4662 New Amsterdam Rd · New Amsterdam, IN 47110

$118,500

3 bd · 2.0 ba · 924 sqft · Manufactured public records · 47 Days on market

Built 2004 1.47 ac lot

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Why this score? — see what drove the C- 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 +16.9/30.0
• Appreciation +8.1/10.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• Schools +3.9/10.0
• 1% rule +3.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming fixer upper opportunity! This 3-bedroom, 1 full bath single-wide home is situated on 1.47 acres in Harrison County. The open concept floor plan offers a functional layout that’s perfect for everyday living. Enjoy relaxing on the large covered front porch, ideal for taking in the peaceful surroundings. A storage shed is also included, providing extra space for tools or outdoor equipment. Recent updates include all new plumbing, and the septic system was pumped in November 2025, adding peace of mind as you plan your improvements. Don’t miss your chance to make this property your own. Call today to schedule your private showing!

Key facts

• Recent updates
• New plumbing
• Storage shed

Tags

• LARGE COVERED FRONT PORCH
• STORAGE SHED
• RECENT UPDATES
• NEW PLUMBING
• SEPTIC SYSTEM PUMPED

Property features AI

Finance

• Financial info: Annual tax amount available

Exterior

• Parking: No garage
• Utilities: Public water connected; Septic tank
• Home design: Single-wide mobile home; One story; Metal roof; Vinyl siding
• Construction: Metal roof; Vinyl siding; Crawl space foundation; Built above grade finished area 924
• Exterior features: Covered porch; Porch; Shed(s); Has view; Lot approximately 1.47 acres; Zoned residential/agricultural

Interior

• Kitchen: Open kitchen; Microwave; Oven; Range; Refrigerator
• Bedrooms: Bedroom on the first floor
• Flooring: Tile in bathroom
• Bathrooms: 1 full bathroom (first floor)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Ceiling fan(s); Eat-in kitchen; Main level primary bedroom; Mud room; Open floorplan; Utility room
• Laundry & utility: Main level laundry room; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $118k.

Deal economics

• At list price, monthly cash flow is $78 ($931/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 $102k (14.0% below list).
• Recommended offer: $102k (14.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#275 in IN) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: crime C-, schools D+, amenities F.
• South Harrison Community Schools (town): math 42% / reading 50% proficiency, ranked #89 of 301 in IN (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 4 active listings in the ZIP; 158 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($819 loan paydown + $7k appreciation (6.2% local appreciation)).
• Harrison County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (6.2% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($115k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,912 (14.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 7.08%
• Cash-on-cash: 2.81%
• DSCR: 1.12
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.21% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.1%
• Equity multiple: 2.22×
• Total profit: $40,623
• Equity at exit: $76,097

10-year hold

• IRR: 17.6%
• Equity multiple: 4.47×
• Total profit: $115,156
• Equity at exit: $139,404

Cash invested: $33,180 (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 47110

• Home prices YoY: 2.5%
• Active inventory: 4
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,019 medium
• Mortgage (P&I): −$621
• Tax from tax record: −$57 /mo · $680/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $78

Break-even live

Break-even rent $921

Max offer price $118,500

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: $29,625
• Closing costs: $3,555
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $118,500 Active 47 DOM
2. 2026-06-17
   days on market $118,500 Active 46 DOM
3. 2026-06-16
   days on market $118,500 Active 45 DOM
4. 2026-06-15
   days on market $118,500 Active 44 DOM
5. 2026-06-13
   pricedays on market $118,500 Active 42 DOM
6. 2026-06-10
   days on market $120,000 Active 39 DOM
7. 2026-06-09
   days on market $120,000 Active 38 DOM
8. 2026-06-08
   days on market $120,000 Active 37 DOM
9. 2026-06-07
   days on market $120,000 Active 36 DOM
10. 2026-06-05
    days on market $120,000 Active 33 DOM
11. 2026-06-03
    days on market $120,000 Active 32 DOM
12. 2026-06-02
    days on market $120,000 Active 31 DOM
13. 2026-06-01
    days on market $120,000 Active 30 DOM
14. 2026-05-31
    days on market $120,000 Active 29 DOM
15. 2026-05-09
    status Active
16. 2026-05-02
    historical
17. 2026-04-23
    listed $120,000 Active

ⓘ 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: $680 · $57/mo
• Projected year-2 tax: $844 · $70/mo
• Expected delta: +$163/yr (+$14/mo · 24.0%)

ⓘ 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 5/10 Major 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,229
• − Mortgage interest: −$6,638
• − Property taxes: −$680
• − Insurance: −$592
• − Repairs & maintenance: −$978
• − Management: −$978
• − Depreciation: −$3,447
• Taxable loss: −$1,085
• Est. tax savings @ 24.0%: +$260
• After-tax cash flow: $1,192/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: South Harrison Community Schools
• NCES district ID: 1810360
• Math proficiency: 42% ▼ -12.00%
• Reading proficiency: 50% ▼ -3.00%
• Median HH income: $50,528
• Composite: 39.49/100
• National rank: #3950
• State rank: #89 of 301 in IN

Livability — New Amsterdam

• Score: 66/100
• State rank: #275
• US rank: #11483

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 656

Population outlook (Harrison County) Hauer SSP2

• Today (2025): 40,288 people
• By 2030: 40,265 · -0.1%
• By 2040: 39,538 · -1.9%
• By 2050: 37,781 · -6.2%
• By 2075: 33,200 · -17.6%
• By 2100: 26,668 · -33.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Hispanic / Latino 2%
• Common ancestry: Italian 15% Slovak 8% Lithuanian 7%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Harrison

• 2024 margin: Solid R (+47.0) · D 25.6% · R 72.5% · Other 1.8%
• 2008→2024 swing: -28.9pp toward R · 2008: -18.0pp · 2024: -47.0pp
• All cycles: 2024: R+47.0 2020: R+45.6 2016: R+44.4 2012: R+22.8 2008: R+18.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.21%
• Current HPI: 252.7375
• 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

3 events — show timeline

• 2026-05-09 Relisted — SIRA
• 2026-05-02 Delisted — SIRA
• 2026-04-23 Listed $120,000 SIRA

Property tax history

+13.0%/yr

Latest (2024): $680 · -7.1% YoY. Source: county tax records.