Stamford Plan · Monrovia, IN 46157

$325,900

4 bd · 2.5 ba · 2,346 sqft · SingleFamily · 645 Days on market

Excellent condition ↓ 2% since listing

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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).

• ARV discount +7.5/15.0
• Cash flow +6.0/30.0
• Condition / age +4.8/5.0
• Appreciation +4.5/10.0
• Schools +4.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• 1% rule +1.3/10.0
• DSCR +0.3/10.0

Listing remarks MLS

Find all the space you need in the two-story Stamford floor plan in Homestead. Inside this 4-bedroom, 2.5-bathroom home, you'll find 2,346 square feet of comfortable living. The living area is an open concept, where your kitchen blends seamlessly into a living area perfect for everyday living and entertaining. On the first floor, the kitchen is in the rear of the home and features a center island with room for seating, plentiful cabinetry, stainless steel appliances and a walk-in pantry which are sure to make meal prep easy. A powder room is conveniently located off the main floor great room area. The first floor also features a flex room at the entrance of the home that provides an area for work or play. Upstairs, you are greeted with a spacious loft area as well as four bedrooms, two bathrooms, and a laundry area. The primary bedroom has a walk-in closet and bathroom with double vanity, linen storage and large shower. Whether these rooms become bedrooms, office spaces, or other bonus rooms, there is sure to be a place for all. Like all D. R. Horton homes in Homestead, the Stamford includes an industry-leading smart home package with products wired to increase your comfort, sense of security and overall convenience. Photos representative of plan only and may vary as built.

Key facts

• Plentiful cabinetry
• Two story floor plan
• Walk in pantry

Tags

• TWO STORY FLOOR PLAN
• OPEN CONCEPT LIVING AREA
• CENTER ISLAND KITCHEN
• PLENTIFUL CABINETRY
• STAINLESS STEEL APPLIANCES
• WALK IN PANTRY

🏗️ New construction. The $325,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $345,928.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $326k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-730 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $240k (26.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (32.9% below list).
• Recommended offer: $219k (32.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#304 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Monroe-Gregg School District (rural): math 31% / reading 45% proficiency, ranked #143 of 301 in IN (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Monrovia Elementary School (math 42% / reading 44%, grade F, #417 of 994 statewide, top 43%, 702 students, 47% FRL); Monrovia Middle School (math 24% / reading 42%, grade F, #180 of 330 statewide, top 56%, 328 students, 47% FRL); Monrovia High School (math 32% / reading 57%, grade F, #169 of 369 statewide, top 51%, 528 students, 36% FRL).
• Market conditions: 99 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 62d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 88% of comp listings sitting > 30 days — soft ceiling on asking rent; 330 units permitted in Morgan County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($74k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-1.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Morgan County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 645 days — a 12% lower offer ($287k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $218,679 (32.9% 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 645 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 0.63% ✗
• Cap rate: 3.99%
• Cash-on-cash: -8.21%
• DSCR: 0.63
• GRM: 13.2

CMA / ARV

• ARV (median comp): $345,928
• List price: $325,900
• Delta: -5.79%
• 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
3296 W Vintage St	0.26mi	4/2.5	2,346 (0%)	2mo	$319,900	$136	86
11228 N Trapunto Ln	0.20mi	3/2.5 (-1)	2,350 (+0%)	1mo	$259,600	$110	84
3301 W Keepsake Ln	0.29mi	4/2.5	2,346 (0%)	4mo	$328,025	$140	84
11270 N Greenthread Dr	0.33mi	4/2.5	2,346 (0%)	3mo	$321,900	$137	82
11327 N Greenthread Dr	0.36mi	4/2.5	2,346 (0%)	6mo	$316,900	$135	78
11213 N Heirloom Dr	0.18mi	4/2.5	2,128 (-9%)	4mo	$275,000	$129	73
3206 W Vintage St	0.20mi	4/2.5	2,053 (-12%)	1mo	$311,900	$152	69
2916 W Bargello Ln	0.21mi	4/2.5	2,053 (-12%)	4mo	$289,900	$141	66
3276 W Vintage St	0.24mi	4/2.5	2,053 (-12%)	3mo	$311,600	$152	66
3155 W Haberdashery Dr	0.11mi	5/3.0 (+1)	2,646 (+13%)	4mo	$339,900	$128	63
11220 N Greenthread Dr	0.29mi	4/2.5	2,053 (-12%)	6mo	$299,900	$146	61
11280 N Greenthread Dr	0.34mi	4/2.5	2,047 (-13%)	6mo	$295,900	$145	58

