1 Roxbury Park Plan · Goshen, IN 46526

$75,995

2 bd · 2.0 ba · 960 sqft · Manufactured · 280 Days on market

Good condition

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your dream home in the heart of Goshen! This stunning brand-new residence features 2 spacious bedrooms and 2 modern baths, perfectly designed for comfortable living. Spanning 960 sq ft, this thoughtfully crafted space boasts an open-concept layout that invites abundant natural light, enhancing the airy feel throughout. The stylish kitchen is equipped with sleek new appliances, elegant countertops, and ample storage ideal for culinary enthusiasts or casual dining alike. Step into the cozy living area where you can unwind after a long day, or entertain friends in the well-appointed spaces that flow effortlessly. Retreat to your serene primary suite complete with a private bath and generous closet space. The second bedroom offers flexibility as a guest room or home office. Situated in desirable Goshen, this gem combines modern amenities with small-town charm. Don t miss out on this exceptional opportunity schedule your tour today and step into your future!

Key facts

• Elegant countertops
• Stylish kitchen
• Cozy living area

Tags

• OPEN-CONCEPT LAYOUT
• STYLISH KITCHEN
• SLEEK NEW APPLIANCES
• ELEGANT COUNTERTOPS
• AMPLE STORAGE
• COZY LIVING AREA

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $76k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $381 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $76k).
• Recommended offer: $67k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.3% vs local median 3.2% in Goshen — 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 85/100 on livability (#4 in IN, #622 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D+, employment D+.
• Goshen Community Schools (urban): math 31% / reading 40% proficiency, ranked #190 of 301 in IN (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 102 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $525 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 280 days — a 12% lower offer ($67k) is reasonable based on typical stale-listing flexibility.

Recommended offer $66,875 (12.0% below list)

Questions for the listing agent

1. It's been on market 280 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 1.51% ✓
• Cap rate: 12.31%
• Cash-on-cash: 21.49%
• DSCR: 1.96
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 14.1%
• Equity multiple: 1.56×
• Total profit: $11,978
• Equity at exit: $11,331

10-year hold

• IRR: 22.9%
• Equity multiple: 2.96×
• Total profit: $41,758
• Equity at exit: $6,571

Cash invested: $21,279 (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 46526

• Home prices YoY: -28.8%
• Active inventory: 102
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,147 high
• Mortgage (P&I): −$399
• Tax est. 1.5%: −$95 /mo · $1,140/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $381

Break-even live

Break-even rent $665

Max offer price $75,995

Occupancy floor 62%

Sensitivity live

Price	-10% $434	-5% $407	+0% $381	+5% $355	+10% $329
Rent	-10% $291	-5% $336	+0% $381	+5% $426	+10% $472
Rate	-1.0pp $419	-0.5pp $400	base $381	+0.5pp $361	+1.0pp $341

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: $18,999
• Closing costs: $2,280
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
403 Post Rd Goshen, IN	2.0	2.0	960	$1,249	$1.30	22d	1	0.02mi
217 Tanglewood Dr Unit 217-D Tanglewood Goshen, IN	2.0	1.0	982	$925	$0.94	22d	1	0.31mi
220 Tanglewood Dr Goshen, IN	3.0	2.0	1100	$1,600	$1.45	22d	1	0.34mi
1227 Briarwood Blvd Goshen, IN	1.0–2.0	1.0–1.5	1161	$1,350	$1.16	22d	1	0.93mi
1805 Westplains Dr Apt 1 Goshen, IN	1.0	1.0	625	$950	$1.52	22d	1	1.16mi
1816 Tiffany Ct Unit 1816-C Goshen, IN	2.0	1.0	840	$925	$1.10	44d	1	1.21mi
212 S Silverwood Ln Unit 212-A Goshen, IN	2.0	1.0	825	$995	$1.21	44d	1	1.22mi
435 S Silverwood Ln Unit 435 Hampton Place-APT-2 Goshen, IN	1.0	1.0	600	$750	$1.25	22d	1	1.23mi
521 S Silverwood Ln Unit F Goshen, IN	2.0	1.5	900	$925	$1.03	22d	1	1.24mi
2011 W Wilden Ave Goshen, IN	1.0–3.0	1.0–2.0	1022	$975	$0.95	22d	1	1.29mi

