419 Grabill Dr · Westfield, IN 46074

$349,000

3 bd · 2.5 ba · 1,530 sqft · SingleFamily public records · 2 Days on market

Built 2001 4,356 sqft lot $228/sqft · 6% above area Est $329k · 6% over $67/mo HOA · 2% of rent

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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 +12.7/30.0
• Schools +5.5/10.0
• ARV discount +4.8/15.0
• DSCR +3.8/10.0
• Rent growth +3.6/5.0
• Livability +3.6/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming 3-bedroom, 2.5-bathroom home with a versatile loft offers a fantastic opportunity to live near Grand Park of Westfield. With an open floor plan and modern design, this home is perfect for both relaxation and entertaining. The inviting living space features a bright and airy layout with plenty of room for family gatherings. The open kitchen is ideal for cooking and hosting and easy flow into the living room. Upstairs, you'll find a convenient laundry closet, making chores a breeze. The large owner's bedroom is a peaceful retreat, complete with a walk-in closet and plenty of space to unwind. Two additional bedrooms offer great flexibility for family, guests, or a home office. Outside, the expansive yard provides endless possibilities-whether you're looking to create an outdoor oasis, set up a play area, or simply enjoy the sunshine, this large space is ready for your vision.

Key facts

• Clubhouse
• Playgrounds
• Open common area

Tags

• LARGE FLAT BACKYARD
• OPEN COMMON AREA
• POOL
• TENNIS COURTS
• CLUBHOUSE
• PLAYGROUNDS

Property features AI

Finance

• HOA & community: HOA with annual fee (includes clubhouse, entrance common, maintenance, park/playground, snow removal); Community amenities: pool, clubhouse, maintenance, park, playground, snow removal

Exterior

• Parking: Attached 2-car garage (approximately 400 sq ft)
• Utilities: Public water; Municipal sewer connected; Cable connected
• Home design: Single-family residence; Two levels; Mandatory-fee planned unit development
• Construction: Vinyl with brick exterior; Slab foundation
• Exterior features: Covered patio; Rural subdivision setting; Sidewalks; Street lights; Small trees (under 20 ft)

Interior

• Kitchen: Dishwasher; Electric oven; Microhood; Refrigerator; Garbage disposal; Eat-in kitchen; Pantry
• Bedrooms: Three upper-level bedrooms; Primary bedroom with walk-in closet
• Bathrooms: Two full bathrooms; One half bathroom; Primary bathroom is a suite
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Attic access; Cathedral ceilings; Walk-in closets; Painted woodwork; Eat-in kitchen; Pantry; Smoke alarm
• Laundry & utility: Upper-level laundry; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $349k.

Deal economics

• At list price, monthly cash flow is $-39 ($-472/yr) — negative.
• To cash-flow at today's rent, offer at most $342k (2.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $282k (19.1% below list).
• Recommended offer: $282k (19.1% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.0% in Westfield — 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 71/100 on livability (#140 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Westfield-Washington Schools (suburban): math 58% / reading 64% proficiency, ranked #10 of 301 in IN (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+4.3%/yr); 801 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 4,661 units permitted in Hamilton County in 2024 (1,528 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Hamilton County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 22y ago 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.

Recommended offer $282,202 (19.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
6. 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.
7. 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.
8. 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: 0.81% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.48%
• DSCR: 0.98
• GRM: 10.3