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -17.6%
• Equity multiple: 0.25×
• Total profit: $-72,384
• Equity at exit: $83,559

10-year hold

• IRR: -11.0%
• Equity multiple: 0.03×
• Total profit: $-94,328
• Equity at exit: $87,791

Cash invested: $96,860 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 25 active · 9 under contract
• Months of supply: 12.5 mo (8%/mo absorbed)
• Median asking: $310,900 ($134/sqft)
• Median days on market: 61 d
• This list price: 64% of active listings are priced below it
• ARV vs active asking: +9.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 46157

• Home prices YoY: -0.5%
• Active inventory: 99
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $2,187 high
• Mortgage (P&I): −$1,814
• Tax est. 1.5%: −$432 /mo · $5,189/yr
• Insurance: −$144
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $-730

Break-even live

Break-even rent $3,110

Max offer price $240,365

Occupancy floor —

Sensitivity live

Price	-10% $-490	-5% $-610	+0% $-730	+5% $-849	+10% $-969
Rent	-10% $-902	-5% $-816	+0% $-730	+5% $-643	+10% $-557
Rate	-1.0pp $-555	-0.5pp $-642	base $-730	+0.5pp $-819	+1.0pp $-910

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: $86,482
• Closing costs: $10,378
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11078 N Trapunto Ln Monrovia, IN	4.0	2.5	2140	$2,095	$0.98	56d	1	0.11mi
11224 N Sashing Way Monrovia, IN	4.0	2.5	2160	$2,095	$0.97	56d	1	0.17mi
2919 W Bargello Ln Monrovia, IN	4.0	2.5	2366	$2,800	$1.18	103d	1	0.23mi
10911 N Longbranch St Monrovia, IN	4.0	2.0	1752	$1,950	$1.11	40d	1	0.31mi
3053 W Meadowbend Ln Monrovia, IN	4.0	2.5	2000	$2,115	$1.06	80d	1	0.39mi
11351 N Creekside Dr Monrovia, IN	3.0	2.5	1880	$1,890	$1.01	62d	1	0.39mi
3098 W Meadowbend Ln Monrovia, IN	4.0	2.5	2790	$2,281	$0.82	106d	1	0.42mi
11491 N Creekside Dr Monrovia, IN	3.0	2.0	1580	$1,979	$1.25	0d	1	0.51mi

Listing history 50 events

1. 2026-09-23
   days on market $325,900 Active 645 DOM
2. 2026-09-22
   days on market $325,900 Active 644 DOM
3. 2026-09-21
   days on market $325,900 Active 643 DOM
4. 2026-09-20
   days on market $325,900 Active 642 DOM
5. 2026-09-19
   days on market $325,900 Active 641 DOM
6. 2026-09-18
   days on market $325,900 Active 640 DOM
7. 2026-09-17
   days on market $325,900 Active 639 DOM
8. 2026-09-16
   days on market $325,900 Active 638 DOM
9. 2026-09-15
   days on market $325,900 Active 637 DOM
10. 2026-09-14
    days on market $325,900 Active 636 DOM
11. 2026-09-13
    days on market $325,900 Active 635 DOM
12. 2026-09-12
    days on market $325,900 Active 634 DOM
13. 2026-09-11
    days on market $325,900 Active 633 DOM
14. 2026-09-05
    days on market $325,900 Active 627 DOM
15. 2026-09-04
    days on market $325,900 Active 626 DOM
16. 2026-09-03
    days on market $325,900 Active 625 DOM
17. 2026-08-31
    days on market $325,900 Active 622 DOM
18. 2026-08-30
    days on market $325,900 Active 621 DOM
19. 2026-08-29
    days on market $325,900 Active 620 DOM
20. 2026-08-28
    days on market $325,900 Active 619 DOM
21. 2026-08-27
    days on market $325,900 Active 618 DOM
22. 2026-08-25
    days on market $325,900 Active 616 DOM
23. 2026-08-24
    days on market $325,900 Active 615 DOM
24. 2026-08-23
    days on market $325,900 Active 614 DOM
25. 2026-08-22
    days on market $325,900 Active 613 DOM
26. 2026-08-21
    days on market $325,900 Active 612 DOM
27. 2026-08-20
    days on market $325,900 Active 611 DOM
28. 2026-08-19
    days on market $325,900 Active 610 DOM
29. 2026-08-18
    days on market $325,900 Active 609 DOM
30. 2026-08-17
    days on market $325,900 Active 608 DOM
31. 2026-08-16
    days on market $325,900 Active 607 DOM
32. 2026-08-15
    days on market $325,900 Active 606 DOM
33. 2026-08-14
    days on market $325,900 Active 605 DOM
34. 2026-08-13
    days on market $325,900 Active 604 DOM
35. 2026-08-12
    days on market $325,900 Active 603 DOM
36. 2026-08-11
    days on market $325,900 Active 602 DOM
37. 2026-08-10
    days on market $325,900 Active 601 DOM
38. 2026-08-09
    days on market $325,900 Active 600 DOM
39. 2026-08-08
    days on market $325,900 Active 599 DOM
40. 2026-08-07
    days on market $325,900 Active 598 DOM
41. 2026-08-06
    days on market $325,900 Active 597 DOM
42. 2026-08-05
    days on market $325,900 Active 596 DOM
43. 2026-08-04
    days on market $325,900 Active 595 DOM
44. 2026-08-03
    days on market $325,900 Active 594 DOM
45. 2026-07-31
    days on market $325,900 Active 591 DOM
46. 2026-07-30
    days on market $325,900 Active 589 DOM
47. 2026-07-28
    days on market $325,900 Active 588 DOM
48. 2026-07-26
    days on market $325,900 Active 586 DOM
49. 2026-07-24
    days on market $325,900 Active 584 DOM
50. 2026-07-23
    days on market $325,900 Active 583 DOM

