1105 Squirrell Tail Hollow Rd · Cannelton, IN 42348

$139,900

3 bd · 2.0 ba · 1,568 sqft · SingleFamily public records · 27 Days on market

Built 1991 10 ac lot

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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 +17.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• Appreciation +4.2/10.0
• 1% rule +3.6/10.0
• Schools +3.3/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Acreage on Squirrel Tail Hollow! 9.656 acres with manufactured home in need of TLC. Some floors without a covering.

Key facts

• 10 acre lot
• Built 1991
• Listed 27 days

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Public water; Septic tank for sewer
• Home design: Manufactured home on land; Single-story; Residential property
• Construction: Vinyl siding; Composition roof; Built as manufactured home
• Exterior features: Rolling slope lot; Storage structure

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Electric heating; Ceiling fan(s) for cooling
• Interior features: Walk-in closet(s); Living room fireplace
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $109 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (14.1% below list).
• Recommended offer: $120k (14.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 53/100 on livability (#643 in IN) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing B+; Watch: amenities F, commute F, employment F.
• Hancock County (rural): math 31% / reading 45% proficiency, ranked #38 of 165 in KY (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: North Hancock Elementary School (math 27% / reading 39%, grade F, #338 of 676 statewide, top 50%, 472 students, 61% FRL); Hancock County Middle School (math 32% / reading 50%, grade F, #54 of 217 statewide, top 25%, 333 students, 56% FRL); Hancock County High School (math 37% / reading 42%, grade F, #40 of 254 statewide, top 19%, 483 students, 46% FRL).
• Market conditions: 9 units permitted in Hancock County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.7%/yr); year-one equity from $967 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Hancock County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago 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 $46k; list at $140k implies a 203% gain — meaningful room to come down on a strong offer.

Recommended offer $120,196 (14.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.86% ✗
• Cap rate: 7.23%
• Cash-on-cash: 3.34%
• DSCR: 1.15
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.68% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.9%
• Equity multiple: 0.80×
• Total profit: $-7,884
• Equity at exit: $29,271

10-year hold

• IRR: 2.7%
• Equity multiple: 1.23×
• Total profit: $8,998
• Equity at exit: $27,048

Cash invested: $39,172 (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 42348

• Home prices YoY: -0.7%
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,202 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$49 /mo · $584/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $109

Break-even live

Break-even rent $1,064

Max offer price $139,900

Occupancy floor 86%

Sensitivity live

Price	-10% $188	-5% $149	+0% $109	+5% $69	+10% $30
Rent	-10% $14	-5% $61	+0% $109	+5% $156	+10% $204
Rate	-1.0pp $179	-0.5pp $145	base $109	+0.5pp $73	+1.0pp $36

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-18
   status Pending
2. 2026-04-20
   listed $139,900 Active
3. 2018-12-04
   soldstatus $46,100
4. 2018-11-30
   soldstatus $46,000 115-char remark

   Show marketing remark (115 chars)

   Acreage on Squirrel Tail Hollow! 9.656 acres with manufactured home in need of TLC. Some floors without a covering.

5. 2018-04-09
   listed $49,900 115-char remark

   Show marketing remark (115 chars)

   Acreage on Squirrel Tail Hollow! 9.656 acres with manufactured home in need of TLC. Some floors without a covering.

ⓘ 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: $584 · $49/mo
• Projected year-2 tax: $887 · $74/mo
• Expected delta: +$303/yr (+$25/mo · 51.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,424
• − Mortgage interest: −$7,837
• − Property taxes: −$584
• − Insurance: −$700
• − Repairs & maintenance: −$1,154
• − Management: −$1,154
• − Depreciation: −$4,070
• Taxable loss: −$1,074
• Est. tax savings @ 24.0%: +$258
• After-tax cash flow: $1,565/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)

• District: Hancock County
• NCES district ID: 2102460
• Math proficiency: 31% ▼ -13.00%
• Reading proficiency: 45% ▼ -14.00%
• Median HH income: $48,577
• Composite: 32.65/100
• National rank: #5662
• State rank: #38 of 165 in KY

Livability — Cannelton

• Score: 53/100
• State rank: #643
• US rank: #24317

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,709

Population outlook (Hancock County) Hauer SSP2

• Today (2025): 8,804 people
• By 2030: 8,731 · -0.8%
• By 2040: 8,490 · -3.6%
• By 2050: 8,097 · -8.0%
• By 2075: 6,910 · -21.5%
• By 2100: 5,246 · -40.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Black 1%
• Common ancestry: Lithuanian 3% English 2% Italian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Hancock

• 2024 margin: Solid R (+47.5) · D 25.3% · R 72.8% · Other 1.8%
• 2008→2024 swing: -52.5pp toward R · 2008: 5.0pp · 2024: -47.5pp
• All cycles: 2024: R+47.5 2020: R+39.1 2016: R+36.0 2012: R+9.2 2008: D+5.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.68%
• Current HPI: 240.6329
• 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

+180.4% since first listed

5 events — show timeline

• 2026-05-18 Pending — GORAMLS
• 2026-04-20 Listed $139,900 GORAMLS
• 2018-12-04 Sold (Public Records) $46,100 Public Records
• 2018-11-30 Sold (MLS) $46,000 GORAMLS
• 2018-04-09 Listed $49,900 GORAMLS

Property tax history

+15.0%/yr

Latest (2025): $584 · +6.0% YoY. Source: county tax records.