Jasper Plan · McCordsville, IN 46055

$429,995

5 bd · 3.0 ba · 2,578 sqft · SingleFamily · 12 Days on market

Good condition 3-car garage

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +7.1/30.0
• Schools +4.8/10.0
• Condition / age +4.0/5.0
• Rent growth +3.8/5.0
• Livability +3.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

The first floor of this two-story home is host to an inviting open floorplan consisting of a Great Room, dining area and modern kitchen. A bedroom on the primary floor is ideal for a guest suite or home office. Upstairs, there are four additional bedrooms, including the luxe owner's suite. A versatile loft provides a shared living area on the second floor.

Key facts

• Luxe owner's suite
• Open floorplan
• Modern kitchen

Tags

• OPEN FLOORPLAN
• MODERN KITCHEN
• GUEST SUITE
• HOME OFFICE
• LUXE OWNER'S SUITE
• VERSATILE LOFT

🏗️ New construction. The $429,995 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $434,978.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $430k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-610 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $347k (19.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $303k (29.5% below list).
• Recommended offer: $303k (29.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#181 in IN) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Mt Vernon Community School Corporation (rural): math 43% / reading 48% proficiency, ranked #70 of 301 in IN (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Mccordsville Elementary School (math 54% / reading 38%, grade D-, #357 of 994 statewide, top 37%, 673 students, 25% FRL); Mt Vernon Middle School (math 37% / reading 46%, grade F, #108 of 330 statewide, top 34%, 1,070 students, 31% FRL); Mt Vernon High School (math 41% / reading 71%, grade C, #73 of 369 statewide, top 20%, 1,431 students, 27% FRL).
• Market conditions: Rents rising fast (+5.2%/yr); 656 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 1,091 units permitted in Hancock County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($114k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.
• Hancock County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $303,272 (29.5% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-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?
4. 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?
5. 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.
6. 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.
7. 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: 0.70% ✗
• Cap rate: 4.61%
• Cash-on-cash: -6.01%
• DSCR: 0.73
• GRM: 12.0

CMA / ARV

• ARV (median comp): $434,978
• List price: $429,995
• Delta: -1.15%
• 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
7390 Cella Ln	0.18mi	5/3.0	2,578 (0%)	0mo	$407,000	$158	91
5740 Cloister Ln	0.16mi	4/3.0 (-1)	2,674 (+4%)	6mo	$404,783	$151	76
5695 Belvedere Ln	0.41mi	4/3.0 (-1)	2,560 (-1%)	1mo	$469,990	$184	74
5786 Arcade Blvd	0.16mi	4/3.5 (-1)	2,817 (+9%)	3mo	$387,999	$138	67
5807 CR W 750 N	0.19mi	4/3.5 (-1)	2,817 (+9%)	4mo	$409,999	$146	65
5647 Arcade Blvd	0.07mi	4/2.5 (-1)	2,243 (-13%)	5mo	$389,999	$174	64
7216 Portico Ln	0.34mi	4/3.5 (-1)	2,895 (+12%)	3mo	$519,990	$180	54
7076 Portico Ln	0.41mi	5/3.0	2,922 (+13%)	6mo	$474,990	$163	54
7172 Portico Ln	0.36mi	4/2.5 (-1)	2,917 (+13%)	5mo	$499,990	$171	50
7246 Broadview Ln	0.71mi	4/2.5 (-1)	2,421 (-6%)	2mo	$454,990	$188	48
7164 Maidstone Cv	0.73mi	4/2.5 (-1)	2,804 (+9%)	0mo	$400,000	$143	44
7085 Maidstone Cv	0.74mi	5/3.5	2,848 (+10%)	3mo	$470,720	$165	43

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 · 5.18% rent growth · sell at horizon

5-year hold

• IRR: -24.2%
• Equity multiple: 0.16×
• Total profit: $-102,506
• Equity at exit: $64,857

10-year hold

• IRR: -14.4%
• Equity multiple: 0.10×
• Total profit: $-109,955
• Equity at exit: $37,609

Cash invested: $121,794 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 39 active · 28 under contract
• Months of supply: 12.3 mo (8%/mo absorbed)
• Median asking: $449,900 ($165/sqft)
• Median days on market: 80 d
• This list price: 38% of active listings are priced below it
• ARV vs active asking: +2.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 46055

• Home prices YoY: -20.1%
• Rents YoY: 5.2%
• Active inventory: 656
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $3,033 high
• Mortgage (P&I): −$2,281
• Tax est. 1.5%: −$544 /mo · $6,525/yr
• Insurance: −$181
• HOA: −$0
• Vacancy / Maint / Mgmt: −$637
• Net cashflow: $-610