CMA / ARV

• ARV (median comp): $329,323
• List price: $349,000
• Delta: 5.97%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17009 Kirklin Dr	0.02mi	3/2.5	1,530 (0%)	0mo	$350,000	$229	99
464 Grabill Dr	0.05mi	3/2.5	1,398 (-9%)	7mo	$290,000	$207	77
349 E Quail Wood Ln	0.18mi	3/2.0	1,406 (-8%)	3mo	$340,000	$242	74
32 Fillmore Way	0.33mi	3/2.0	1,612 (+5%)	4mo	$340,000	$211	71
16603 Yeoman Way	0.39mi	3/2.0	1,440 (-6%)	1mo	$320,600	$223	70
65 Fillmore Way	0.39mi	3/2.0	1,618 (+6%)	2mo	$353,000	$218	68
450 E Pine Ridge Dr	0.37mi	3/2.0	1,413 (-8%)	1mo	$312,200	$221	67
514 E Pine Ridge Dr	0.39mi	3/2.0	1,400 (-8%)	1mo	$336,000	$240	65
663 Vernon Pl	0.20mi	3/2.5	1,745 (+14%)	9mo	$309,000	$177	60
611 E Pine Ridge Dr	0.40mi	3/2.0	1,405 (-8%)	7mo	$289,900	$206	60
65 E Pine Ridge Dr	0.38mi	3/2.5	1,704 (+11%)	7mo	$315,000	$185	58
165 E Flat Rock Dr	0.46mi	3/2.0	1,361 (-11%)	2mo	$325,000	$239	56

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 · 4.26% rent growth · sell at horizon

5-year hold

• IRR: -15.8%
• Equity multiple: 0.43×
• Total profit: $-55,483
• Equity at exit: $52,037

10-year hold

• IRR: -5.5%
• Equity multiple: 0.63×
• Total profit: $-36,475
• Equity at exit: $30,175

Cash invested: $97,720 (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 46074

• Rents YoY: 4.3%
• Active inventory: 801
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,822 high
• Mortgage (P&I): −$1,830
• Tax from tax record: −$226 /mo · $2,714/yr
• Insurance: −$145
• HOA: −$67
• Vacancy / Maint / Mgmt: −$593
• Net cashflow: $-39

Break-even live

Break-even rent $2,872

Max offer price $342,047

Occupancy floor 96%

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: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
459 Vernon Pl Westfield, IN	4.0	2.5	1968	$3,750	$1.91	43d	1	0.08mi
404 E Pine Ridge Dr Westfield, IN	3.0	2.5	1726	$3,250	$1.88	43d	1	0.25mi
16325 Bay Meadow Cir Westfield, IN	4.0	3.0	2042	$1,995	$0.98	12d	1	0.63mi
17361 Graley Pl Westfield, IN	3.0	2.5	1512	$2,500	$1.65	7d	1	0.64mi
172 Straughn Ln Westfield, IN	2.0	2.5	1128	$2,300	$2.04	23d	1	0.93mi
835 Virginia Rose Ave Westfield, IN	3.0	2.0	739	$2,299	$3.11	1d	61	0.99mi
620 Southridge Ct Unit 1303752P Westfield, IN	4.0	2.5	1797	$5,460	$3.04	14d	1	1.15mi
176 Union Flats Blvd Westfield, IN	1.0–2.0	1.0–2.0	885	$1,664	$1.88	1d	6	1.16mi
1500 Taper Way Westfield, IN	1.0–3.0	1.0–2.0	1026	$2,625	$2.56	2d	32	1.21mi
879 Northwich Ave Westfield, IN	3.0	2.0	1677	$2,050	$1.22	43d	1	1.21mi
881 Warrington Ave Westfield, IN	3.0	2.5	1296	$1,899	$1.47	4d	1	1.22mi
218 W Main St Westfield, IN	4.0	2.5	1872	$2,495	$1.33	43d	1	1.24mi
170 Jersey St Westfield, IN	2.0	1.0–2.0	871	$2,359	$2.71	3d	73	1.28mi
18183 Wheeler Rd Westfield, IN	1.0–2.0	1.0–2.0	998	$2,559	$2.56	1d	48	1.37mi
510 Morning Oaks Dr Westfield, IN	1.0–2.0	1.0–2.0	995	$1,753	$1.76	1d	16	1.38mi
18237 Tempo Blvd Westfield, IN	1.0–3.0	1.0–2.0	1034	$2,439	$2.36	1d	78	1.39mi
717 Crispin Ln Westfield, IN	3.0	2.0	1613	$2,400	$1.49	43d	1	1.44mi
1034 Hendon Ct Westfield, IN	3.0	2.0	1618	$2,075	$1.28	43d	1	1.45mi
1901 Sanders Glen Cir Westfield, IN	1.0–2.0	1.0	938	$1,789	$1.91	7d	2	1.48mi
1901 Sanders Glen Cir Unit 1913 Westfield, IN	2.0	1.0	1160	$1,789	$1.54	23d	1	1.48mi
1901 Sanders Glen Cir Unit 1961 Westfield, IN	2.0	1.0	1160	$1,750	$1.51	43d	1	1.48mi
960 Charlestowne Rd Unit 118399--106 Westfield, IN	3.0	2.0	1335	$2,170	$1.63	43d	1	1.50mi
960 Charlestowne Rd Unit 02-18365-203 Westfield, IN	2.0	2.0	1130	$1,740	$1.54	4d	1	1.50mi
960 Charlestowne Rd Unit 08-975 -103-ADA Westfield, IN	2.0	2.0	1101	$1,690	$1.53	43d	1	1.50mi