ⓘ 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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $26,241
• − Mortgage interest: −$19,377
• − Property taxes: −$5,189
• − Insurance: −$2,527
• − Repairs & maintenance: −$2,099
• − Management: −$2,099
• − Depreciation: −$10,063
• Taxable loss: −$15,114
• Est. tax savings @ 24.0%: +$3,627
• After-tax cash flow: $-5,127/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 · 3 photos

Excellent 95/100 None rehab

This two-story home is in excellent condition with no visible repairs needed. It offers a spacious layout, modern finishes, and a well-maintained exterior, making it an attractive option for both buyers and renters.

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Resale Upgrading the kitchen appliances — Modern appliances can make the kitchen more appealing to potential buyers. ↑
• Both Adding smart home features — Smart home features can increase convenience and appeal to both buyers and tenants. ↑
• Both Upgrading the flooring — Upgrading the flooring can improve the overall look and feel of the home, enhancing both resale and rental value. ↑

F Composite school gradezoned avg 40/100

Zoned Schools

Elementary Monrovia Elementary School F IN #417/994 Nat'l #17,525/41,679 Middle Monrovia Middle School F IN #180/330 Nat'l #8,059/14,009 High Monrovia High School F IN #169/369 Nat'l #6,890/17,239

Schools (NCES district)

• District: Monroe-Gregg School District
• NCES district ID: 1804140
• Math proficiency: 31% ▼ -9.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $64,767
• Composite: 34.2/100
• National rank: #5266
• State rank: #143 of 301 in IN

C Composite livability gradescore 66/100

Livability — Monrovia

• Score: 66/100
• State rank: #304
• US rank: #12092

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Monrovia, IN
• County: Morgan · 71,081 people
• Metro: Indianapolis-Carmel-Greenwood, IN
• Population (ZIP): 4,370
• Household income: $74,286
• Rent vs Own: 10.3% rent · 89.7% own

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Population outlook (Morgan County) Hauer SSP2

• Today (2025): 71,081 people
• By 2030: 71,178 · +0.1%
• By 2040: 69,907 · -1.7%
• By 2050: 66,455 · -6.5%
• By 2075: 57,291 · -19.4%
• By 2100: 43,782 · -38.4%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 3% Black 2% Asian 1%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 1%
• Foreign-born: 2%
• Languages at home: 98% English-only · Tagalog/Filipino 1%

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Political lean MEDSL · Morgan

• 2024 margin: Solid R (+54.3) · D 22.0% · R 76.3% · Other 1.7%
• 2008→2024 swing: -27.3pp toward R · 2008: -27.1pp · 2024: -54.3pp
• All cycles: 2024: R+54.3 2020: R+54.6 2016: R+56.6 2012: R+41.1 2008: R+27.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.00%
• Current HPI: 212.8798
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.90%
• F500 in state: 18

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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

-1.6% since first listed

9 events — show timeline

• 2026-04-14 Price Changed $322,900 Zillow
• 2026-03-17 Price Changed $319,900 Zillow
• 2026-03-03 Price Changed $317,900 Zillow
• 2025-11-14 Price Changed $314,900 Zillow
• 2025-08-23 Price Changed $334,900 Zillow
• 2025-05-24 Price Changed $341,000 Zillow
• 2025-03-02 Price Changed $339,000 Zillow
• 2025-02-10 Price Changed $331,000 Zillow
• 2024-12-17 Listed $328,000 Zillow