Break-even live

Break-even rent $3,805

Max offer price $346,683

Occupancy floor —

Sensitivity live

Price	-10% $-310	-5% $-460	+0% $-610	+5% $-760	+10% $-911
Rent	-10% $-850	-5% $-730	+0% $-610	+5% $-490	+10% $-371
Rate	-1.0pp $-391	-0.5pp $-500	base $-610	+0.5pp $-723	+1.0pp $-838

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: $108,745
• Closing costs: $13,049
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5600 Palazzo Ln McCordsville, IN	5.0	3.0	2578	$2,900	$1.12	2d	1	0.10mi
5601 Palazzo Ln McCordsville, IN	6.0	3.5	3140	$2,940	$0.94	2d	1	0.12mi
5714 Cloister Ln McCordsville, IN	5.0	3.0	2578	$2,800	$1.09	2d	1	0.16mi
8560 N Springview Dr McCordsville, IN	4.0	2.5	3087	$2,450	$0.79	10d	1	1.13mi
5593 W Woodhaven Dr McCordsville, IN	4.0	2.5	2988	$2,246	$0.75	55d	1	1.19mi
6077 W Jamison Dr McCordsville, IN	4.0	2.5	1951	$2,499	$1.28	129d	1	1.27mi
6492 W Riverside Rd McCordsville, IN	5.0	2.5	2591	$2,270	$0.88	2d	1	1.28mi
8728 N Springview Dr McCordsville, IN	4.0	2.5	2271	$2,346	$1.03	112d	1	1.29mi
6770 W Denton Dr McCordsville, IN	4.0	2.5	2105	$2,162	$1.03	21d	1	1.29mi
8775 N Springview Dr McCordsville, IN	4.0	2.5	3062	$2,316	$0.76	134d	1	1.34mi
6542 Willow Way McCordsville, IN	4.0	2.5	1948	$2,610	$1.34	2d	1	1.39mi
6584 Willow Way McCordsville, IN	4.0	2.5	1948	$2,275	$1.17	10d	1	1.42mi
6571 Willow Way McCordsville, IN	4.0	2.5	1948	$2,590	$1.33	129d	1	1.43mi
6654 Willow Way McCordsville, IN	3.0–4.0	2.0–2.5	1810	$2,590	$1.43	0d	10	1.46mi

Property features AI

Exterior

• Parking: 3-car garage3 total parking spaces

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 3 full bathrooms

Listing history 50 events

1. 2026-11-08
   days on market $429,995 Active 12 DOM
2. 2026-11-07
   days on market $429,995 Active 11 DOM
3. 2026-11-06
   days on market $429,995 Active 10 DOM
4. 2026-11-05
   days on market $429,995 Active 9 DOM
5. 2026-11-04
   days on market $429,995 Active 8 DOM
6. 2026-11-02
   days on market $429,995 Active 6 DOM
7. 2026-11-01
   days on market $429,995 Active 5 DOM
8. 2026-10-31
   days on market $429,995 Active 4 DOM
9. 2026-10-30
   pricedays on market $429,995 Active 3 DOM
10. 2026-10-29
    days on market $430,995 Active 2 DOM
11. 2026-10-27
    pricedays on marketlisting id $430,995 Active 1 DOM
12. 2026-10-26
    days on market $428,995 Active 167 DOM
13. 2026-10-26
    days on market $428,995 Active 166 DOM
14. 2026-10-24
    days on market $428,995 Active 165 DOM
15. 2026-10-23
    days on market $428,995 Active 164 DOM
16. 2026-10-22
    days on market $428,995 Active 163 DOM
17. 2026-10-21
    days on market $428,995 Active 162 DOM
18. 2026-10-20
    days on market $428,995 Active 161 DOM
19. 2026-10-19
    days on market $428,995 Active 160 DOM
20. 2026-10-18
    days on market $428,995 Active 159 DOM
21. 2026-10-17
    days on market $428,995 Active 158 DOM
22. 2026-10-16
    days on market $428,995 Active 157 DOM
23. 2026-10-15
    days on market $428,995 Active 156 DOM
24. 2026-10-14
    days on market $428,995 Active 155 DOM
25. 2026-10-13
    days on market $428,995 Active 154 DOM
26. 2026-10-12
    days on market $428,995 Active 153 DOM
27. 2026-10-11
    days on market $428,995 Active 152 DOM
28. 2026-10-10
    days on market $428,995 Active 151 DOM
29. 2026-10-09
    days on market $428,995 Active 150 DOM
30. 2026-10-08
    days on market $428,995 Active 149 DOM
31. 2026-10-07
    days on market $428,995 Active 148 DOM
32. 2026-10-06
    days on market $428,995 Active 147 DOM
33. 2026-10-05
    days on market $428,995 Active 146 DOM
34. 2026-10-04
    days on market $428,995 Active 145 DOM
35. 2026-10-03
    days on market $428,995 Active 144 DOM
36. 2026-10-02
    days on market $428,995 Active 143 DOM
37. 2026-10-01
    days on market $428,995 Active 142 DOM
38. 2026-09-30
    days on market $428,995 Active 141 DOM
39. 2026-09-29
    days on market $428,995 Active 140 DOM
40. 2026-09-28
    days on market $428,995 Active 139 DOM
41. 2026-09-27
    days on market $428,995 Active 138 DOM
42. 2026-09-25
    price $428,995 Active 136 DOM
43. 2026-09-25
    days on market $426,995 Active 136 DOM
44. 2026-09-24
    days on market $426,995 Active 135 DOM
45. 2026-09-23
    days on market $426,995 Active 134 DOM
46. 2026-09-22
    days on market $426,995 Active 133 DOM
47. 2026-09-21
    days on market $426,995 Active 132 DOM
48. 2026-09-20
    days on market $426,995 Active 131 DOM
49. 2026-09-19
    days on market $426,995 Active 130 DOM
50. 2026-09-18
    days on market $426,995 Active 129 DOM

