9663 Stonewall Ln · Avon, IN 46123

$299,900

4 bd · 3.0 ba · 2,194 sqft · SingleFamily public records · 7 Days on market

Built 2004 7,405 sqft lot Est $351k · 15% under $39/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).

• ARV discount +14.1/15.0
• Cash flow +12.0/30.0
• Schools +4.7/10.0
• Livability +3.7/5.0
• DSCR +3.5/10.0
• 1% rule +3.2/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated 3 Bedroom home in Avon Trails. Master on the main floor. Freshly painted and updated carpet. The main floor has 10 ft ceilings featuring a gas fireplace, eat-in open kitchen, and great room which leads to a fenced, well manicured backyard overlooking the water. The 2nd floor has a large family room with 2 bedrooms featuring a Jack N' Jill bath. Move in ready with refrigerator, dishwasher and electric oven/range.

Key facts

• New water heater
• Massive loft area
• Pond views

Tags

• POND VIEWS
• NEW ROOF
• NEW WATER HEATER
• MASSIVE LOFT AREA
• WALKING TRAILS

Property features AI

Finance

• HOA & community: Homeowners association with annual fee ($465/year); Community amenities include clubhouse, pool, park, playground, trails, maintenance and management

Exterior

• Parking: Attached 2-car garage (approximately 398 sq ft)
• Utilities: Public water; Municipal sewer connected; No solid waste service listed
• Home design: Single-family residence; Two levels; Accessible entrance; Has view; Mandatory-fee ownership
• Construction: Vinyl with brick exterior; Slab foundation
• Exterior features: Covered patio; Patio; Pond and waterfront view

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Electric oven
• Bedrooms: Three bedrooms total (one on the main level, two on the upper level)
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Attic access; Eat-in kitchen; Pantry; Walk-in closet(s); Gas log fireplace
• Laundry & utility: Main-level laundry; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-72 ($-866/yr) — negative.
• To cash-flow at today's rent, offer at most $287k (4.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (18.0% below list).
• Recommended offer: $246k (18.0% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.8% in Avon — 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 74/100 on livability (#75 in IN, #4,686 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Avon Community School Corporation (suburban): math 51% / reading 53% proficiency, ranked #32 of 301 in IN (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Zoned schools: Maple Elementary School (math 67% / reading 52%, grade B-, #128 of 994 statewide, top 15%, 714 students, 54% FRL); Avon Middle School North (math 45% / reading 55%, grade C, #48 of 330 statewide, top 15%, 854 students, 42% FRL); Avon High School (math 44% / reading 76%, grade C+, #46 of 369 statewide, top 13%, 3,348 students, 38% FRL) — zoned schools average 45% FRL vs 20% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.0%/yr); 383 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,294 units permitted in Hendricks County in 2024 (18 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 $9k of value loss. Plan a longer hold.
• Hendricks County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 19y 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.
• Current owner paid $127k; list at $300k implies a 136% gain — meaningful room to come down on a strong offer.

Recommended offer $246,014 (18.0% 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: 0.82% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.03%
• DSCR: 0.95
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $351,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9692 Centennial Ct	0.10mi	4/2.5	2,350 (+7%)	9mo	$301,025	$128	74
584 Springtree Ln	0.27mi	4/2.5	2,350 (+7%)	4mo	$315,000	$134	70
632 Hollowood Ln	0.28mi	3/2.5 (-1)	2,350 (+7%)	4mo	$347,900	$148	65
811 Stone Trace Ct	0.48mi	3/3.5 (-1)	2,147 (-2%)	4mo	$365,000	$170	64
862 Stone Trace Ct	0.51mi	3/3.5 (-1)	2,129 (-3%)	1mo	$369,000	$173	63
238 Glenbrook Ln	0.63mi	4/3.0	2,242 (+2%)	4mo	$435,000	$194	63
9680 Stonewall Ln	0.03mi	3/2.5 (-1)	1,880 (-14%)	8mo	$297,000	$158	61
309 Glenbrook Ln	0.61mi	3/2.5 (-1)	2,130 (-3%)	5mo	$395,000	$185	56
429 Glenbrook Ln	0.48mi	3/2.5 (-1)	2,348 (+7%)	8mo	$403,000	$172	52
1132 Sunset Blvd	0.48mi	3/2.0 (-1)	2,025 (-8%)	8mo	$325,000	$160	49
1346 Sarah Way	0.60mi	3/2.5 (-1)	2,435 (+11%)	9mo	$375,000	$154	39
729 N County Road 900 E	0.62mi	3/1.0 (-1)	2,480 (+13%)	2mo	$265,000	$107	35

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 · 2.98% rent growth · sell at horizon

5-year hold

• IRR: -18.0%
• Equity multiple: 0.37×
• Total profit: $-53,240
• Equity at exit: $44,716

10-year hold

• IRR: -10.3%
• Equity multiple: 0.38×
• Total profit: $-52,473
• Equity at exit: $25,930

Cash invested: $83,972 (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 46123

• Home prices YoY: -21.3%
• Rents YoY: 3.0%
• Active inventory: 383
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,460 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$279 /mo · $3,348/yr
• Insurance: −$125
• HOA: −$39
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $-72

Break-even live

Break-even rent $2,551

Max offer price $287,152

Occupancy floor 98%

Sensitivity live

Price	-10% $98	-5% $13	+0% $-72	+5% $-157	+10% $-242
Rent	-10% $-267	-5% $-169	+0% $-72	+5% $25	+10% $122
Rate	-1.0pp $79	-0.5pp $4	base $-72	+0.5pp $-150	+1.0pp $-229