Listing history 17 events

1. 2026-06-19
   days on market $75,995 Active 280 DOM
2. 2026-06-18
   days on market $75,995 Active 279 DOM
3. 2026-06-17
   days on market $75,995 Active 278 DOM
4. 2026-06-16
   days on market $75,995 Active 277 DOM
5. 2026-06-15
   days on market $75,995 Active 276 DOM
6. 2026-06-14
   days on market $75,995 Active 274 DOM
7. 2026-06-13
   days on market $75,995 Active 273 DOM
8. 2026-06-10
   days on market $75,995 Active 271 DOM
9. 2026-06-09
   days on market $75,995 Active 270 DOM
10. 2026-06-08
    days on market $75,995 Active 269 DOM
11. 2026-06-07
    days on market $75,995 Active 268 DOM
12. 2026-06-05
    days on market $75,995 Active 265 DOM
13. 2026-06-02
    days on market $75,995 Active 263 DOM
14. 2026-06-01
    days on market $75,995 Active 262 DOM
15. 2026-05-31
    days on market $75,995 Active 261 DOM
16. 2026-05-30
    days on market $75,995 Active 260 DOM
17. 2025-09-12
    listed $75,995 Active 978-char remark

    Show marketing remark (978 chars)

    Welcome to your dream home in the heart of Goshen! This stunning brand-new residence features 2 spacious bedrooms and 2 modern baths, perfectly designed for comfortable living. Spanning 960 sq ft, this thoughtfully crafted space boasts an open-concept layout that invites abundant natural light, enhancing the airy feel throughout. The stylish kitchen is equipped with sleek new appliances, elegant countertops, and ample storage ideal for culinary enthusiasts or casual dining alike. Step into the cozy living area where you can unwind after a long day, or entertain friends in the well-appointed spaces that flow effortlessly. Retreat to your serene primary suite complete with a private bath and generous closet space. The second bedroom offers flexibility as a guest room or home office. Situated in desirable Goshen, this gem combines modern amenities with small-town charm. Don t miss out on this exceptional opportunity schedule your tour today and step into your future!

ⓘ 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: $13,767
• − Mortgage interest: −$4,257
• − Property taxes: −$1,140
• − Insurance: −$380
• − Repairs & maintenance: −$1,101
• − Management: −$1,101
• − Depreciation: −$2,211
• Taxable income: $3,577
• Est. tax owed @ 24.0%: −$858
• After-tax cash flow: $3,715/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 · 10 photos

Good 80/100 None rehab

This brand-new manufactured home in Goshen is in excellent condition with modern finishes and a good layout. It's move-in ready and has the potential for minor exterior and landscaping improvements to further enhance its value.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value
• Both Landscaping and curb appeal improvements — Enhances curb appeal and value
• Both Add a small front porch or entryway — Enhances curb appeal and value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and value ↑
• Both Add a small front porch or entryway — Enhances curb appeal and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Goshen Community Schools
• NCES district ID: 1803930
• Math proficiency: 31% ▼ -11.00%
• Reading proficiency: 40% ▼ -4.00%
• Median HH income: $44,892
• Composite: 30.24/100
• National rank: #6292
• State rank: #190 of 301 in IN

Livability — Goshen

• Score: 85/100
• State rank: #4
• US rank: #622

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Goshen, IN
• County: Elkhart County · 107,928 people
• City population: 33,668
• Metro: Elkhart-Goshen, IN
• Population (ZIP): 33,668
• Household income: $67,461
• Rent vs Own: 31.2% rent · 68.8% own
• Severe rent burden: 934.0

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 26% Two or more races 12% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 16% Puerto Rican 4%
• Common ancestry: Romanian 2% Italian 2% Lithuanian 2%
• Foreign-born: 14% · Canada, China
• Languages at home: 73% English-only · Spanish 21% German/W. Germanic 4%

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: ▼ -89.57%
• Current HPI: 221.643
• Rent YoY: —
• Metro: Elkhart-Goshen, IN
• 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

1 event — show timeline

• 2025-09-12 Listed $75,995 Zillow