Century 185 Boardwalk Plan · Elkhart, IN 46514

$104,900

3 bd · 2.0 ba · 1,456 sqft · Manufactured · 324 Days on market

Manufactured home Good condition

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Why this score? — see what drove the F 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 +7.6/30.0
• ARV discount +7.5/15.0
• Rent growth +4.3/5.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Schools +2.8/10.0
• Appreciation +2.5/10.0
• 1% rule +2.3/10.0
• DSCR +1.8/10.0
• Manufactured-home adj. -2.9

Listing remarks MLS

MODERN RENOVATED 3 BEDROOM HOME. This home features 3 bedrooms and 2 baths, attached 2 car garage, completely renovated in 2022, durable and attractive vinyl plank flooring, freshly landscaped exterior for enhanced curb appeal and equipped with newer, modern appliances. This move-in ready residence offers thoughtful updates and stylish finishes for comfortable living. Enjoy low-maintenance flooring, a beautifully landscaped yard, and the peace of mind that comes with a recently renovated home. To arrange a private showing or for more information, please contact us today.

Key facts

• Move-in ready
• Renovated
• Modern appliances

Tags

• RENOVATED
• VINYL PLANK FLOORING
• LANDSCAPED EXTERIOR
• MODERN APPLIANCES
• MOVE-IN READY
• LANDSCAPED YARD

🏗️ New construction. The $104,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $147,080.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $105k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-173 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#224 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, crime F, commute F.
• Elkhart Community Schools (urban): math 18% / reading 25% proficiency, ranked #271 of 301 in IN (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Pinewood Elementary School (math 30% / reading 25%, grade F, #733 of 994 statewide, top 74%, 570 students, 64% FRL); North Side Middle School (math 15% / reading 31%, grade F, #263 of 330 statewide, top 80%, 627 students, 72% FRL).
• Market conditions: Rents rising fast (+7.0%/yr); 403 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 484 units permitted in Elkhart County in 2024 (136 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.
• Elkhart County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 324 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

Recommended offer $92,312 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 324 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.73% ✗
• Cap rate: 4.88%
• Cash-on-cash: -5.05%
• DSCR: 0.78
• GRM: 11.5

CMA / ARV

• ARV (median comp): $147,080
• List price: $104,900
• Delta: -28.68%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1909 Grover St	0.39mi	3/2.0	1,349 (-7%)	11mo	$137,000	$102	60
25025 Dunny St	0.60mi	3/2.0	1,568 (+8%)	9mo	$192,500	$123	52
54085 Independence St	0.33mi	3/1.0	1,652 (+14%)	10mo	$150,000	$91	50
25884 Modrell Ave	0.83mi	3/2.0	1,296 (-11%)	16mo	$156,250	$121	33
26085 Gerald St	0.94mi	2/2.0 (-1)	1,188 (-18%)	20mo	$160,000	$135	18

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

Projected returns pro-forma

-3.0% appreciation · 7.03% rent growth · sell at horizon

5-year hold

• IRR: -20.5%
• Equity multiple: 0.26×
• Total profit: $-30,359
• Equity at exit: $21,930

10-year hold

• IRR: -6.7%
• Equity multiple: 0.50×
• Total profit: $-20,515
• Equity at exit: $12,717

Cash invested: $41,182 (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 →

Active competition Active MLS

• For sale now: 54 active
• Median asking: $134,560 ($93/sqft)
• Median days on market: 16 d
• This list price: 37% of active listings are priced below it
• ARV vs active asking: +8.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 46514

• Rents YoY: 7.0%
• Active inventory: 403
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,067 high
• Mortgage (P&I): −$771
• Tax est. 1.5%: −$184 /mo · $2,206/yr
• Insurance: −$61
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $-173

Break-even live

Break-even rent $1,287

Max offer price $121,988

Occupancy floor —

Sensitivity live

Price	-10% $-72	-5% $-123	+0% $-173	+5% $-224	+10% $-275
Rent	-10% $-258	-5% $-216	+0% $-173	+5% $-131	+10% $-89
Rate	-1.0pp $-99	-0.5pp $-136	base $-173	+0.5pp $-212	+1.0pp $-250

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: $36,770
• Closing costs: $4,412
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1875 Osolo Rd Elkhart, IN	1.0–3.0	1.0–2.0	948	$1,000	$1.05	70d	1	0.18mi
2002 Raintree Dr Elkhart, IN	2.0	1.5	1034	$1,479	$1.43	70d	2	0.50mi
2304 Grant St Elkhart, IN	4.0	2.0	1450	$1,800	$1.24	93d	1	0.89mi
1120 Worthmore Ave Elkhart, IN	2.0	1.0	987	$1,700	$1.72	70d	1	1.14mi
1301 Cone St Elkhart, IN	2.0	1.0	888	$1,100	$1.24	93d	1	1.25mi
1023 Cone St Elkhart, IN	2.0	1.0	1112	$1,200	$1.08	93d	1	1.48mi