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°F today · 17 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: $36,393
• − Mortgage interest: −$24,366
• − Property taxes: −$6,525
• − Insurance: −$2,175
• − Repairs & maintenance: −$2,911
• − Management: −$2,911
• − Depreciation: −$12,654
• Taxable loss: −$15,149
• Est. tax savings @ 24.0%: +$3,636
• After-tax cash flow: $-3,686/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.

Condition & rehab AI · 30 photos

Good 80/100 None rehab

This two-story home features a modern open floorplan with a good condition kitchen and bathrooms. The exterior is well-maintained, and the property is move-in ready.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value ↑
• Both Landscaping the front yard — A well-maintained front yard can improve curb appeal and attract potential buyers ↑
• Resale Updating the flooring in the bathrooms — Fresh flooring can make bathrooms more appealing to potential buyers ↑

F Composite school gradezoned avg 48/100

Zoned Schools

Elementary Mccordsville Elementary School D- IN #357/994 Nat'l #15,585/41,679 Middle Mt Vernon Middle School F IN #108/330 Nat'l #5,602/14,009 High Mt Vernon High School C IN #73/369 Nat'l #4,311/17,239

Schools (NCES district)

• District: Mt Vernon Community School Corporation
• NCES district ID: 1807260
• Math proficiency: 43% ▼ -12.00%
• Reading proficiency: 48% ▼ -7.00%
• Median HH income: $73,671
• Composite: 41.3/100
• National rank: #3514
• State rank: #70 of 301 in IN

C Composite livability gradescore 69/100

Livability — McCordsville

• Score: 69/100
• State rank: #181
• US rank: #8388

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McCordsville, IN
• County: Hancock County · 77,820 people
• City population: 16,010
• Metro: Indianapolis-Carmel-Anderson, IN
• Population (ZIP): 16,010
• Household income: $113,784
• Rent vs Own: 17.7% rent · 82.3% own
• Severe rent burden: 7% of renters

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Population outlook (Hancock County) Hauer SSP2

• Today (2025): 77,820 people
• By 2030: 79,914 · +2.7%
• By 2040: 82,734 · +6.3%
• By 2050: 83,348 · +7.1%
• By 2075: 82,439 · +5.9%
• By 2100: 74,181 · -4.7%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 13% Two or more races 6% Hispanic / Latino 4% Asian 1%
• Languages at home: 94% English-only · Spanish 4%

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Political lean MEDSL · Hancock

• 2024 margin: Solid R (+33.7) · D 32.2% · R 65.9% · Other 1.9%
• 2008→2024 swing: -4.1pp toward R · 2008: -29.6pp · 2024: -33.7pp
• All cycles: 2024: R+33.7 2020: R+37.5 2016: R+44.8 2012: R+41.0 2008: R+29.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -52.35%
• Current HPI: 207.9764
• Rent YoY: ▲ 5.18%
• Metro: Indianapolis-Carmel-Anderson, IN
• State GDP YoY: ▲ 2.90%
• F500 in state: 18

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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

Property features AI

Exterior

• Parking: 3-car garage3 total parking spaces

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 3 full bathrooms