10587 Proposal Pointe Way · Fishers, IN 46040

$760,000

3 bd · 4.5 ba · 5,491 sqft · SingleFamily public records · 4 Days on market

Built 2004 0.46 ac lot $138/sqft · 10% above area Est $720k · 5% over $48/mo HOA · 3% of rent

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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).

• Schools +5.3/10.0
• ARV discount +5.0/15.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Majestic quality built home on one of the largest lots in coveted Reserve At Geist. Nestled privately behind open green space, the hand picked upgrades are apparent throughout. Incredible upgraded grand Gourmet kitchen w/Brazillian cherry floors, center island, Viking Prof Range, built-in oven & microwave. New HVAC, lighting & bathroom fixtures! All 5 bdrms of this exquisite treasure have walk-in closets & direct bathroom access incl. Jack-n-Jill! Dream mstr suite w/his & her closets, cozy FP & sitting area. Huge laundry rm & an extra storage rm! In-home theater & bar grace the enormous finished basement w/tons of living space! Relax & enjoy your private prof. landscaped retreat, complete w/in ground sprinkler system and so much more!

Key facts

• Screened in porch
• Main floor office
• 2 story entryway

Tags

• 2 STORY ENTRYWAY
• VIKING PROFESSIONAL RANGE
• WALK IN PANTRY
• MAIN FLOOR OFFICE
• FINISHED BASEMENT
• SCREENED IN PORCH

Property features AI

Finance

• Other: Satellite dish
• HOA & community: Homeowners association with annual fee (includes entrance/common maintenance, insurance, management, snow removal, trash); HOA disclosures include covenants & restrictions

Exterior

• Parking: Attached 3-car garage with finished interior and service door
• Security: Security system; Smoke alarms
• Utilities: Public water; Municipal sewer; Natural gas connected; Cable available
• Home design: Single-family residence; Two levels; Planned Unit Development; Approximately 0.46 acre lot
• Construction: Brick construction; Concrete perimeter foundation
• Exterior features: Deck; Screened porch; Sprinkler system; Located on a cul-de-sac; Small trees (under 20 ft)

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Double oven; Gas oven; Refrigerator; Kitchen island; Breakfast bar; Pantry
• Bedrooms: Primary suite with walk-in closet, fireplace and sitting room; Four bedrooms on the upper level; One bedroom in the finished basement
• Flooring: Hardwood floors
• Bathrooms: Four full bathrooms; One half bathroom; Primary bathroom with separate shower and garden tub
• Heating & cooling: Zoned forced air heating (natural gas); Central air conditioning
• Interior features: Attic access; Built-in features; Tray ceilings; Walk-in closets; Hardwood floors; Wet bar; Breakfast bar; Central vacuum; Kitchen island; Pantry; Bath Jack-n-Jill
• Laundry & utility: Upper-level laundry; Washer; Dryer; Gas water heater; Water softener (owned); Humidifier; Exhaust fan

What this means for you Summary

Snapshot

• This is a 3-bed/4.5-bath single-family listed at $760k.

Deal economics

• At list price, monthly cash flow is $-3k ($-42k/yr) — negative.
• To cash-flow at today's rent, offer at most $151k (80.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (75.3% below list).
• Recommended offer: $151k (80.2% below list) — sets the bar for cash-flow.
• Cap rate 0.8% vs local median 3.6% in Fishers — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 83/100 on livability (#11 in IN, #898 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, employment A+; Watch: commute F.
• Hamilton Southeastern Schools (suburban): math 57% / reading 59% proficiency, ranked #14 of 301 in IN (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: Geist Elementary School (math 78% / reading 69%, grade A, #23 of 994 statewide, top 3%, 707 students, 13% FRL); Hamilton Southeastern Hs (math 66% / reading 85%, grade A-, #7 of 369 statewide, top 2%, 3,450 students, 15% FRL) — zoned schools at 14% FRL track the district average.
• Zoned-school proficiency averages 74% at this address vs 58% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Hamilton Southeastern Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 303 active listings in the ZIP; 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 $5k of loan paydown is wiped out by about $23k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 13y 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 $150,754 (80.2% 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: 0.25% ✗
• Cap rate: 0.78%
• Cash-on-cash: -19.70%
• DSCR: 0.12
• GRM: 33.7

