10848 Edgewood Dr · Roselawn, IN 46310

$140,000

3 bd · 2.0 ba · 1,404 sqft · Manufactured public records · 2 Days on market

Built 1994 1.12 ac lot Est $232k · 40% under

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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 +18.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• Schools +4.4/10.0
• 1% rule +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Incredible opportunity in Demotte! Sitting on a huge 1.12 acre wooded lot, this property offers privacy, space, and tons of potential. The home needs some TLC, but at this price, it is an absolute steal for the right buyer. Major exterior update already handled with a new roof in 2021. You'll also love the large oversized garage, perfect for vehicles, storage, tools, hobbies, or a workshop setup. Whether you are looking for a home to renovate, an investment opportunity, or a peaceful property with room to spread out, 10848 Edgewood Dr has a lot to offer. Bring your vision and make this one your own before it's gone. SOLD AS-IS

Key facts

• 1.12 acre wooded lot
• New roof
• Oversized garage

Tags

• 1.12 ACRE WOODED LOT
• NEW ROOF
• OVERSIZED GARAGE

Property features AI

Exterior

• Parking: Detached oversized garage facing front; 3-car garage
• Utilities: Public water; Public sewer
• Home design: One-level home; Built in 1994; Property listed as fixer
• Construction: Built in 1994
• Exterior features: Neighborhood view; Patio; Additional garage structures

Interior

• Kitchen: Gas Range; Range Hood; Refrigerator
• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 3
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Ceiling fan(s)
• Interior features: No interior-specific features listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $141 ($2k/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 $125k (10.9% below list).
• Recommended offer: $125k (10.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#324 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• 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: 101 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 $968 of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $124,702 (10.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 0.89% ✗
• Cap rate: 7.50%
• Cash-on-cash: 4.30%
• DSCR: 1.19
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $231,660
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10848 Edgewood Dr	0.00mi	3/2.0	1,404 (0%)	1mo	$141,000	$100	100
11613 Chateau Ln	0.16mi	3/2.0	1,456 (+4%)	10mo	$240,000	$165	78

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.6%
• Equity multiple: 0.65×
• Total profit: $-13,789
• Equity at exit: $20,874

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-708
• Equity at exit: $12,105

Cash invested: $39,200 (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: 101
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,247 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$52 /mo · $625/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $141

Break-even live

Break-even rent $1,069

Max offer price $140,000

Occupancy floor 84%

Sensitivity live

Price	-10% $220	-5% $180	+0% $141	+5% $101	+10% $61
Rent	-10% $42	-5% $91	+0% $141	+5% $190	+10% $239
Rate	-1.0pp $211	-0.5pp $176	base $141	+0.5pp $104	+1.0pp $67

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-22
   status Pending
2. 2026-05-19
   listed $140,000 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: $625 · $52/mo
• Projected year-2 tax: $907 · $76/mo
• Expected delta: +$283/yr (+$24/mo · 45.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $14,964
• − Mortgage interest: −$7,842
• − Property taxes: −$625
• − Insurance: −$700
• − Repairs & maintenance: −$1,197
• − Management: −$1,197
• − Depreciation: −$4,073
• Taxable loss: −$670
• Est. tax savings @ 24.0%: +$161
• After-tax cash flow: $1,848/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: 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 — Roselawn

• Score: 65/100
• State rank: #324
• US rank: #12683

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

2 events — show timeline

• 2026-05-22 Pending — NIRA MLS as Distributed by MLS Grid
• 2026-05-19 Listed $140,000 NIRA MLS as Distributed by MLS Grid

Property tax history

+4.2%/yr

Latest (2025): $625 · -8.2% YoY. Source: county tax records.