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9692 Stonewall Ln Avon, IN	3.0	2.0	1505	$2,150	$1.43	18d	1	0.03mi
861 Adler Dr Avon, IN	4.0	2.5	2669	$3,100	$1.16	25d	1	0.27mi
9661 Trail Dr Avon, IN	3.0	2.0	1444	$1,925	$1.33	19d	1	0.32mi
453 Yorktown Ln Avon, IN	4.0	2.5	2392	$2,415	$1.01	25d	1	0.66mi
794 Carolina Way Avon, IN	4.0	2.5	2390	$2,470	$1.03	25d	1	0.68mi
345 Angelina Way Avon, IN	3.0	2.0	1744	$2,149	$1.23	45d	1	0.72mi
10301 Kensington Way Indianapolis, IN	3.0	3.5	2636	$2,430	$0.92	6d	1	0.72mi
10428 Kensington Way Indianapolis, IN	3.0	2.0	1501	$1,929	$1.29	0d	1	0.84mi
10363 Fairmont Ln Unit 1522300P Indianapolis, IN	3.0	2.0	2152	$3,695	$1.72	4d	1	0.85mi
8840 Ingram Ln Avon, IN	3.0	2.5	1899	$2,150	$1.13	19d	1	1.19mi
1267 Constitution Dr Indianapolis, IN	4.0	2.5	2228	$2,455	$1.10	16d	1	1.25mi
1455 Bearsden Dr Avon, IN	4.0	2.5	2188	$2,399	$1.10	5d	1	1.27mi
8335 Eagles Nest Dr Avon, IN	3.0	2.0	1410	$1,830	$1.30	25d	1	1.27mi
1135 Valley Forge Dr Indianapolis, IN	3.0	2.5	1550	$1,979	$1.28	25d	1	1.30mi
994 Countryside Crossing Way Avon, IN	3.0	2.0	1598	$2,364	$1.48	0d	1	1.34mi
8802 Benjamin Ln Avon, IN	4.0	3.0	2229	$2,395	$1.07	0d	1	1.36mi
8802 Benjamin Ln Avon, IN	4.0	3.0	2229	$2,395	$1.07	4d	1	1.36mi

HOA detail

• Monthly dues: $39 · $468/yr
• Likely covers: watergaselectric

Listing history 5 events

1. 2026-06-07
   statusdays on market $299,900 Pending 7 DOM
2. 2026-06-03
   days on market $299,900 Active 5 DOM
3. 2026-06-02
   days on market $299,900 Active 4 DOM
4. 2026-06-01
   days on market $299,900 Active 3 DOM
5. 2026-05-31
   days on market $299,900 Active 2 DOM

ⓘ 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: $3,348 · $279/mo
• Projected year-2 tax: $3,348 · $279/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $29,522
• − Mortgage interest: −$16,799
• − Property taxes: −$3,348
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,362
• − Management: −$2,362
• − HOA: −$468
• − Depreciation: −$8,724
• Taxable loss: −$6,041
• Est. tax savings @ 24.0%: +$1,450
• After-tax cash flow: $584/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: Avon Community School Corporation
• NCES district ID: 1800270
• Math proficiency: 51% ▼ -8.00%
• Reading proficiency: 53% ▼ -8.00%
• Median HH income: $75,987
• Composite: 46.93/100
• National rank: #2362
• State rank: #32 of 301 in IN

Livability — Avon

• Score: 74/100
• State rank: #75
• US rank: #4686

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hendricks County · 143,373 people
• City population: 43,353
• Metro: Indianapolis-Carmel-Anderson, IN
• Population (ZIP): 43,353
• Household income: $103,485
• Rent vs Own: 19.6% rent · 80.4% own
• Severe rent burden: 529.0

Population outlook (Hendricks County) Hauer SSP2

• Today (2025): 187,418 people
• By 2030: 201,494 · +7.5%
• By 2040: 228,487 · +21.9%
• By 2050: 253,068 · +35.0%
• By 2075: 308,920 · +64.8%
• By 2100: 336,510 · +79.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 12% Hispanic / Latino 7% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 3% Romanian 2% Italian 1%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 2%

Political lean MEDSL · Hendricks

• 2024 margin: Strong R (+21.5) · D 38.4% · R 59.9% · Other 1.7%
• 2008→2024 swing: +1.9pp toward D · 2008: -23.4pp · 2024: -21.5pp
• All cycles: 2024: R+21.5 2020: R+23.9 2016: R+34.2 2012: R+34.9 2008: R+23.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -55.05%
• Current HPI: 203.9226
• Rent YoY: ▲ 2.98%
• 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

+94.1% since first listed

12 events — show timeline

• 2026-05-29 Listed $299,900 MIBOR as Distributed by MLS Grid
• 2026-05-01 Listing Removed — MIBOR as Distributed by MLS Grid
• 2026-04-23 Price Changed $298,900 MIBOR as Distributed by MLS Grid
• 2026-04-17 Relisted — MIBOR as Distributed by MLS Grid
• 2026-04-16 Pending — MIBOR as Distributed by MLS Grid
• 2026-04-07 Price Changed $299,900 MIBOR as Distributed by MLS Grid
• 2026-03-06 Listed $304,500 MIBOR as Distributed by MLS Grid
• 2011-08-01 Listing Removed — MIBOR as Distributed by MLS Grid
• 2011-07-29 Sold (MLS) $127,000 MIBOR as Distributed by MLS Grid
• 2011-06-21 Listed $129,700 MIBOR as Distributed by MLS Grid
• 2008-05-31 Listing Removed — MIBOR as Distributed by MLS Grid
• 2007-12-28 Listed $154,500 MIBOR as Distributed by MLS Grid

Property tax history

+7.7%/yr

Latest (2025): $3,348 · +13.4% YoY. Source: county tax records.