7947 Bentley Commons Dr · Indianapolis city (balance), IN 46259

$239,900

2 bd · 2.0 ba · 1,300 sqft · SingleFamily public records · 38 Days on market

Built 2001 6,513 sqft lot Est $235k · at est. $75/mo HOA · 4% 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 +12.9/30.0
• ARV discount +6.6/15.0
• Schools +4.0/10.0
• DSCR +3.9/10.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to easy living in this charming 2-bedroom, 1.5-bath condo in a desirable 55+ Franklin Township community! Offering approximately 1,300 square feet, this well-maintained home features a spacious layout with a large kitchen perfect for cooking, entertaining, and everyday living. Enjoy peaceful pond views right outside your back door, creating a relaxing setting to start or end your day. The friendly neighborhood atmosphere makes it easy to feel right at home, while the HOA takes care of lawn care and snow removal for truly low-maintenance living. Conveniently located near shopping, dining, and everyday amenities with quick access to major roadways, this home combines comfort, con

Key facts

• Pond views
• Large kitchen
• 6,513 sq ft lot

Tags

• POND VIEWS
• LARGE KITCHEN
• LOW-MAINTENANCE LIVING
• QUICK ACCESS TO MAJOR ROADWAYS

Property features AI

Finance

• Other: Ownership includes mandatory fee
• HOA & community: HOA present (monthly fee $75); HOA covers entrance/common areas, insurance, lawn care, maintenance, snow removal, and trash; Community amenities include sidewalks; 55+ community with covenants and restrictions

Exterior

• Parking: Attached 2-car garage (approximately 478 sq ft)
• Utilities: Public water; Municipal sewer connection; Solid waste service available; Natural gas available
• Home design: Single-family residence (attached property); One level; Low-maintenance community; Has view; Mandatory HOA
• Construction: Brick construction; Slab foundation
• Exterior features: Covered patio/porch; Pond and water view; Curbs and sidewalks; Mature trees; No fence

Interior

• Kitchen: Gas oven; Refrigerator; Garbage disposal; Eat-in kitchen
• Bedrooms: Primary bedroom with walk-in closet; 2 bedrooms on the main level
• Bathrooms: 1 full bathroom with a shower stall; 1 half bathroom (main level)
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Attic with pull-down stairs; Eat-in kitchen; Walk-in closet(s); Covered sun room/patio
• Laundry & utility: Main-level laundry with full connections and sink; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-16 ($-191/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (1.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (19.4% below list).
• Recommended offer: $193k (19.4% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.4% in Indianapolis city (balance) — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Franklin Township Community School Corporation (urban): math 42% / reading 47% proficiency, ranked #87 of 301 in IN (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Franklin Central High School (math 41% / reading 69%, grade C, #77 of 369 statewide, top 21%, 3,319 students, 46% FRL) — zoned schools average 46% FRL vs 29% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 159 active listings in the ZIP; high-income renter base; 1,906 units permitted in Marion County in 2024 (621 in 5+ unit buildings).
• This rent is only 18% of the median local income ($129k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Marion County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.

Recommended offer $193,434 (19.4% 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. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 6.21%
• Cash-on-cash: -0.28%
• DSCR: 0.99
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $235,300
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7937 Bentley Commons Dr	0.01mi	2/2.0	1,300 (0%)	12mo	$235,000	$181	90
7911 Bentley Commons Dr	0.08mi	2/2.0	1,372 (+6%)	11mo	$260,000	$190	78
8155 Bentley Farms Pl	0.06mi	2/2.0	1,372 (+6%)	15mo	$214,000	$156	75
8312 Windovers Dr	0.16mi	2/2.0	1,488 (+14%)	2mo	$255,000	$171	67
8145 Bentley Farms Dr	0.11mi	2/1.0	1,138 (-12%)	11mo	$199,900	$176	61
8203 Bentley Farms Dr	0.10mi	2/1.0	1,138 (-12%)	18mo	$190,000	$167	55
8246 S Franklin Rd	0.39mi	3/2.0 (+1)	1,134 (-13%)	12mo	$265,000	$234	45
8143 S Franklin Rd	0.46mi	3/2.0 (+1)	1,398 (+8%)	23mo	$410,000	$293	42
7609 E Stop 11 Rd	0.39mi	3/2.0 (+1)	1,477 (+14%)	15mo	$315,000	$213	42
8506 Maze Rd	0.56mi	3/1.0 (+1)	1,218 (-6%)	22mo	$185,000	$152	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: -16.8%
• Equity multiple: 0.41×
• Total profit: $-39,929
• Equity at exit: $35,770

