12861 E Shady Meadows Mdws · Stanford, IN 47459

$88,000

3 bd · 2.0 ba · 980 sqft · Manufactured · 41 Days on market

Built 2002 1.15 ac lot Est $80k · 10% over

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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
• Appreciation +6.8/10.0
• ARV discount +3.2/15.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Extensively remodeled 3-bedroom, 2-bath manufactured home on a 1.15-acre lot just minutes from Bloomington and NSWC Crane. This home features an open-concept kitchen and living area with new vinyl plank flooring throughout. The master suite offers a walk-in closet and private bath. Enjoy the peaceful, partially wooded setting with fresh landscaping, two driveways, a shaded backyard, and two storage sheds. Includes a 1-car open garage and easy access to I-69. Move-in ready with room to relax, work, or play!

Key facts

• Private acres
• Walk-in closet
• Open living space

Tags

• PRIVATE ACRES
• OPEN LIVING SPACE
• VINYL PLANK FLOORING
• WALK-IN CLOSET
• FULL BATH
• PARTIALLY WOODED SETTING

Property features AI

Finance

• Other: Lot size: 1.15 acres; Located in the Shady Meadows subdivision

Exterior

• Parking: Detached garage; Gravel off-street parking; 1 garage space
• Utilities: Public water; Septic sewer
• Home design: Manufactured home (residential); Single-level entry
• Construction: Vinyl siding; Shingle roof; Crawl space foundation; Built area above grade: 980
• Exterior features: Deck; Shed(s); Wooded lot

Interior

• Kitchen: Dishwasher; Gas range; Refrigerator
• Bedrooms: Bedrooms located on the main level
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Walk-in closet(s); Primary bedroom on the main level
• Laundry & utility: Washer; Dryer; Main-level laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $88k.

Deal economics

• At list price, monthly cash flow is $536 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $85k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Eastern Greene Schools (rural): math 31% / reading 37% proficiency, ranked #199 of 301 in IN (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Eastern Greene Elementary School (math 32% / reading 27%, grade F, #697 of 994 statewide, top 73%, 433 students, 54% FRL); Eastern Greene Middle School (math 27% / reading 33%, grade F, #208 of 330 statewide, top 64%, 349 students, 51% FRL); Eastern Greene High School (math 42% / reading 77%, grade C+, #49 of 369 statewide, top 16%, 334 students, 43% FRL).
• Market conditions: 25 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($608 loan paydown + $3k appreciation (3.5% local appreciation)).
• Greene County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.5% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $85,360 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% 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. 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.
4. 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.
5. 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: 1.65% ✓
• Cap rate: 13.60%
• Cash-on-cash: 26.10%
• DSCR: 2.16
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $80,360
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12861 E Shady Mdws	0.00mi	3/2.0	980 (0%)	12mo	$79,900	$82	90
12905 E Shady Meadows Mdws	0.08mi	3/2.0	1,053 (+7%)	4mo	$62,000	$59	80

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.51% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.1%
• Equity multiple: 2.91×
• Total profit: $47,163
• Equity at exit: $42,125

10-year hold

• IRR: 32.8%
• Equity multiple: 5.76×
• Total profit: $117,185
• Equity at exit: $66,981

Cash invested: $24,640 (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 47459

• Home prices YoY: 1.8%
• Active inventory: 25
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,448 medium
• Mortgage (P&I): −$461
• Tax est. 1.5%: −$110 /mo · $1,320/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $536

Break-even live

Break-even rent $770

Max offer price $88,000

Occupancy floor 58%

Sensitivity live

Price	-10% $597	-5% $566	+0% $536	+5% $506	+10% $475
Rent	-10% $422	-5% $479	+0% $536	+5% $593	+10% $650
Rate	-1.0pp $580	-0.5pp $558	base $536	+0.5pp $513	+1.0pp $490

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: $22,000
• Closing costs: $2,640
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-02
   days on market $88,000 Active 41 DOM
2. 2026-06-01
   days on market $88,000 Active 40 DOM
3. 2026-05-31
   days on market $88,000 Active 39 DOM
4. 2026-05-30
   days on market $88,000 Active 38 DOM
5. 2026-05-22
   status Active
6. 2026-05-22
   price $88,000
7. 2026-04-26
   historical Active Under Contract
8. 2026-04-22
   listed $84,900 Active
9. 2025-07-01
   soldstatus $79,900 Closed 511-char remark

   Show marketing remark (511 chars)

   Extensively remodeled 3-bedroom, 2-bath manufactured home on a 1.15-acre lot just minutes from Bloomington and NSWC Crane. This home features an open-concept kitchen and living area with new vinyl plank flooring throughout. The master suite offers a walk-in closet and private bath. Enjoy the peaceful, partially wooded setting with fresh landscaping, two driveways, a shaded backyard, and two storage sheds. Includes a 1-car open garage and easy access to I-69. Move-in ready with room to relax, work, or play!

10. 2025-07-01
    soldstatus $79,900 Closed 511-char remark

    Show marketing remark (511 chars)

    Extensively remodeled 3-bedroom, 2-bath manufactured home on a 1.15-acre lot just minutes from Bloomington and NSWC Crane. This home features an open-concept kitchen and living area with new vinyl plank flooring throughout. The master suite offers a walk-in closet and private bath. Enjoy the peaceful, partially wooded setting with fresh landscaping, two driveways, a shaded backyard, and two storage sheds. Includes a 1-car open garage and easy access to I-69. Move-in ready with room to relax, work, or play!

