1782 Gualandri Ln · Westfield, IN 46074

$419,990

3 bd · 3.0 ba · 2,387 sqft · Townhouse · 30 Days on market

Built 2026 $176/sqft · 23% below area Est $547k · 23% under

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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).

• ARV discount +15.0/15.0
• Cash flow +6.3/30.0
• Schools +5.5/10.0
• Rent growth +3.6/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your new home - the Isleton! You'll love this semi-private homesite. Enjoy a spacious deck off the main level, a walkout lower level and tiled, spa-inspired main shower. Enjoy practical features and storage throughout the home.

Key facts

• Walkout lower level
• Storage throughout
• Spacious deck

Tags

• SEMI-PRIVATE HOMESITE
• SPACIOUS DECK
• WALKOUT LOWER LEVEL
• TILED SPA-INSPIRED MAIN SHOWER
• STORAGE THROUGHOUT

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $420k.

Deal economics

• At list price, monthly cash flow is $-739 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $313k (25.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $274k (34.8% below list).
• Recommended offer: $274k (34.8% below list) — sets the bar for 1% rule.
• Cap rate 4.2% vs local median 3.0% in Westfield — 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 71/100 on livability (#140 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Westfield-Washington Schools (suburban): math 58% / reading 64% proficiency, ranked #10 of 301 in IN (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+4.3%/yr); 809 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 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 $3k of loan paydown is wiped out by about $13k 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

• It's been on market 30 days — a 2% lower offer ($414k) is reasonable based on typical stale-listing flexibility.

Recommended offer $273,865 (34.8% 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 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?
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: 0.65% ✗
• Cap rate: 4.18%
• Cash-on-cash: -7.54%
• DSCR: 0.66
• GRM: 12.8

CMA / ARV

• ARV (median comp): $546,537
• List price: $419,990
• Delta: -23.15%
• 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
16854 Brinkman Rd	0.04mi	3/3.0	2,378 (-0%)	3mo	$420,000	$177	95
16758 Brinkman Rd	0.09mi	3/3.0	2,378 (-0%)	4mo	$418,000	$176	92
16786 Brinkman Rd	0.07mi	3/3.0	2,378 (-0%)	7mo	$380,000	$160	91
16832 Brinkman Rd	0.04mi	4/3.5 (+1)	2,378 (-0%)	3mo	$422,000	$177	88
16752 Brinkman Rd	0.09mi	4/3.5 (+1)	2,378 (-0%)	3mo	$404,000	$170	86
168 Midland Trace Loop	0.52mi	3/3.5	2,477 (+4%)	0mo	$734,048	$296	67
192 Midland Trace Loop	0.53mi	3/3.5	2,477 (+4%)	10mo	$655,643	$265	59
182 Midland Trace Loop	0.52mi	3/3.5	2,497 (+5%)	10mo	$678,794	$272	58
367 S Cherry St	0.52mi	3/3.5	2,106 (-12%)	1mo	$484,000	$230	54
187 Midland Trace Loop	0.51mi	3/3.5	2,068 (-13%)	1mo	$484,000	$234	51
379 S Cherry St	0.51mi	3/3.5	2,106 (-12%)	8mo	$529,000	$251	48
373 S Cherry St	0.51mi	3/3.5	2,062 (-14%)	7mo	$487,000	$236	46

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 · 4.26% rent growth · sell at horizon

5-year hold

• IRR: -28.1%
• Equity multiple: 0.05×
• Total profit: $-111,562
• Equity at exit: $62,622

10-year hold

• IRR: -22.8%
• Equity multiple: -0.21×
• Total profit: $-142,778
• Equity at exit: $36,313

Cash invested: $117,597 (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 46074

• Rents YoY: 4.3%
• Active inventory: 809
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $2,739 high
• Mortgage (P&I): −$2,202
• Tax est. 1.5%: −$525 /mo · $6,300/yr
• Insurance: −$175
• HOA: −$0
• Vacancy / Maint / Mgmt: −$575
• Net cashflow: $-739

