329 Avon Ave · Plainfield, IN 46168

$179,900

2 bd · 1.0 ba · 1,118 sqft · SingleFamily public records · 148 Days on market

Built 1938 3,920 sqft lot $161/sqft · 16% below area Est $214k · 16% under

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Why this score? — see what drove the C- 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 +14.7/15.0
• Cash flow +13.3/30.0
• Schools +5.5/10.0
• DSCR +4.0/10.0
• Livability +3.7/5.0
• 1% rule +3.4/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2 Bedroom is located in the charming old part of town and is surrounded by other homes with character and history. Spacious layout includes great room, formal dining room and separate laundry room. Covered front porch, fenced back yard and 2 mini barns in great shape. Low maintenance vinyl exterior. Convenient to the old town center and local shops. Immediate possession.

Key facts

• Covered front porch
• Formal dining room
• Fenced back yard

Tags

• GREAT ROOM
• FORMAL DINING ROOM
• SEPARATE LAUNDRY ROOM
• COVERED FRONT PORCH
• FENCED BACK YARD
• MINI BARNS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $1 ($13/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $151k (16.3% below list).
• Recommended offer: $151k (16.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.7% in Plainfield — 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 (#69 in IN, #4,418 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools A; Watch: health & safety C-, amenities F, commute F.
• Plainfield Community School Corporation (suburban): math 62% / reading 65% proficiency, ranked #11 of 301 in IN (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+3.6%/yr); 284 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 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 $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.

Negotiation context

• It's been on market 148 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,609 (16.3% below list)

Questions for the listing agent

1. It's been on market 148 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.84% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.03%
• DSCR: 1.00
• GRM: 10.0

CMA / ARV

• ARV (median comp): $213,922
• List price: $179,900
• Delta: -15.90%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
305 N East St	0.13mi	2/1.0	1,066 (-5%)	0mo	$225,000	$211	86
282 N Vine St	0.20mi	2/1.0	1,144 (+2%)	13mo	$195,000	$170	76
454 Pickett St	0.17mi	2/1.5	1,082 (-3%)	11mo	$226,000	$209	76
311 N Center St	0.24mi	2/1.5	1,077 (-4%)	7mo	$235,006	$218	75
60 Pike Pl	0.49mi	3/1.0 (+1)	1,050 (-6%)	6mo	$215,000	$205	57
540 Hanley St	0.51mi	3/1.0 (+1)	1,152 (+3%)	12mo	$245,000	$213	56
430 N Vine St	0.27mi	3/1.0 (+1)	1,265 (+13%)	6mo	$213,000	$168	56
325 N Center St	0.25mi	3/1.0 (+1)	960 (-14%)	5mo	$225,000	$234	56
519 Duffey St	0.42mi	3/1.0 (+1)	1,248 (+12%)	1mo	$225,000	$180	55
228 Shaw St	0.35mi	3/2.0 (+1)	1,254 (+12%)	2mo	$256,000	$204	53
317 Hanley St	0.47mi	2/1.0	1,248 (+12%)	17mo	$235,000	$188	45
626 Roosevelt St	0.63mi	3/2.0 (+1)	1,149 (+3%)	16mo	$230,000	$200	44

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 · 3.65% rent growth · sell at horizon

5-year hold

• IRR: -15.6%
• Equity multiple: 0.44×
• Total profit: $-28,101
• Equity at exit: $26,824

10-year hold

• IRR: -6.1%
• Equity multiple: 0.60×
• Total profit: $-20,302
• Equity at exit: $15,554

Cash invested: $50,372 (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 46168

• Rents YoY: 3.6%
• Active inventory: 284
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,506 high
• Mortgage (P&I): −$943
• Tax from tax record: −$170 /mo · $2,044/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $1

Break-even live

Break-even rent $1,505

Max offer price $179,900

Occupancy floor 95%

Sensitivity live

Price	-10% $103	-5% $52	+0% $1	+5% $-50	+10% $-101
Rent	-10% $-118	-5% $-58	+0% $1	+5% $61	+10% $120
Rate	-1.0pp $92	-0.5pp $47	base $1	+0.5pp $-46	+1.0pp $-93

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
250 N East St Plainfield, IN	2.0	1.0	850	$1,210	$1.42	2d	3	0.11mi
282 N East St Plainfield, IN	3.0	2.5	1480	$1,950	$1.32	24d	1	0.16mi
234 E Main St Plainfield, IN	1.0	1.0	763	$1,381	$1.81	2d	1	0.20mi
451 N Vine St Plainfield, IN	2.0–3.0	1.0–2.0	996	$1,250	$1.26	2d	5	0.26mi
416 N Center St Plainfield, IN	2.0	1.0	814	$1,215	$1.49	2d	3	0.32mi
429 Brookside Ln Plainfield, IN	3.0	1.5	1236	$1,731	$1.40	13d	1	0.94mi
890 Ridgewood Dr Plainfield, IN	2.0	1.0	900	$1,292	$1.44	2d	1	0.98mi
4518 Redcliff South Ln Plainfield, IN	3.0	2.5	1423	$1,769	$1.24	2d	1	1.11mi
4525 Connaught East Dr Plainfield, IN	3.0	2.5	1470	$1,919	$1.31	2d	1	1.14mi
4487 Connaught East Dr Plainfield, IN	3.0	2.5	1352	$1,905	$1.41	2d	1	1.14mi
644 Lakeside Dr Plainfield, IN	2.0	1.0	850	$1,345	$1.58	2d	1	1.50mi