CMA / ARV

• ARV (median comp): $720,500
• List price: $760,000
• Delta: 5.48%
• 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
10334 Strongbow Rd	0.29mi	4/2.5 (+1)	5,530 (+1%)	8mo	$740,000	$134	65
10611 Proposal Pointe Way	0.06mi	4/3.5 (+1)	4,829 (-12%)	7mo	$635,000	$131	62
13698 Golden Ridge Ln	0.52mi	4/3.5 (+1)	5,332 (-3%)	6mo	$750,000	$141	57
10480 Stonegate Dr	0.15mi	4/2.5 (+1)	4,892 (-11%)	9mo	$621,000	$127	54
10214 Wicklow Ct	0.45mi	4/3.5 (+1)	5,004 (-9%)	2mo	$710,000	$142	54
14324 Hearthwood Dr	0.46mi	4/3.5 (+1)	5,194 (-5%)	8mo	$726,000	$140	54
14478 Brookfield Dr	0.42mi	4/4.0 (+1)	5,005 (-9%)	7mo	$740,000	$148	53
13584 Creekridge Ln	0.68mi	4/3.5 (+1)	5,271 (-4%)	4mo	$930,000	$176	49
14320 Stella Ct	0.46mi	4/4.0 (+1)	4,742 (-14%)	1mo	$995,500	$210	48
10276 Springstone Rd	0.65mi	4/4.5 (+1)	4,878 (-11%)	1mo	$875,000	$179	45
13852 Ambria Dr	0.57mi	3/3.0	4,676 (-15%)	1mo	$630,000	$135	42
10030 Wading Crane Ave	0.72mi	4/4.5 (+1)	4,731 (-14%)	3mo	$737,500	$156	36

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: -57.0%
• Equity multiple: -0.62×
• Total profit: $-345,796
• Equity at exit: $113,318

10-year hold

• IRR: —
• Equity multiple: -1.76×
• Total profit: $-588,191
• Equity at exit: $65,711

Cash invested: $212,800 (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 46040

• Home prices YoY: -24.4%
• Active inventory: 303
• Price-to-rent: 33.7×

Monthly cashflow live

• Estimated rent: $1,880 medium
• Mortgage (P&I): −$3,986
• Tax from tax record: −$628 /mo · $7,538/yr
• Insurance: −$317
• HOA: −$48
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $-3,494

Break-even live

Break-even rent $6,302

Max offer price $150,754

Occupancy floor —

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: $190,000
• Closing costs: $22,800
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $48 · $576/yr

Listing history 26 events

1. 2026-05-05
   status Pending 1509-char remark
2. 2026-05-01
   listed $760,000 Active 1509-char remark
3. 2025-12-01
   historical
4. 2025-10-22
   price $775,000
5. 2025-09-11
   price $780,000
6. 2025-08-22
   status Active
7. 2025-08-04
   status Pending
8. 2025-07-23
   price $785,000
9. 2025-06-19
   listed $790,000 Active
10. 2023-01-12
    soldstatus $699,000 Closed

    Show marketing remark (776 chars)

    Majestic quality built home on one of the largest lots in coveted Reserve At Geist. Nestled privately behind open green space, the hand picked upgrades are apparent throughout. Incredible upgraded grand Gourmet kitchen w/Brazillian cherry floors, center island, Viking Prof Range, built-in oven & microwave. New HVAC, lighting & bathroom fixtures! All 5 bdrms of this exquisite treasure have walk-in closets & direct bathroom access incl. Jack-n-Jill! Dream mstr suite w/his & her closets, cozy FP & sitting area. Huge laundry rm & an extra storage rm! In-home theater & bar grace the enormous finished basement w/tons of living space! Relax & enjoy your private prof. landscaped retreat, complete w/in ground sprinkler system and so much more!