Break-even live

Break-even rent $3,674

Max offer price $313,067

Occupancy floor —

Sensitivity live

Price	-10% $-449	-5% $-594	+0% $-739	+5% $-884	+10% $-1,029
Rent	-10% $-955	-5% $-847	+0% $-739	+5% $-631	+10% $-523
Rate	-1.0pp $-527	-0.5pp $-632	base $-739	+0.5pp $-848	+1.0pp $-958

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: $104,998
• Closing costs: $12,600
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16838 Brinkman Rd Westfield, IN	3.0	2.5	2387	$2,700	$1.13	18d	1	0.06mi
16848 Brinkman Rd Westfield, IN	4.0	3.5	2378	$2,850	$1.20	44d	1	0.07mi
620 Southridge Ct Unit 1303752P Westfield, IN	4.0	2.5	1797	$5,460	$3.04	15d	1	0.33mi
218 W Main St Westfield, IN	4.0	2.5	1872	$2,495	$1.33	44d	1	0.81mi
16026 Coleman Dr Westfield, IN	3.0	2.5	2400	$3,000	$1.25	44d	1	0.97mi
16325 Bay Meadow Cir Westfield, IN	4.0	3.0	2042	$1,995	$0.98	13d	1	1.09mi
3517 Buckner Dr Westfield, IN	3.0	2.5	1836	$2,500	$1.36	18d	1	1.16mi
3541 Buckner Dr Westfield, IN	3.0	2.5	1836	$2,600	$1.42	18d	1	1.18mi
459 Vernon Pl Westfield, IN	4.0	2.5	1968	$3,750	$1.91	44d	1	1.31mi
16271 Ambia Cir Westfield, IN	3.0	2.5	3074	$3,300	$1.07	44d	1	1.31mi
404 E Pine Ridge Dr Westfield, IN	3.0	2.5	1726	$3,250	$1.88	44d	1	1.45mi

Listing history 3 events

1. 2026-05-31
   days on market $419,990 Active 30 DOM
2. 2026-05-14
   listed $419,900 Active 1782-char remark
3. 2026-05-01
   listed $419,035 Active 238-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $32,864
• − Mortgage interest: −$23,526
• − Property taxes: −$6,300
• − Insurance: −$2,100
• − Repairs & maintenance: −$2,629
• − Management: −$2,629
• − Depreciation: −$12,218
• Taxable loss: −$16,538
• Est. tax savings @ 24.0%: +$3,969
• After-tax cash flow: $-4,898/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: Westfield-Washington Schools
• NCES district ID: 1813080
• Math proficiency: 58% ▼ -9.00%
• Reading proficiency: 64% ▼ -3.00%
• Median HH income: $82,682
• Composite: 55.01/100
• National rank: #1295
• State rank: #10 of 301 in IN

Livability — Westfield

• Score: 71/100
• State rank: #140
• US rank: #7263

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westfield, IN
• County: Hamilton County · 337,479 people
• City population: 48,901
• Metro: Indianapolis-Carmel-Anderson, IN
• Population (ZIP): 48,901
• Household income: $126,724
• Rent vs Own: 18.4% rent · 81.6% own
• Severe rent burden: 742.0

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 (74%)
• Race & ethnicity: White 74% Two or more races 10% Hispanic / Latino 9% Asian 8% Black 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Romanian 4% Italian 4% Lithuanian 2%
• Foreign-born: 12% · Canada, China, South Korea
• Languages at home: 84% English-only · Spanish 5% Arabic 3% Chinese 2%

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: ▼ -140.45%
• Current HPI: 220.9413
• Rent YoY: ▲ 4.26%
• 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

• 2026-05-29 Listing Removed — MIBOR as Distributed by MLS Grid
• 2026-05-14 Listed $419,900 MIBOR as Distributed by MLS Grid