Clayton Parke Place Plan · Elkhart, IN 46514

$153,250

3 bd · 2.0 ba · 1,369 sqft · Manufactured · 120 Days on market

Poor 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 +17.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• 1% rule +4.7/10.0
• Rent growth +4.3/5.0
• Livability +3.4/5.0
• Schools +1.8/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this stunning new Clayton Home, featuring the solid feel of full drywall and the charm of a massive wrap-around porch!

Key facts

• Full drywall
• Wrap-around porch
• Listed 119 days

Tags

• FULL DRYWALL
• WRAP-AROUND PORCH

🏗️ New construction. The $153,250 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $144,732.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $153k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $115 ($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 $141k (7.9% below list).
• Recommended offer: $139k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 4.0% 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-, schools F, crime 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.
• Market conditions: Rents rising fast (+7.0%/yr); 269 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $4k 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 120 days — a 9% lower offer ($139k) is reasonable based on typical stale-listing flexibility.

Recommended offer $139,457 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.97% ✗
• Cap rate: 7.24%
• Cash-on-cash: 3.39%
• DSCR: 1.15
• GRM: 8.5

CMA / ARV

• ARV (median comp): $144,732
• List price: $153,250
• Delta: 5.89%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1909 Grover St	0.52mi	3/2.0	1,349 (-2%)	10mo	$137,000	$102	65
25025 Dunny St	0.46mi	3/2.0	1,568 (+14%)	7mo	$192,500	$123	48

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: -6.5%
• Equity multiple: 0.75×
• Total profit: $-10,185
• Equity at exit: $21,580

10-year hold

• IRR: 7.5%
• Equity multiple: 1.67×
• Total profit: $27,156
• Equity at exit: $12,514

Cash invested: $40,525 (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 46514

• Rents YoY: 7.0%
• Active inventory: 269
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,411 high
• Mortgage (P&I): −$759
• Tax est. 1.5%: −$181 /mo · $2,171/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $115

Break-even live

Break-even rent $1,266

Max offer price $144,732

Occupancy floor 87%

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: $36,183
• Closing costs: $4,342
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	21d	1	0.29mi
2002 Raintree Dr Elkhart, IN	2.0	1.5	1034	$1,479	$1.43	21d	2	0.62mi
2304 Grant St Elkhart, IN	4.0	2.0	1450	$1,800	$1.24	43d	1	1.02mi
1120 Worthmore Ave Elkhart, IN	2.0	1.0	987	$1,700	$1.72	21d	1	1.26mi
1301 Cone St Elkhart, IN	2.0	1.0	888	$1,100	$1.24	43d	1	1.35mi

Listing history 17 events

1. 2026-06-19
   days on market $153,250 Active 120 DOM
2. 2026-06-18
   days on market $153,250 Active 119 DOM
3. 2026-06-17
   days on market $153,250 Active 118 DOM
4. 2026-06-16
   days on market $153,250 Active 117 DOM
5. 2026-06-15
   days on market $153,250 Active 116 DOM
6. 2026-06-14
   days on market $153,250 Active 114 DOM
7. 2026-06-13
   pricedays on marketlisting id $153,250 Active 113 DOM
8. 2026-06-09
   pricedays on marketlisting id $135,000 Active 1 DOM
9. 2026-06-08
   days on market $153,250 Active 109 DOM
10. 2026-06-07
    days on market $153,250 Active 108 DOM
11. 2026-06-05
    days on market $153,250 Active 105 DOM
12. 2026-06-03
    days on market $153,250 Active 104 DOM
13. 2026-06-02
    days on market $153,250 Active 103 DOM
14. 2026-06-01
    days on market $153,250 Active 102 DOM
15. 2026-05-31
    days on market $153,250 Active 101 DOM
16. 2026-05-30
    days on market $153,250 Active 100 DOM
17. 2026-02-19
    listed $153,250 Active 128-char remark

    Show marketing remark (128 chars)

    Check out this stunning new Clayton Home, featuring the solid feel of full drywall and the charm of a massive wrap-around porch!

ⓘ 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: $16,932
• − Mortgage interest: −$8,107
• − Property taxes: −$2,171
• − Insurance: −$724
• − Repairs & maintenance: −$1,355
• − Management: −$1,355
• − Depreciation: −$4,210
• Taxable loss: −$989
• Est. tax savings @ 24.0%: +$237
• After-tax cash flow: $1,611/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 · 2 photos

Poor 20/100 Extensive rehab

This manufactured home requires extensive repairs and updates to its roof, exterior, flooring, interior walls/paint, HVAC system, and landscaping. Significant investment is needed to bring it up to a livable condition.

Repairs flagged

• Major roof — No visible roof in the satellite image.
• Major exterior — No visible exterior in the satellite image.
• Major flooring — No visible flooring in the satellite image.
• Major interior walls/paint — No visible interior walls/paint in the satellite image.
• Major HVAC/mechanicals — No visible HVAC/mechanicals in the satellite image.
• Major landscaping/curb appeal — No visible landscaping/curb appeal in the satellite image.

Value-add opportunities

• Both roof replacement — A new roof would significantly improve the home's appearance and value.
• Both exterior painting — A fresh coat of paint would enhance curb appeal and value.
• Both flooring replacement — New flooring would improve the home's condition and value.
• Both interior painting — Fresh paint would improve the home's condition and value.
• Both HVAC system upgrade — A new HVAC system would improve comfort and energy efficiency, enhancing value.
• Both landscaping and curb appeal — A well-maintained landscape would enhance curb appeal and value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · No visible roof in the satellite image.	Major	$15,000–50,000
exterior · No visible exterior in the satellite image.	Major	$15,000–50,000
flooring · No visible flooring in the satellite image.	Major	$15,000–50,000
interior walls/paint · No visible interior walls/paint in the satellite image.	Major	$15,000–50,000
HVAC/mechanicals · No visible HVAC/mechanicals in the satellite image.	Major	$15,000–50,000
landscaping/curb appeal · No visible landscaping/curb appeal in the satellite image.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both roof replacement — A new roof would significantly improve the home's appearance and value. ↑
• Both exterior painting — A fresh coat of paint would enhance curb appeal and value. ↑
• Both flooring replacement — New flooring would improve the home's condition and value. ↑
• Both interior painting — Fresh paint would improve the home's condition and value. ↑
• Both HVAC system upgrade — A new HVAC system would improve comfort and energy efficiency, enhancing value. ↑
• Both landscaping and curb appeal — A well-maintained landscape would enhance 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: 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

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 · 107,928 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: 1061.0

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 (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%

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

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

• 2026-02-19 Listed $153,250 Zillow