Listing history 19 events

1. 2026-06-18
   days on market $179,900 Active 148 DOM
2. 2026-06-17
   days on market $179,900 Active 147 DOM
3. 2026-06-16
   days on market $179,900 Active 146 DOM
4. 2026-06-15
   days on market $179,900 Active 145 DOM
5. 2026-06-13
   days on market $179,900 Active 143 DOM
6. 2026-06-13
   pricedays on market $179,900 Active 142 DOM
7. 2026-06-09
   days on market $181,900 Active 139 DOM
8. 2026-06-08
   days on market $181,900 Active 138 DOM
9. 2026-06-07
   pricedays on market $181,900 Active 137 DOM
10. 2026-06-03
    days on market $189,900 Active 133 DOM
11. 2026-06-02
    days on market $189,900 Active 132 DOM
12. 2026-06-01
    days on market $189,900 Active 131 DOM
13. 2026-05-31
    days on market $189,900 Active 130 DOM
14. 2026-04-28
    price $189,900 381-char remark

    Show marketing remark (381 chars)

    This 2 Bedroom is located in the charming old part of town and is surrounded by other homes with character and history. Spacious layout includes great room, formal dining room and separate laundry room. Covered front porch, fenced back yard and 2 mini barns in great shape. Low maintenance vinyl exterior. Convenient to the old town center and local shops. Immediate possession.

15. 2026-01-20
    listed $194,900 Active 381-char remark

    Show marketing remark (381 chars)

    This 2 Bedroom is located in the charming old part of town and is surrounded by other homes with character and history. Spacious layout includes great room, formal dining room and separate laundry room. Covered front porch, fenced back yard and 2 mini barns in great shape. Low maintenance vinyl exterior. Convenient to the old town center and local shops. Immediate possession.

16. 2003-06-30
    historical
17. 2002-11-22
    listed $81,000
18. 2002-10-02
    historical
19. 2002-04-03
    listed $81,400

ⓘ 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: $2,044 · $170/mo
• Projected year-2 tax: $2,044 · $170/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 5/10 Major FEMA zone X (unshaded) · 65% 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,073
• − Mortgage interest: −$10,077
• − Property taxes: −$2,044
• − Insurance: −$900
• − Repairs & maintenance: −$1,446
• − Management: −$1,446
• − Depreciation: −$5,233
• Taxable loss: −$3,073
• Est. tax savings @ 24.0%: +$737
• After-tax cash flow: $751/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: Plainfield Community School Corporation
• NCES district ID: 1808970
• Math proficiency: 62% ▼ -8.00%
• Reading proficiency: 65% ▼ -8.00%
• Median HH income: $58,531
• Composite: 54.79/100
• National rank: #1315
• State rank: #11 of 301 in IN

Livability — Plainfield

• Score: 74/100
• State rank: #69
• US rank: #4418

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Plainfield, IN
• County: Hendricks County · 143,373 people
• City population: 38,826
• Metro: Indianapolis-Carmel-Anderson, IN
• Population (ZIP): 38,826
• Household income: $90,000
• Rent vs Own: 33.4% rent · 66.6% own
• Severe rent burden: 1029.0

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 (76%)
• Race & ethnicity: White 76% Black 9% Two or more races 8% Hispanic / Latino 6% Asian 4%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 2% Lithuanian 1% Romanian 1%
• Foreign-born: 7% · Canada, China
• Languages at home: 90% English-only · Spanish 4% Other Indo-European 3% French/Haitian/Cajun 1%

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: ▼ -136.23%
• Current HPI: 205.5963
• Rent YoY: ▲ 3.65%
• 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

+133.3% since first listed

6 events — show timeline

• 2026-04-28 Price Changed $189,900 MIBOR as Distributed by MLS Grid
• 2026-01-20 Listed $194,900 MIBOR as Distributed by MLS Grid
• 2003-06-30 Listing Removed — MIBOR as Distributed by MLS Grid
• 2002-11-22 Listed $81,000 MIBOR as Distributed by MLS Grid
• 2002-10-02 Listing Removed — MIBOR as Distributed by MLS Grid
• 2002-04-03 Listed $81,400 MIBOR as Distributed by MLS Grid

Property tax history

+3.7%/yr

Latest (2025): $2,044 · +2.1% YoY. Source: county tax records.