402 Plan · DeMotte, IN 46310

$69,999

3 bd · 2.0 ba · 1,056 sqft · Manufactured · 224 Days on market

Excellent 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
• Condition / age +5.0/5.0
• Schools +4.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand-New 3 Bedroom / 2 Bathroom Homes - Rent to Own in DeMotte! Ready for you in February 2026! Looking for an affordable path to homeownership? Discover our beautiful new homes in DeMotte, built with comfort and convenience in mind! ✨ Home Features: Spacious 3 bedrooms, 2 full bathrooms Modern, open-concept floor plan Energy-efficient appliances and contemporary finishes Private driveway and yard space Move-in ready - everything brand new!

Key facts

• Listed 223 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $70k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $367 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.6% vs local median 2.4% in DeMotte — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Kankakee Valley School Corporation (rural): math 47% / reading 54% proficiency, ranked #45 of 301 in IN (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 98 active listings in the ZIP; 93 units permitted in Jasper County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Jasper County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 224 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.

Recommended offer $61,599 (12.0% below list)

Questions for the listing agent

1. It's been on market 224 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. 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: 1.54% ✓
• Cap rate: 12.58%
• Cash-on-cash: 22.46%
• DSCR: 2.00
• GRM: 5.4

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: 15.3%
• Equity multiple: 1.61×
• Total profit: $12,040
• Equity at exit: $10,437

10-year hold

• IRR: 24.0%
• Equity multiple: 3.07×
• Total profit: $40,638
• Equity at exit: $6,052

Cash invested: $19,600 (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 46310

• Home prices YoY: -20.0%
• Active inventory: 98
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,077 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $367

Break-even live

Break-even rent $612

Max offer price $69,999

Occupancy floor 61%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $69,999 Active 224 DOM
2. 2026-06-17
   days on market $69,999 Active 223 DOM
3. 2026-06-16
   days on market $69,999 Active 222 DOM
4. 2026-06-15
   days on market $69,999 Active 221 DOM
5. 2026-06-13
   days on market $69,999 Active 219 DOM
6. 2026-06-12
   days on market $69,999 Active 218 DOM
7. 2026-06-09
   days on market $69,999 Active 215 DOM
8. 2026-06-08
   days on market $69,999 Active 214 DOM
9. 2026-06-07
   days on market $69,999 Active 213 DOM
10. 2026-06-05
    days on market $69,999 Active 211 DOM
11. 2026-06-04
    days on market $69,999 Active 209 DOM
12. 2026-06-02
    days on market $69,999 Active 208 DOM
13. 2026-06-01
    days on market $69,999 Active 207 DOM
14. 2026-05-31
    days on market $69,999 Active 206 DOM
15. 2026-05-31
    days on market $69,999 Active 205 DOM
16. 2025-11-07
    listed $69,999 Active 446-char remark

    Show marketing remark (446 chars)

    Brand-New 3 Bedroom / 2 Bathroom Homes - Rent to Own in DeMotte! Ready for you in February 2026! Looking for an affordable path to homeownership? Discover our beautiful new homes in DeMotte, built with comfort and convenience in mind! ✨ Home Features: Spacious 3 bedrooms, 2 full bathrooms Modern, open-concept floor plan Energy-efficient appliances and contemporary finishes Private driveway and yard space Move-in ready - everything brand new!

ⓘ 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: $12,921
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,034
• − Management: −$1,034
• − Depreciation: −$2,036
• Taxable income: $3,496
• Est. tax owed @ 24.0%: −$839
• After-tax cash flow: $3,563/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 · 3 photos

Excellent 100/100 None rehab

Brand-new, move-in-ready 3-bedroom/2-bathroom manufactured home in DeMotte, ready for occupancy in February 2026.

Schools (NCES district)

• District: Kankakee Valley School Corporation
• NCES district ID: 1805280
• Math proficiency: 47% ▼ -3.00%
• Reading proficiency: 54% ▼ -1.00%
• Median HH income: $58,135
• Composite: 43.95/100
• National rank: #2901
• State rank: #45 of 301 in IN

Livability — DeMotte

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: DeMotte, IN
• Population (ZIP): 13,914

Population outlook (Jasper County) Hauer SSP2

• Today (2025): 33,185 people
• By 2030: 32,635 · -1.7%
• By 2040: 31,232 · -5.9%
• By 2050: 29,630 · -10.7%
• By 2075: 25,938 · -21.8%
• By 2100: 21,635 · -34.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 10% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Iranian 9% Romanian 7% Slovak 3%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Jasper

• 2024 margin: Solid R (+54.3) · D 22.1% · R 76.4% · Other 1.6%
• 2008→2024 swing: -33.9pp toward R · 2008: -20.4pp · 2024: -54.3pp
• All cycles: 2024: R+54.3 2020: R+49.0 2016: R+45.4 2012: R+25.5 2008: R+20.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -57.55%
• Current HPI: 230.433
• 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

1 event — show timeline

• 2025-11-07 Listed $69,999 Zillow