11. 2022-12-13
    status Pending

    Show marketing remark (776 chars)

    Majestic quality built home on one of the largest lots in coveted Reserve At Geist. Nestled privately behind open green space, the hand picked upgrades are apparent throughout. Incredible upgraded grand Gourmet kitchen w/Brazillian cherry floors, center island, Viking Prof Range, built-in oven & microwave. New HVAC, lighting & bathroom fixtures! All 5 bdrms of this exquisite treasure have walk-in closets & direct bathroom access incl. Jack-n-Jill! Dream mstr suite w/his & her closets, cozy FP & sitting area. Huge laundry rm & an extra storage rm! In-home theater & bar grace the enormous finished basement w/tons of living space! Relax & enjoy your private prof. landscaped retreat, complete w/in ground sprinkler system and so much more!

12. 2022-11-10
    price $699,000

    Show marketing remark (776 chars)

    Majestic quality built home on one of the largest lots in coveted Reserve At Geist. Nestled privately behind open green space, the hand picked upgrades are apparent throughout. Incredible upgraded grand Gourmet kitchen w/Brazillian cherry floors, center island, Viking Prof Range, built-in oven & microwave. New HVAC, lighting & bathroom fixtures! All 5 bdrms of this exquisite treasure have walk-in closets & direct bathroom access incl. Jack-n-Jill! Dream mstr suite w/his & her closets, cozy FP & sitting area. Huge laundry rm & an extra storage rm! In-home theater & bar grace the enormous finished basement w/tons of living space! Relax & enjoy your private prof. landscaped retreat, complete w/in ground sprinkler system and so much more!

13. 2022-10-26
    price $715,000

    Show marketing remark (776 chars)

    Majestic quality built home on one of the largest lots in coveted Reserve At Geist. Nestled privately behind open green space, the hand picked upgrades are apparent throughout. Incredible upgraded grand Gourmet kitchen w/Brazillian cherry floors, center island, Viking Prof Range, built-in oven & microwave. New HVAC, lighting & bathroom fixtures! All 5 bdrms of this exquisite treasure have walk-in closets & direct bathroom access incl. Jack-n-Jill! Dream mstr suite w/his & her closets, cozy FP & sitting area. Huge laundry rm & an extra storage rm! In-home theater & bar grace the enormous finished basement w/tons of living space! Relax & enjoy your private prof. landscaped retreat, complete w/in ground sprinkler system and so much more!

14. 2022-10-12
    listed $724,900 Active

    Show marketing remark (776 chars)

    Majestic quality built home on one of the largest lots in coveted Reserve At Geist. Nestled privately behind open green space, the hand picked upgrades are apparent throughout. Incredible upgraded grand Gourmet kitchen w/Brazillian cherry floors, center island, Viking Prof Range, built-in oven & microwave. New HVAC, lighting & bathroom fixtures! All 5 bdrms of this exquisite treasure have walk-in closets & direct bathroom access incl. Jack-n-Jill! Dream mstr suite w/his & her closets, cozy FP & sitting area. Huge laundry rm & an extra storage rm! In-home theater & bar grace the enormous finished basement w/tons of living space! Relax & enjoy your private prof. landscaped retreat, complete w/in ground sprinkler system and so much more!

