Zenith (Amberly) Plan

Scottsburg, IN 47170

$64,995D-

3 bd · 2.0 ba · 880 sqft · Built — · SingleFamily · Active · 327 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $925/mo
• Mortgage (P&I): −$341
• Tax + insurance: −$108
• HOA: −$390
• Vac / Maint / Mgmt: −$194
• Net cashflow: $-108/mo
• Annual: $-1,301/yr
• Cap rate: 4.29%
• Cash-on-cash: -7.15%
• DSCR: 0.68
• 1% rule: 1.42%
• Cash to close: $18,199

Investor read

• This is a 3-bed/2.0-bath single-family listed at $65k. Condition is rated good.
• At list price, monthly cash flow is $-108 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $49k (24.1% below list).
• Meets the 1% rule at list price ($925 rent vs $65k).
• It's been on market 327 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $49k (24.1% below list) — sets the bar for cash-flow.
• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• 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.
• Zoned schools: Scottsburg Elem School (math 37% / reading 32%, grade F, #597 of 994 statewide, top 63%, 485 students, 73% FRL); Scottsburg Middle School (math 17% / reading 36%, grade F, #236 of 330 statewide, top 72%, 537 students, 60% FRL); Scottsburg Senior High School (math 32% / reading 62%, grade D-, #143 of 369 statewide, top 44%, 726 students, 56% FRL) — zoned schools average 63% FRL vs 45% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Watch-outs: HOA is 42% of rent.
• Market conditions: 106 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 73 units permitted in Scott County in 2024 (0 in 5+ unit buildings).
• Scott County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• 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.

Questions for listing agent

• 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?
• It's been on market 327 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.