Fairmont 228 Parke Place Plan · Elkhart, IN 46514

$60,000

3 bd · 2.0 ba · 1,680 sqft · Manufactured · 58 Days on market

Manufactured home Fair condition

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Why this score? — see what drove the D- 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 +11.4/30.0
• ARV discount +7.5/15.0
• Rent growth +4.3/5.0
• Livability +3.4/5.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Condition / age +2.8/5.0
• Appreciation +2.5/10.0
• Schools +2.5/10.0
• Manufactured-home adj. -3.3

Listing remarks

Step into a masterclass of space and comfort with this expansive approximately 1,600 sq/ft double-wide, where a massive double living room layout sets the stage for effortless entertaining. Centered by a cozy fireplace that anchors the home with warmth, the open-concept design flows seamlessly toward the back sliding doors, inviting natural light to flood every corner. Whether you're hosting a game day or a quiet movie night, this 1997 gem offers the scale and versatility rarely found in modern builds. The private quarters feature a smart 3-bed, 2-bath split plan, highlighted by a primary suite designed for pure relaxation.

Key facts

• Listed 58 days

🏗️ New construction. The $60,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $153,654.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $60k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-54 ($-645/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 5.9% vs local median 4.1% in Elkhart — 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 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: Osolo Elementary School (math 20% / reading 18%, grade F, #829 of 994 statewide, top 84%, 490 students, 76% 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 70d 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 $5k 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 58 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price.

Recommended offer $58,200 (3.0% 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 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.83% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.50%
• DSCR: 0.93
• GRM: 10.0

CMA / ARV

• ARV (median comp): $153,654
• List price: $60,000
• Delta: -60.95%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2020 Woodland Estates Dr	0.33mi	3/2.0	1,546 (-8%)	2mo	$326,000	$211	70
502 Sunset Ave	1.27mi	3/2.0	1,821 (+8%)	1mo	$227,000	$125	50
25092 Grover St	0.50mi	3/1.0	1,917 (+14%)	2mo	$168,000	$88	47
903 Mcpherson St	1.43mi	3/2.0	1,488 (-11%)	1mo	$215,000	$144	45
1605 Erwin St	1.01mi	3/2.0	1,470 (-12%)	2mo	$239,000	$163	42
518 Modrell Blvd	1.17mi	3/2.0	2,050 (+22%)	0mo	$283,900	$138	40
1024 E Beardsley Ave	1.41mi	3/1.5	1,912 (+14%)	1mo	$175,000	$92	39
1528 N Bay Dr	1.13mi	4/2.0 (+1)	1,972 (+17%)	0mo	$360,000	$183	35
1232 Cone St	1.38mi	3/1.0	1,296 (-23%)	1mo	$201,000	$155	35
1077 Greenleaf Blvd	1.50mi	2/2.0 (-1)	1,291 (-23%)	0mo	$190,000	$147	35
1077 Greenleaf Blvd #114	1.50mi	2/2.0 (-1)	1,291 (-23%)	0mo	$180,000	$139	35
1815 E Beardsley Ave	1.03mi	2/1.0 (-1)	1,944 (+16%)	0mo	$130,000	$67	31

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: -14.3%
• Equity multiple: 0.47×
• Total profit: $-22,920
• Equity at exit: $22,910

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-280
• Equity at exit: $13,285

Cash invested: $43,023 (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: 53 active
• Median asking: $134,121 ($93/sqft)
• Median days on market: 15 d
• This list price: 4% of active listings are priced below it
• ARV vs active asking: -1.6% 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: 3.9×

Monthly cashflow live

• Estimated rent: $1,276 medium
• Mortgage (P&I): −$806
• Tax est. 1.5%: −$192 /mo · $2,305/yr
• Insurance: −$64
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $-54

Break-even live

Break-even rent $1,344

Max offer price $145,875

Occupancy floor 99%

Sensitivity live

Price	-10% $52	-5% $-1	+0% $-54	+5% $-107	+10% $-160
Rent	-10% $-155	-5% $-104	+0% $-54	+5% $-3	+10% $47
Rate	-1.0pp $24	-0.5pp $-15	base $-54	+0.5pp $-94	+1.0pp $-134