15. 2017-11-30
    soldstatus $456,000 Sold
16. 2017-11-02
    status Pending
17. 2017-10-13
    price $475,000
18. 2017-10-09
    status Active
19. 2017-10-06
    historical
20. 2017-09-21
    price $489,900
21. 2017-08-04
    price $499,900
22. 2017-07-18
    price $514,900
23. 2017-07-06
    listed $524,900 Active
24. 2014-04-10
    historical
25. 2014-04-09
    soldstatus $520,000
26. 2013-11-04
    listed $539,900

ⓘ 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: $7,538 · $628/mo
• Projected year-2 tax: $7,538 · $628/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 ≥100°F today · 18 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: $22,554
• − Mortgage interest: −$42,572
• − Property taxes: −$7,538
• − Insurance: −$3,800
• − Repairs & maintenance: −$1,804
• − Management: −$1,804
• − HOA: −$576
• − Depreciation: −$22,109
• Taxable loss: −$57,649
• Est. tax savings @ 24.0%: +$13,836
• After-tax cash flow: $-28,086/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: Hamilton Southeastern Schools
• NCES district ID: 1810650
• Math proficiency: 57% ▼ -11.00%
• Reading proficiency: 59% ▼ -7.00%
• Median HH income: $87,726
• Composite: 53.02/100
• National rank: #1520
• State rank: #14 of 301 in IN

Livability — Fishers

• Score: 83/100
• State rank: #11
• US rank: #898

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fishers, IN
• City population: 92,467
• Population (ZIP): 17,891

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 (83%)
• Race & ethnicity: White 83% Black 6% Two or more races 4% Asian 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 5% Romanian 2% Portuguese 2%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Other Indo-European 3% Arabic 1% Spanish 1%

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: ▼ -71.54%
• Current HPI: 221.8703
• 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

+40.8% since first listed

26 events — show timeline

• 2026-05-05 Pending — MIBOR as Distributed by MLS Grid
• 2026-05-01 Listed $760,000 MIBOR as Distributed by MLS Grid
• 2025-12-01 Listing Removed — MIBOR as Distributed by MLS Grid
• 2025-10-22 Price Changed $775,000 MIBOR as Distributed by MLS Grid
• 2025-09-11 Price Changed $780,000 MIBOR as Distributed by MLS Grid
• 2025-08-22 Relisted — MIBOR as Distributed by MLS Grid
• 2025-08-04 Pending — MIBOR as Distributed by MLS Grid
• 2025-07-23 Price Changed $785,000 MIBOR as Distributed by MLS Grid
• 2025-06-19 Listed $790,000 MIBOR as Distributed by MLS Grid
• 2023-01-12 Sold (MLS) $699,000 MIBOR as Distributed by MLS Grid
• 2022-12-13 Pending — MIBOR as Distributed by MLS Grid
• 2022-11-10 Price Changed $699,000 MIBOR as Distributed by MLS Grid
• 2022-10-26 Price Changed $715,000 MIBOR as Distributed by MLS Grid
• 2022-10-12 Listed $724,900 MIBOR as Distributed by MLS Grid
• 2017-11-30 Sold (MLS) $456,000 MIBOR as Distributed by MLS Grid
• 2017-11-02 Pending — MIBOR as Distributed by MLS Grid
• 2017-10-13 Price Changed $475,000 MIBOR as Distributed by MLS Grid
• 2017-10-09 Relisted — MIBOR as Distributed by MLS Grid
• 2017-10-06 Listing Removed — MIBOR as Distributed by MLS Grid
• 2017-09-21 Price Changed $489,900 MIBOR as Distributed by MLS Grid
• 2017-08-04 Price Changed $499,900 MIBOR as Distributed by MLS Grid
• 2017-07-18 Price Changed $514,900 MIBOR as Distributed by MLS Grid
• 2017-07-06 Listed $524,900 MIBOR as Distributed by MLS Grid
• 2014-04-10 Listing Removed — MIBOR as Distributed by MLS Grid
• 2014-04-09 Sold (MLS) $520,000 MIBOR as Distributed by MLS Grid
• 2013-11-04 Listed $539,900 MIBOR as Distributed by MLS Grid

Property tax history

+4.1%/yr

Latest (2025): $7,538 · -2.1% YoY. Source: county tax records.