10-year hold

• IRR: -8.7%
• Equity multiple: 0.46×
• Total profit: $-36,242
• Equity at exit: $20,742

Cash invested: $67,172 (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 46259

• Home prices YoY: -26.8%
• Active inventory: 159
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,934 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$111 /mo · $1,332/yr
• Insurance: −$100
• HOA: −$75
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $-16

Break-even live

Break-even rent $1,955

Max offer price $237,086

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $75 · $900/yr
• Likely covers: landscapingsnow removal

Listing history 13 events

1. 2026-06-18
   days on market $239,900 Active 38 DOM
2. 2026-06-17
   days on market $239,900 Active 37 DOM
3. 2026-06-16
   days on market $239,900 Active 36 DOM
4. 2026-06-15
   days on market $239,900 Active 35 DOM
5. 2026-06-13
   days on market $239,900 Active 33 DOM
6. 2026-06-09
   days on market $239,900 Active 29 DOM
7. 2026-06-08
   pricedays on market $239,900 Active 28 DOM
8. 2026-06-07
   days on market $245,000 Active 27 DOM
9. 2026-06-03
   days on market $245,000 Active 23 DOM
10. 2026-06-02
    days on market $245,000 Active 22 DOM
11. 2026-06-01
    days on market $245,000 Active 21 DOM
12. 2026-05-31
    days on market $245,000 Active 20 DOM
13. 2026-05-11
    listed $245,000 Active

ⓘ 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: $1,332 · $111/mo
• Projected year-2 tax: $1,686 · $140/mo
• Expected delta: +$353/yr (+$29/mo · 26.5%)

ⓘ 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: $23,212
• − Mortgage interest: −$13,438
• − Property taxes: −$1,332
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,857
• − Management: −$1,857
• − HOA: −$900
• − Depreciation: −$6,979
• Taxable loss: −$4,351
• Est. tax savings @ 24.0%: +$1,044
• After-tax cash flow: $853/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: Franklin Township Community School Corporation
• NCES district ID: 1803750
• Math proficiency: 42% ▼ -12.00%
• Reading proficiency: 47% ▼ -6.00%
• Median HH income: $67,825
• Composite: 39.91/100
• National rank: #3852
• State rank: #87 of 301 in IN

Livability — Indianapolis city (balance)

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Indianapolis city (balance), IN
• County: Marion County · 998,460 people
• City population: 881,119
• Metro: Indianapolis-Carmel-Anderson, IN
• Population (ZIP): 15,169
• Household income: $129,345
• Rent vs Own: 4.5% rent · 95.5% own
• Severe rent burden: 78.0

Population outlook (Marion County) Hauer SSP2

• Today (2025): 1,025,572 people
• By 2030: 1,065,727 · +3.9%
• By 2040: 1,141,577 · +11.3%
• By 2050: 1,208,920 · +17.9%
• By 2075: 1,367,288 · +33.3%
• By 2100: 1,438,201 · +40.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Two or more races 9% Asian 8% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 4% Lithuanian 4% Italian 3%
• Foreign-born: 7% · Canada, Dominican Republic
• Languages at home: 89% English-only · Other Indo-European 8% Spanish 2% Tagalog/Filipino 1%

Political lean MEDSL · Marion

• 2024 margin: Strong D (+27.7) · D 63.0% · R 35.3% · Other 1.7%
• 2008→2024 swing: -0.7pp no change · 2008: 28.4pp · 2024: 27.7pp
• All cycles: 2024: D+27.7 2020: D+29.1 2016: D+22.8 2012: D+22.2 2008: D+28.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -86.96%
• Current HPI: 237.9165
• Rent YoY: —
• 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

1 event — show timeline

• 2026-05-11 Listed $245,000 MIBOR as Distributed by MLS Grid

Property tax history

+2.6%/yr

Latest (2025): $1,332 · +2.0% YoY. Source: county tax records.