HOA detail

• Monthly dues: $67 · $804/yr

Listing history 12 events

1. 2026-06-18
   days on market $349,000 Active 2 DOM
2. 2026-06-18
   status $349,000 Active 1 DOM
3. 2026-05-16
   status Pending 1490-char remark
4. 2026-05-14
   listed $349,000 Active 1490-char remark
5. 2025-02-28
   soldstatus $305,000 Closed 899-char remark

   Show marketing remark (899 chars)

   This charming 3-bedroom, 2.5-bathroom home with a versatile loft offers a fantastic opportunity to live near Grand Park of Westfield. With an open floor plan and modern design, this home is perfect for both relaxation and entertaining. The inviting living space features a bright and airy layout with plenty of room for family gatherings. The open kitchen is ideal for cooking and hosting and easy flow into the living room. Upstairs, you'll find a convenient laundry closet, making chores a breeze. The large owner's bedroom is a peaceful retreat, complete with a walk-in closet and plenty of space to unwind. Two additional bedrooms offer great flexibility for family, guests, or a home office. Outside, the expansive yard provides endless possibilities-whether you're looking to create an outdoor oasis, set up a play area, or simply enjoy the sunshine, this large space is ready for your vision.

6. 2025-01-22
   status Pending 899-char remark

   Show marketing remark (899 chars)

   This charming 3-bedroom, 2.5-bathroom home with a versatile loft offers a fantastic opportunity to live near Grand Park of Westfield. With an open floor plan and modern design, this home is perfect for both relaxation and entertaining. The inviting living space features a bright and airy layout with plenty of room for family gatherings. The open kitchen is ideal for cooking and hosting and easy flow into the living room. Upstairs, you'll find a convenient laundry closet, making chores a breeze. The large owner's bedroom is a peaceful retreat, complete with a walk-in closet and plenty of space to unwind. Two additional bedrooms offer great flexibility for family, guests, or a home office. Outside, the expansive yard provides endless possibilities-whether you're looking to create an outdoor oasis, set up a play area, or simply enjoy the sunshine, this large space is ready for your vision.

7. 2025-01-03
   price $315,900 899-char remark

   Show marketing remark (899 chars)

   This charming 3-bedroom, 2.5-bathroom home with a versatile loft offers a fantastic opportunity to live near Grand Park of Westfield. With an open floor plan and modern design, this home is perfect for both relaxation and entertaining. The inviting living space features a bright and airy layout with plenty of room for family gatherings. The open kitchen is ideal for cooking and hosting and easy flow into the living room. Upstairs, you'll find a convenient laundry closet, making chores a breeze. The large owner's bedroom is a peaceful retreat, complete with a walk-in closet and plenty of space to unwind. Two additional bedrooms offer great flexibility for family, guests, or a home office. Outside, the expansive yard provides endless possibilities-whether you're looking to create an outdoor oasis, set up a play area, or simply enjoy the sunshine, this large space is ready for your vision.

8. 2024-11-18
   listed $319,999 Active 899-char remark

   Show marketing remark (899 chars)

   This charming 3-bedroom, 2.5-bathroom home with a versatile loft offers a fantastic opportunity to live near Grand Park of Westfield. With an open floor plan and modern design, this home is perfect for both relaxation and entertaining. The inviting living space features a bright and airy layout with plenty of room for family gatherings. The open kitchen is ideal for cooking and hosting and easy flow into the living room. Upstairs, you'll find a convenient laundry closet, making chores a breeze. The large owner's bedroom is a peaceful retreat, complete with a walk-in closet and plenty of space to unwind. Two additional bedrooms offer great flexibility for family, guests, or a home office. Outside, the expansive yard provides endless possibilities-whether you're looking to create an outdoor oasis, set up a play area, or simply enjoy the sunshine, this large space is ready for your vision.