11. 2025-06-20
    status Pending 511-char remark

    Show marketing remark (511 chars)

    Extensively remodeled 3-bedroom, 2-bath manufactured home on a 1.15-acre lot just minutes from Bloomington and NSWC Crane. This home features an open-concept kitchen and living area with new vinyl plank flooring throughout. The master suite offers a walk-in closet and private bath. Enjoy the peaceful, partially wooded setting with fresh landscaping, two driveways, a shaded backyard, and two storage sheds. Includes a 1-car open garage and easy access to I-69. Move-in ready with room to relax, work, or play!

12. 2025-06-13
    status Pending 511-char remark

    Show marketing remark (511 chars)

    Extensively remodeled 3-bedroom, 2-bath manufactured home on a 1.15-acre lot just minutes from Bloomington and NSWC Crane. This home features an open-concept kitchen and living area with new vinyl plank flooring throughout. The master suite offers a walk-in closet and private bath. Enjoy the peaceful, partially wooded setting with fresh landscaping, two driveways, a shaded backyard, and two storage sheds. Includes a 1-car open garage and easy access to I-69. Move-in ready with room to relax, work, or play!

13. 2025-06-13
    historical Active Under Contract 511-char remark

    Show marketing remark (511 chars)

    Extensively remodeled 3-bedroom, 2-bath manufactured home on a 1.15-acre lot just minutes from Bloomington and NSWC Crane. This home features an open-concept kitchen and living area with new vinyl plank flooring throughout. The master suite offers a walk-in closet and private bath. Enjoy the peaceful, partially wooded setting with fresh landscaping, two driveways, a shaded backyard, and two storage sheds. Includes a 1-car open garage and easy access to I-69. Move-in ready with room to relax, work, or play!

14. 2025-06-06
    listed $79,000 Active 511-char remark

    Show marketing remark (511 chars)

    Extensively remodeled 3-bedroom, 2-bath manufactured home on a 1.15-acre lot just minutes from Bloomington and NSWC Crane. This home features an open-concept kitchen and living area with new vinyl plank flooring throughout. The master suite offers a walk-in closet and private bath. Enjoy the peaceful, partially wooded setting with fresh landscaping, two driveways, a shaded backyard, and two storage sheds. Includes a 1-car open garage and easy access to I-69. Move-in ready with room to relax, work, or play!

15. 2025-06-06
    listed $79,000 Active 511-char remark

    Show marketing remark (511 chars)

    Extensively remodeled 3-bedroom, 2-bath manufactured home on a 1.15-acre lot just minutes from Bloomington and NSWC Crane. This home features an open-concept kitchen and living area with new vinyl plank flooring throughout. The master suite offers a walk-in closet and private bath. Enjoy the peaceful, partially wooded setting with fresh landscaping, two driveways, a shaded backyard, and two storage sheds. Includes a 1-car open garage and easy access to I-69. Move-in ready with room to relax, work, or play!

16. 2025-04-18
    soldstatus $30,000 Closed
17. 2025-04-02
    historical Active Under Contract
18. 2025-03-24
    listed $32,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,379
• − Mortgage interest: −$4,929
• − Property taxes: −$1,320
• − Insurance: −$440
• − Repairs & maintenance: −$1,390
• − Management: −$1,390
• − Depreciation: −$2,560
• Taxable income: $5,349
• Est. tax owed @ 24.0%: −$1,284
• After-tax cash flow: $5,148/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: Eastern Greene Schools
• NCES district ID: 1803090
• Math proficiency: 31% ▼ -13.00%
• Reading proficiency: 37% ▼ -11.00%
• Median HH income: $47,226
• Composite: 29.24/100
• National rank: #6565
• State rank: #199 of 301 in IN

Livability — Stanford

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

Census & demographics

• Population (ZIP): 3,904

Population outlook (Greene County) Hauer SSP2

• Today (2025): 30,724 people
• By 2030: 29,506 · -4.0%
• By 2040: 26,744 · -13.0%
• By 2050: 23,879 · -22.3%
• By 2075: 18,341 · -40.3%
• By 2100: 13,976 · -54.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2% Black 1%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 1%

Political lean MEDSL · Greene

• 2024 margin: Solid R (+53.7) · D 22.4% · R 76.1% · Other 1.6%
• 2008→2024 swing: -39.2pp toward R · 2008: -14.5pp · 2024: -53.7pp
• All cycles: 2024: R+53.7 2020: R+52.2 2016: R+53.4 2012: R+31.4 2008: R+14.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.51%
• Current HPI: 198.8072
• 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

+175.0% since first listed

14 events — show timeline

• 2026-05-22 Relisted — IRMLS
• 2026-05-22 Price Changed $88,000 IRMLS
• 2026-04-26 Contingent — IRMLS
• 2026-04-22 Listed $84,900 IRMLS
• 2025-07-01 Sold (MLS) $79,900 IRMLS
• 2025-07-01 Sold (MLS) $79,900 MIBOR as Distributed by MLS Grid
• 2025-06-20 Pending — IRMLS
• 2025-06-13 Pending — MIBOR as Distributed by MLS Grid
• 2025-06-13 Contingent — IRMLS
• 2025-06-06 Listed $79,000 IRMLS
• 2025-06-06 Listed $79,000 MIBOR as Distributed by MLS Grid
• 2025-04-18 Sold (MLS) $30,000 IRMLS
• 2025-04-02 Contingent — IRMLS
• 2025-03-24 Listed $32,000 IRMLS

Property tax history

+2.9%/yr

Latest (2024): $129 · -19.7% YoY. Source: county tax records.