1367 Amberly · Scottsburg, IN 47170

$90,995

3 bd · 2.0 ba · 1,493 sqft · Manufactured · 52 Days on market

Built 2026 Good condition $390/mo HOA · 28% of rent

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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 +17.9/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Just Listed! Our most popular model! 2026 Champion Prime Apex - 3 Bed, 2 Bath * Image is not the actual home, but a representation This brand new double width Champion Prime model offers a spacious 28×56' layout with an open living area, modern kitchen with light cabinets, and three comfortable bedrooms. Clean finishes, a bright interior, and a functional floor-plan make this home ideal for comfortable, low maintenance everyday living. Amazing community amenities including playground, soccer field, clubhouse, quiet streets, well kept grounds, and convenient access to shopping and essential services.

Key facts

• Community amenities
• Convenient access
• Well kept grounds

Tags

• MODERN KITCHEN
• OPEN LIVING AREA
• COMMUNITY AMENITIES
• WELL KEPT GROUNDS
• CONVENIENT ACCESS

Property features AI

Finance

• Other: List price $90,995
• HOA & community: Association fee $390 (period not specified)

Exterior

• Home design: Single-family property (spec), Apex (Amberly) plan
• Exterior features: Living area approximately 1,493

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Spec home (Apex plan)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $91k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $77 ($922/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $91k).
• Recommended offer: $88k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 4.1% in Scottsburg — 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 70/100 on livability (#152 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities F, commute F, employment D-.
• Scott County School District 2 (town): math 33% / reading 43% proficiency, ranked #166 of 301 in IN (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 106 active listings in the ZIP; 73 units permitted in Scott County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $629 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Scott County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,265 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.52% ✓
• Cap rate: 7.31%
• Cash-on-cash: 3.62%
• DSCR: 1.16
• GRM: 5.5

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: -10.3%
• Equity multiple: 0.62×
• Total profit: $-9,593
• Equity at exit: $13,568

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-997
• Equity at exit: $7,868

Cash invested: $25,479 (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 47170

• Home prices YoY: -22.3%
• Active inventory: 106
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,387 medium
• Mortgage (P&I): −$477
• Tax est. 1.5%: −$114 /mo · $1,365/yr
• Insurance: −$38
• HOA: −$390
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $77

Break-even live

Break-even rent $1,290

Max offer price $90,995

Occupancy floor 89%

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: $22,749
• Closing costs: $2,730
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $390 · $4,680/yr
• Likely covers: landscaping

Listing history 16 events

1. 2026-06-18
   days on market $90,995 Active 52 DOM
2. 2026-06-17
   days on market $90,995 Active 51 DOM
3. 2026-06-16
   days on market $90,995 Active 50 DOM
4. 2026-06-15
   days on market $90,995 Active 49 DOM
5. 2026-06-13
   days on market $90,995 Active 47 DOM
6. 2026-06-12
   days on market $90,995 Active 46 DOM
7. 2026-06-09
   days on market $90,995 Active 43 DOM
8. 2026-06-08
   days on market $90,995 Active 42 DOM
9. 2026-06-07
   days on market $90,995 Active 41 DOM
10. 2026-06-07
    days on market $90,995 Active 40 DOM
11. 2026-06-04
    days on market $90,995 Active 37 DOM
12. 2026-06-02
    days on market $90,995 Active 36 DOM
13. 2026-06-01
    days on market $90,995 Active 35 DOM
14. 2026-05-31
    days on market $90,995 Active 34 DOM
15. 2026-05-31
    days on market $90,995 Active 33 DOM
16. 2026-04-27
    listed $90,995 Active 615-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,643
• − Mortgage interest: −$5,097
• − Property taxes: −$1,365
• − Insurance: −$455
• − Repairs & maintenance: −$1,331
• − Management: −$1,331
• − HOA: −$4,680
• − Depreciation: −$2,647
• Taxable loss: −$264
• Est. tax savings @ 24.0%: +$63
• After-tax cash flow: $985/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 · 13 photos

Good 80/100 Cosmetic rehab

This 2026 Champion Prime Apex model is a well-maintained, move-in-ready home with good condition and a good ROI potential.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both paint — refreshes interior and exterior

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both paint — refreshes interior and exterior ↑

ⓘ 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: Scott County School District 2
• NCES district ID: 1810020
• Math proficiency: 33% ▼ -10.00%
• Reading proficiency: 43% ▼ -6.00%
• Median HH income: $45,529
• Composite: 32.37/100
• National rank: #5734
• State rank: #166 of 301 in IN

Livability — Scottsburg

• Score: 70/100
• State rank: #152
• US rank: #7609

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Scottsburg, IN
• Population (ZIP): 15,279

Population outlook (Scott County) Hauer SSP2

• Today (2025): 22,525 people
• By 2030: 21,609 · -4.1%
• By 2040: 19,536 · -13.3%
• By 2050: 17,370 · -22.9%
• By 2075: 12,862 · -42.9%
• By 2100: 9,340 · -58.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Scott

• 2024 margin: Solid R (+51.5) · D 23.4% · R 74.9% · Other 1.6%
• 2008→2024 swing: -49.5pp toward R · 2008: -2.0pp · 2024: -51.5pp
• All cycles: 2024: R+51.5 2020: R+45.6 2016: R+37.9 2012: R+6.2 2008: R+2.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -64.30%
• Current HPI: 223.9909
• 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