9. 2006-06-20
   historical
10. 2005-12-20
    listed $129,900
11. 2004-10-27
    historical
12. 2004-04-28
    listed $134,900

ⓘ 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: $2,714 · $226/mo
• Projected year-2 tax: $2,840 · $237/mo
• Expected delta: +$126/yr (+$11/mo · 4.7%)

ⓘ 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 3/10 Moderate 7 d/yr ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,864
• − Mortgage interest: −$19,549
• − Property taxes: −$2,714
• − Insurance: −$1,745
• − Repairs & maintenance: −$2,709
• − Management: −$2,709
• − HOA: −$804
• − Depreciation: −$10,153
• Taxable loss: −$6,519
• Est. tax savings @ 24.0%: +$1,565
• After-tax cash flow: $1,092/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: Westfield-Washington Schools
• NCES district ID: 1813080
• Math proficiency: 58% ▼ -9.00%
• Reading proficiency: 64% ▼ -3.00%
• Median HH income: $82,682
• Composite: 55.01/100
• National rank: #1295
• State rank: #10 of 301 in IN

Livability — Westfield

• Score: 71/100
• State rank: #140
• US rank: #7263

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westfield, IN
• County: Hamilton County · 337,479 people
• City population: 48,901
• Metro: Indianapolis-Carmel-Anderson, IN
• Population (ZIP): 48,901
• Household income: $126,724
• Rent vs Own: 18.4% rent · 81.6% own
• Severe rent burden: 742.0

Population outlook (Hamilton County) Hauer SSP2

• Today (2025): 381,938 people
• By 2030: 417,496 · +9.3%
• By 2040: 486,684 · +27.4%
• By 2050: 549,805 · +44.0%
• By 2075: 687,078 · +79.9%
• By 2100: 754,495 · +97.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Two or more races 10% Hispanic / Latino 9% Asian 8% Black 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Romanian 4% Italian 4% Lithuanian 2%
• Foreign-born: 12% · Canada, China, South Korea
• Languages at home: 84% English-only · Spanish 5% Arabic 3% Chinese 2%

Political lean MEDSL · Hamilton

• 2024 margin: Lean R (+6.1) · D 46.0% · R 52.1% · Other 1.9%
• 2008→2024 swing: +16.2pp toward D · 2008: -22.2pp · 2024: -6.1pp
• All cycles: 2024: R+6.1 2020: R+6.8 2016: R+19.6 2012: R+34.3 2008: R+22.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -140.45%
• Current HPI: 220.9413
• Rent YoY: ▲ 4.26%
• Metro: Indianapolis-Carmel-Anderson, 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

+158.7% since first listed

11 events — show timeline

• 2026-06-18 Relisted — MIBOR as Distributed by MLS Grid
• 2026-05-16 Pending — MIBOR as Distributed by MLS Grid
• 2026-05-14 Listed $349,000 MIBOR as Distributed by MLS Grid
• 2025-02-28 Sold (MLS) $305,000 MIBOR as Distributed by MLS Grid
• 2025-01-22 Pending — MIBOR as Distributed by MLS Grid
• 2025-01-03 Price Changed $315,900 MIBOR as Distributed by MLS Grid
• 2024-11-18 Listed $319,999 MIBOR as Distributed by MLS Grid
• 2006-06-20 Listing Removed — MIBOR as Distributed by MLS Grid
• 2005-12-20 Listed $129,900 MIBOR as Distributed by MLS Grid
• 2004-10-27 Listing Removed — MIBOR as Distributed by MLS Grid
• 2004-04-28 Listed $134,900 MIBOR as Distributed by MLS Grid

Property tax history

+7.0%/yr

Latest (2025): $2,714 · -4.3% YoY. Source: county tax records.