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: $38,414
• Closing costs: $4,610
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.29mi
1626 Osolo Rd Elkhart, IN	4.0	2.0	2190	$2,595	$1.18	70d	1	0.59mi
2304 Grant St Elkhart, IN	4.0	2.0	1450	$1,800	$1.24	93d	1	1.02mi

Property features AI

Finance

• Other: Address: Fairmont 228 Parke Place Plan, Elkhart, IN 46514Status: Active
• Financial info: List price indicated: $65,000

Exterior

• Utilities: Natural gasCentral air conditioning
• Home design: Plan: Fairmont 228 Parke PlaceNew construction plan
• Exterior features: Shake roof

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heatingCentral air conditioning
• Interior features: Open living area (1,680 total living area indicated)

Listing history 22 events

1. 2026-06-27
   days on market $60,000 Active 58 DOM
2. 2026-06-26
   days on market $60,000 Active 57 DOM
3. 2026-06-23
   days on market $60,000 Active 54 DOM
4. 2026-06-21
   days on market $60,000 Active 53 DOM
5. 2026-06-19
   days on market $60,000 Active 51 DOM
6. 2026-06-18
   days on market $60,000 Active 50 DOM
7. 2026-06-17
   days on market $60,000 Active 49 DOM
8. 2026-06-16
   days on market $60,000 Active 48 DOM
9. 2026-06-15
   days on market $60,000 Active 47 DOM
10. 2026-06-14
    days on market $60,000 Active 45 DOM
11. 2026-06-13
    days on market $60,000 Active 44 DOM
12. 2026-06-10
    days on market $60,000 Active 42 DOM
13. 2026-06-09
    days on market $60,000 Active 41 DOM
14. 2026-06-08
    days on market $60,000 Active 40 DOM
15. 2026-06-07
    days on market $60,000 Active 39 DOM
16. 2026-06-05
    days on market $60,000 Active 36 DOM
17. 2026-06-03
    days on market $60,000 Active 35 DOM
18. 2026-06-02
    days on market $60,000 Active 34 DOM
19. 2026-06-01
    days on market $60,000 Active 33 DOM
20. 2026-05-31
    days on market $60,000 Active 32 DOM
21. 2026-05-30
    days on market $60,000 Active 31 DOM
22. 2026-04-29
    listed $65,000 Active 940-char remark

ⓘ 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: $15,313
• − Mortgage interest: −$8,607
• − Property taxes: −$2,305
• − Insurance: −$768
• − Repairs & maintenance: −$1,225
• − Management: −$1,225
• − Depreciation: −$4,470
• Taxable loss: −$3,287
• Est. tax savings @ 24.0%: +$789
• After-tax cash flow: $144/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 55/100 Moderate rehab Est. rehab $42,000–$75,600 screening

This 1997 double-wide manufactured home offers a spacious layout with a cozy fireplace and a private 3-bedroom, 2-bath split plan. While in fair condition, it requires moderate repairs and updates to enhance its resale and rental value.

Repairs flagged

• Moderate Exterior siding — Weathered and could benefit from repainting.
• Minor Kitchen cabinets — Dated design, could be updated with new cabinets.
• Minor Bathroom fixtures — Dated design, could be updated with new fixtures.
• Minor Flooring — Carpeted floors, could be replaced with hardwood or tile for a fresh look.
• Minor HVAC system — Inspection recommended for efficiency and maintenance needs.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace kitchen cabinets — Modernizes the kitchen and adds value ↑
• Both Update bathroom fixtures — Modernizes bathrooms and adds value ↑
• Both Replace flooring — Freshens the interior and adds value ↑
• Rental Inspect HVAC system — Ensures system is efficient and reduces maintenance costs ↑

ⓘ Rehab cost is a screening estimate — Moderate 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 25/100

Zoned Schools

Elementary Osolo Elementary School F IN #829/994 Nat'l #34,564/41,679 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

Property features AI

Finance

• Other: Address: Fairmont 228 Parke Place Plan, Elkhart, IN 46514Status: Active
• Financial info: List price indicated: $65,000

Exterior

• Utilities: Natural gasCentral air conditioning
• Home design: Plan: Fairmont 228 Parke PlaceNew construction plan
• Exterior features: Shake roof

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heatingCentral air conditioning
• Interior features: Open living area (1,680 total living area indicated)