Listing history 50 events

1. 2026-08-08
   days on market $104,900 Active 324 DOM
2. 2026-08-07
   days on market $104,900 Active 323 DOM
3. 2026-08-06
   days on market $104,900 Active 322 DOM
4. 2026-08-05
   days on market $104,900 Active 321 DOM
5. 2026-08-04
   days on market $104,900 Active 320 DOM
6. 2026-08-03
   days on market $104,900 Active 319 DOM
7. 2026-07-31
   days on market $104,900 Active 316 DOM
8. 2026-07-30
   days on market $104,900 Active 315 DOM
9. 2026-07-30
   price $104,900 Active 314 DOM
10. 2026-07-29
    days on market $109,500 Active 314 DOM
11. 2026-07-27
    days on market $109,500 Active 312 DOM
12. 2026-07-25
    days on market $109,500 Active 310 DOM
13. 2026-07-23
    days on market $109,500 Active 308 DOM
14. 2026-07-22
    days on market $109,500 Active 307 DOM
15. 2026-07-21
    days on market $109,500 Active 306 DOM
16. 2026-07-18
    days on market $109,500 Active 303 DOM
17. 2026-07-16
    days on market $109,500 Active 301 DOM
18. 2026-07-16
    days on market $109,500 Active 300 DOM
19. 2026-07-14
    days on market $109,500 Active 299 DOM
20. 2026-07-13
    days on market $109,500 Active 298 DOM
21. 2026-07-12
    days on market $109,500 Active 297 DOM
22. 2026-07-11
    days on market $109,500 Active 296 DOM
23. 2026-07-10
    days on market $109,500 Active 295 DOM
24. 2026-07-09
    days on market $109,500 Active 294 DOM
25. 2026-07-08
    days on market $109,500 Active 293 DOM
26. 2026-07-07
    days on market $109,500 Active 292 DOM
27. 2026-07-06
    days on market $109,500 Active 291 DOM
28. 2026-07-05
    days on market $109,500 Active 290 DOM
29. 2026-07-04
    days on market $109,500 Active 289 DOM
30. 2026-07-03
    days on market $109,500 Active 288 DOM
31. 2026-07-02
    days on market $109,500 Active 287 DOM
32. 2026-07-01
    days on market $109,500 Active 286 DOM
33. 2026-06-30
    days on market $109,500 Active 285 DOM
34. 2026-06-29
    days on market $109,500 Active 284 DOM
35. 2026-06-28
    days on market $109,500 Active 283 DOM
36. 2026-06-28
    days on market $109,500 Active 282 DOM
37. 2026-06-27
    days on market $109,500 Active 281 DOM
38. 2026-06-26
    days on market $109,500 Active 280 DOM
39. 2026-06-23
    days on market $109,500 Active 277 DOM
40. 2026-06-21
    days on market $109,500 Active 276 DOM
41. 2026-06-19
    days on market $109,500 Active 274 DOM
42. 2026-06-18
    days on market $109,500 Active 273 DOM
43. 2026-06-17
    days on market $109,500 Active 272 DOM
44. 2026-06-16
    days on market $109,500 Active 271 DOM
45. 2026-06-15
    days on market $109,500 Active 270 DOM
46. 2026-06-14
    days on market $109,500 Active 268 DOM
47. 2026-06-13
    days on market $109,500 Active 267 DOM
48. 2026-06-10
    days on market $109,500 Active 265 DOM
49. 2026-06-09
    days on market $109,500 Active 264 DOM
50. 2026-06-08
    days on market $109,500 Active 263 DOM

ⓘ 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: $12,806
• − Mortgage interest: −$8,239
• − Property taxes: −$2,206
• − Insurance: −$735
• − Repairs & maintenance: −$1,024
• − Management: −$1,024
• − Depreciation: −$4,279
• Taxable loss: −$4,702
• Est. tax savings @ 24.0%: +$1,129
• After-tax cash flow: $-952/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 75/100 Cosmetic rehab Est. rehab $7,280–$21,840 screening

This modern, recently renovated home offers a move-in ready living experience with updated appliances, durable flooring, and a landscaped yard.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value ↑
• Both painting — fresh paint can make a home more appealing ↑
• Both upgrading appliances — modern appliances can increase both resale and rental value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 28/100

Zoned Schools

Elementary Pinewood Elementary School F IN #733/994 Nat'l #28,299/41,679 Middle North Side Middle School F IN #263/330 Nat'l #11,007/14,009 High Elkhart High School F IN #285/369 Nat'l #10,121/17,239

Schools (NCES district)

• District: Elkhart Community Schools
• NCES district ID: 1803270
• Math proficiency: 18% ▼ -12.00%
• Reading proficiency: 25% ▼ -9.00%
• Median HH income: $42,881
• Composite: 18.45/100
• National rank: #8928
• State rank: #271 of 301 in IN

C Composite livability gradescore 68/100

Livability — Elkhart

• Score: 68/100
• State rank: #224
• US rank: #9852

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elkhart, IN
• County: Elkhart County · 213,761 people
• City population: 74,260
• Metro: Elkhart-Goshen, IN
• Population (ZIP): 42,389
• Household income: $65,833
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 8% of renters

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Population outlook (Elkhart County) Hauer SSP2

• Today (2025): 213,761 people
• By 2030: 218,103 · +2.0%
• By 2040: 225,381 · +5.4%
• By 2050: 229,447 · +7.3%
• By 2075: 232,856 · +8.9%
• By 2100: 214,088 · +0.2%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 14% Two or more races 6% Black 5% Asian 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 2% Romanian 2% Italian 2%
• Foreign-born: 8% · Canada
• Languages at home: 89% English-only · Spanish 10%

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Political lean MEDSL · Elkhart

• 2024 margin: Solid R (+32.4) · D 33.1% · R 65.5% · Other 1.4%
• 2008→2024 swing: -21.2pp toward R · 2008: -11.2pp · 2024: -32.4pp
• All cycles: 2024: R+32.4 2020: R+28.1 2016: R+32.4 2012: R+26.5 2008: R+11.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -246.78%
• Current HPI: 225.6
• Rent YoY: ▲ 7.03%
• Metro: Elkhart-Goshen, IN
• State GDP YoY: ▲ 2.90%
• F500 in state: 18

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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

1 event — show timeline

• 2025-09-18 Listed $109,500 Zillow