State rank: #471
• US rank: #16678

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,529

Population outlook (Orange County) Hauer SSP2

• Today (2025): 18,948 people
• By 2030: 18,479 · -2.5%
• By 2040: 17,387 · -8.2%
• By 2050: 16,301 · -14.0%
• By 2075: 14,361 · -24.2%
• By 2100: 12,594 · -33.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 8% Hispanic / Latino 2%
• Common ancestry: Italian 4% Slovak 2% Iranian 1%
• Foreign-born: 0% · Canada

Political lean MEDSL · Orange

• 2024 margin: Solid R (+52.1) · D 23.1% · R 75.3% · Other 1.6%
• 2008→2024 swing: -38.0pp toward R · 2008: -14.2pp · 2024: -52.1pp
• All cycles: 2024: R+52.1 2020: R+47.6 2016: R+45.8 2012: R+21.6 2008: R+14.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.36%
• Current HPI: 207.3937
• 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

+25.2% since first listed

7 events — show timeline

• 2026-05-17 Listed $75,000 IRMLS
• 2026-03-22 Price Changed $75,000 IRMLS
• 2026-01-09 Listed $85,000 IRMLS
• 2025-06-19 Sold (MLS) $50,000 IRMLS
• 2025-06-04 Pending — IRMLS
• 2025-05-29 Price Changed $54,900 IRMLS
• 2025-05-19 Listed $59,900 IRMLS