25012 Old US Highway 52 · Lake View, IN 47024

$119,000

3 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 470 Days on market

Built 2007 0.60 ac lot Est $191k · 38% under

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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 +26.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• Appreciation +9.0/10.0
• 1% rule +6.5/10.0
• Schools +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

MOTIVATED SELLER! MORE WORK COMPLETED ON THIS PROJECT. Home under construction now. A lot of potential in this house! A lot of new material on site to finish the project. Home is being sold AS IS. SELLER OPEN TO OFFERS.

Key facts

• Metal roof
• Level lot
• Wiring upgrades

Tags

• LEVEL LOT
• NEWLY PURCHASED MATERIALS
• WIRING UPGRADES
• GRAVEL DRIVEWAY
• METAL ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $119k.

Deal economics

• At list price, monthly cash flow is $331 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $105k (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.
• Market conditions: 58 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($823 loan paydown + $9k appreciation (7.9% local appreciation)).
• Franklin County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (7.9% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 470 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask is 20% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $20k; list at $119k implies a 495% gain — meaningful room to come down on a strong offer.

Recommended offer $104,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 470 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: 1.15% ✓
• Cap rate: 9.63%
• Cash-on-cash: 11.92%
• DSCR: 1.53
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $191,296
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25142 Us Highway 52	0.37mi	3/2.0	1,680 (+7%)	15mo	$205,000	$122	58

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

Projected returns pro-forma

7.94% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.1%
• Equity multiple: 3.09×
• Total profit: $69,643
• Equity at exit: $89,945

10-year hold

• IRR: 26.1%
• Equity multiple: 6.59×
• Total profit: $186,330
• Equity at exit: $178,100

Cash invested: $33,320 (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 47024

• Home prices YoY: 3.2%
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,364 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$73 /mo · $878/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $331

Break-even live

Break-even rent $945

Max offer price $119,000

Occupancy floor 71%

Sensitivity live

Price	-10% $398	-5% $365	+0% $331	+5% $297	+10% $264
Rent	-10% $223	-5% $277	+0% $331	+5% $385	+10% $439
Rate	-1.0pp $391	-0.5pp $361	base $331	+0.5pp $300	+1.0pp $269

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-02-07
   status Active 220-char remark

   Show marketing remark (220 chars)

   MOTIVATED SELLER! MORE WORK COMPLETED ON THIS PROJECT. Home under construction now. A lot of potential in this house! A lot of new material on site to finish the project. Home is being sold AS IS. SELLER OPEN TO OFFERS.

2. 2025-09-18
   price $119,000 220-char remark

   Show marketing remark (220 chars)

   MOTIVATED SELLER! MORE WORK COMPLETED ON THIS PROJECT. Home under construction now. A lot of potential in this house! A lot of new material on site to finish the project. Home is being sold AS IS. SELLER OPEN TO OFFERS.

3. 2025-08-13
   price $89,900 220-char remark

   Show marketing remark (220 chars)

   MOTIVATED SELLER! MORE WORK COMPLETED ON THIS PROJECT. Home under construction now. A lot of potential in this house! A lot of new material on site to finish the project. Home is being sold AS IS. SELLER OPEN TO OFFERS.

4. 2025-02-10
   listed $99,000 Active 220-char remark

   Show marketing remark (220 chars)

   MOTIVATED SELLER! MORE WORK COMPLETED ON THIS PROJECT. Home under construction now. A lot of potential in this house! A lot of new material on site to finish the project. Home is being sold AS IS. SELLER OPEN TO OFFERS.

5. 2024-09-11
   price $99,900
6. 2024-09-03
   price $104,900
7. 2024-08-15
   price $114,900
8. 2024-07-15
   listed $124,900 Active
9. 2024-04-18
   price $125,000
10. 2024-03-19
    listed $145,000 Active
11. 2023-11-22
    soldstatus $20,000 Closed
12. 2023-11-15
    status Pending
13. 2023-06-30
    listed $40,000 Active

ⓘ 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: $878 · $73/mo
• Projected year-2 tax: $945 · $79/mo
• Expected delta: +$67/yr (+$6/mo · 7.6%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,372
• − Mortgage interest: −$6,666
• − Property taxes: −$878
• − Insurance: −$595
• − Repairs & maintenance: −$1,310
• − Management: −$1,310
• − Depreciation: −$3,462
• Taxable income: $2,152
• Est. tax owed @ 24.0%: −$516
• After-tax cash flow: $3,456/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)

No district data.

Livability — Lake View

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

Census & demographics

• Census place: Lake View, IN
• Population (ZIP): 2,909

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 22,796 people
• By 2030: 22,556 · -1.1%
• By 2040: 21,762 · -4.5%
• By 2050: 20,575 · -9.7%
• By 2075: 17,810 · -21.9%
• By 2100: 13,698 · -39.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Italian 2% Romanian 2%
• Languages at home: 98% English-only · German/W. Germanic 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+64.4) · D 17.1% · R 81.5% · Other 1.3%
• 2008→2024 swing: -30.3pp toward R · 2008: -34.1pp · 2024: -64.4pp
• All cycles: 2024: R+64.4 2020: R+63.0 2016: R+60.9 2012: R+42.8 2008: R+34.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.94%
• Current HPI: 255.8207
• 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

+197.5% since first listed

13 events — show timeline

• 2026-02-07 Relisted — SEIBR
• 2025-09-18 Price Changed $119,000 SEIBR
• 2025-08-13 Price Changed $89,900 SEIBR
• 2025-02-10 Listed $99,000 SEIBR
• 2024-09-11 Price Changed $99,900 SEIBR
• 2024-09-03 Price Changed $104,900 SEIBR
• 2024-08-15 Price Changed $114,900 SEIBR
• 2024-07-15 Listed $124,900 SEIBR
• 2024-04-18 Price Changed $125,000 SEIBR
• 2024-03-19 Listed $145,000 SEIBR
• 2023-11-22 Sold (MLS) $20,000 MIBOR as Distributed by MLS Grid
• 2023-11-15 Pending — MIBOR as Distributed by MLS Grid
• 2023-06-30 Listed $40,000 MIBOR as Distributed by MLS Grid

Property tax history

+21.4%/yr

Latest (2024): $878 · +322.2% YoY. Source: county tax records.