3125 N Avon Ave · Avon, IN 46123

$160,000

3 bd · 1.0 ba · 1,872 sqft · SingleFamily · 3 Days on market

Built 1952 Fair condition 9,148 sqft lot

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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 +29.3/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Rare opportunity in a high-demand area! Ideal for a fix & flip or short-term rental with strong upside potential. Features include an all-brick exterior, newer roof, and hardwood floors believed to be under the carpet. Great opportunity to add value and build equity.

Key facts

• Newer roof
• Hardwood floors
• All-brick exterior

Tags

• ALL-BRICK EXTERIOR
• NEWER ROOF
• HARDWOOD FLOORS

Property features AI

Exterior

• Utilities: Municipal sewer connection; Private water source
• Home design: Single-family residence; One-story layout
• Construction: Brick construction; Block foundation
• Exterior features: Lot under 1/4 acre (approximately 0.21 acre)

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet in living room
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Finished basement; Refrigerator included

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $564 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 10.5% 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.
• Market conditions: Rents rising (+3.0%/yr); 380 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $160,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.32% ✓
• Cap rate: 10.52%
• Cash-on-cash: 15.10%
• DSCR: 1.67
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $344,448
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
63 N Avon Ave	0.00mi	3/1.0	1,872 (0%)	0mo	$150,000	$80	99
116 S Avon Ave	0.18mi	3/1.0	1,728 (-8%)	15mo	$150,000	$87	66
792 Abundance Ln	0.73mi	3/2.0	1,902 (+2%)	1mo	$359,900	$189	59
636 Hamlet Dr	0.64mi	3/2.0	1,987 (+6%)	2mo	$385,000	$194	54
249 Meadow Glen Dr	0.50mi	3/2.5	1,644 (-12%)	1mo	$308,000	$187	50
6879 Juliet Dr	0.63mi	3/2.5	1,998 (+7%)	4mo	$340,500	$170	50
678 Harvest Ridge Dr	0.69mi	3/2.0	1,785 (-5%)	8mo	$362,000	$203	49
662 Harvest Ridge Dr	0.68mi	3/2.0	1,781 (-5%)	9mo	$355,000	$199	49
603 Raintree Dr	0.70mi	3/2.5	1,890 (+1%)	13mo	$348,000	$184	48
6896 Maywood Cir	0.74mi	3/2.0	1,850 (-1%)	14mo	$272,500	$147	47
620 Hamlet Dr	0.62mi	4/2.5 (+1)	2,041 (+9%)	3mo	$355,000	$174	43
595 Macbeth Dr	0.57mi	2/2.0 (-1)	1,713 (-8%)	16mo	$305,000	$178	37

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: 5.7%
• Equity multiple: 1.22×
• Total profit: $9,959
• Equity at exit: $23,857

10-year hold

• IRR: 15.1%
• Equity multiple: 2.22×
• Total profit: $54,850
• Equity at exit: $13,834

Cash invested: $44,800 (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: 380
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,113 medium
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $564

Break-even live

Break-even rent $1,400

Max offer price $160,000

Occupancy floor 68%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8335 Eagles Nest Dr Avon, IN	3.0	2.0	1410	$1,830	$1.30	23d	1	1.42mi
7147 Governors Row Avon, IN	3.0	3.5	2130	$1,999	$0.94	43d	1	1.48mi

Listing history 2 events

1. 2026-05-14
   status Pending
2. 2026-05-10
   listed $160,000 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°F today · 19 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: $25,357
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$2,029
• − Management: −$2,029
• − Depreciation: −$4,655
• Taxable income: $4,483
• Est. tax owed @ 24.0%: −$1,076
• After-tax cash flow: $5,687/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 · 9 photos

Fair 45/100 Moderate rehab

This property presents a moderate renovation opportunity with significant potential for value increase through kitchen and bathroom updates, interior painting, and HVAC maintenance.

Repairs flagged

• Major kitchen cabinets — Severe wear and tear
• Major kitchen appliances — Outdated and worn
• Major bathroom carpet — Severe wear and tear
• Major bathroom fixtures — Outdated and worn
• Major interior walls — Peeling paint

Value-add opportunities

• Both New kitchen cabinets and appliances — Modernizes the kitchen and adds value
• Both New bathroom fixtures and carpet — Modernizes the bathroom and adds value
• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both HVAC system maintenance — Ensures system is running efficiently and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Severe wear and tear	Major	$15,000–50,000
kitchen appliances · Outdated and worn	Major	$15,000–50,000
bathroom carpet · Severe wear and tear	Major	$15,000–50,000
bathroom fixtures · Outdated and worn	Major	$15,000–50,000
interior walls · Peeling paint	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both New kitchen cabinets and appliances — Modernizes the kitchen and adds value ↑
• Both New bathroom fixtures and carpet — Modernizes the bathroom and adds value ↑
• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both HVAC system maintenance — Ensures system is running efficiently and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• Census place: Avon, IN
• 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

2 events — show timeline

• 2026-05-14 Pending — MIBOR as Distributed by MLS Grid
• 2026-05-10 Listed $160,000 MIBOR as Distributed by MLS Grid