13724 Stanford Dr · Carmel, IN 46074

$495,000

3 bd · 2.5 ba · 2,633 sqft · SingleFamily public records · 4 Days on market

Built 2005 6,534 sqft lot Est $471k · 5% over $19/mo HOA · 1% 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 +6.4/10.0
• ARV discount +5.2/15.0
• Cash flow +4.7/30.0
• Livability +4.2/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• 1% rule +0.1/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Classic Carmel home rests in established, sought after Stanford Park. Elegant two story entry gives way to gorgeous great room with soaring ceilings, large windows, and warm hearth. Inviting kitchen is complete with center island, stainless steel appliances, and ample storage. Both casual and formal dining spaces. Lush rear yard is easily enjoyed via the large deck. With four spacious bedrooms on the upper level, this home boast plenty of space for everyone! Great home in a wonderful community.

Key facts

• Pantry
• Two story entry
• Great room

Tags

• TWO STORY ENTRY
• GREAT ROOM
• FLOOR TO CEILING WINDOWS
• CENTER ISLAND
• AMPLE STORAGE
• PANTRY

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $495k.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• To cash-flow at today's rent, offer at most $277k (44.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $251k (49.2% below list).
• Recommended offer: $251k (49.2% below list) — sets the bar for 1% rule.
• Cap rate 3.3% vs local median 2.7% in Carmel — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 84/100 on livability (#7 in IN, #726 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, employment A+; Watch: commute F.
• Carmel Clay Schools (urban): math 68% / reading 70% proficiency, ranked #1 of 301 in IN (top 0%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 7% free/reduced lunch — higher-income household profile.
• Zoned schools: Carmel High School (math 77% / reading 90%, grade A, #3 of 369 statewide, top 1%, 5,192 students, 13% FRL).
• Zoned-school proficiency averages 84% at this address vs 69% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Carmel Clay Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.3%/yr); 809 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $15k 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.
• 5 sale attempts since 21y 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.
• Current owner paid $303k; list at $495k implies a 63% gain — meaningful room to come down on a strong offer.

Recommended offer $251,248 (49.2% 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: 0.51% ✗
• Cap rate: 3.30%
• Cash-on-cash: -10.69%
• DSCR: 0.52
• GRM: 16.4

CMA / ARV

• ARV (on-the-fly): $471,307
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3711 Tara Ct	0.27mi	3/2.0	2,587 (-2%)	7mo	$590,000	$228	77
3528 Cardinal Way	0.23mi	3/3.0	3,026 (+15%)	6mo	$543,000	$179	57
3430 Burlingame Blvd	0.12mi	4/2.5 (+1)	2,264 (-14%)	12mo	$469,900	$208	56
2738 Barbano Ct	0.55mi	4/3.0 (+1)	3,022 (+15%)	1mo	$530,000	$175	42
3504 Cardinal Way	0.24mi	2/3.0 (-1)	3,001 (+14%)	21mo	$403,000	$134	41
14369 Shrawley Ct	0.71mi	3/3.5	2,300 (-13%)	2mo	$537,750	$234	41
3474 Windy Knoll Ln	0.24mi	2/2.0 (-1)	3,026 (+15%)	21mo	$380,000	$126	40
3536 Cardinal Way	0.23mi	4/3.0 (+1)	3,026 (+15%)	24mo	$535,000	$177	38
13355 Freenza Ct	0.61mi	4/2.5 (+1)	2,986 (+13%)	10mo	$560,000	$188	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 · 4.26% rent growth · sell at horizon

5-year hold

• IRR: -34.5%
• Equity multiple: -0.12×
• Total profit: $-155,730
• Equity at exit: $73,806

10-year hold

• IRR: -38.0%
• Equity multiple: -0.61×
• Total profit: $-223,660
• Equity at exit: $42,799

Cash invested: $138,600 (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: 16.4×

Monthly cashflow live

• Estimated rent: $2,512 medium
• Mortgage (P&I): −$2,596
• Tax from tax record: −$399 /mo · $4,785/yr
• Insurance: −$206
• HOA: −$19
• Vacancy / Maint / Mgmt: −$528
• Net cashflow: $-1,235

Break-even live

Break-even rent $4,076

Max offer price $276,832

Occupancy floor —

Sensitivity live

Price	-10% $-955	-5% $-1,095	+0% $-1,235	+5% $-1,375	+10% $-1,515
Rent	-10% $-1,433	-5% $-1,334	+0% $-1,235	+5% $-1,136	+10% $-1,037
Rate	-1.0pp $-986	-0.5pp $-1,109	base $-1,235	+0.5pp $-1,363	+1.0pp $-1,494

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: $123,750
• Closing costs: $14,850
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3522 N Golden Gate Dr Westfield, IN	2.0	3.5	2256	$2,250	$1.00	3d	1	0.40mi
12968 Grenville St Carmel, IN	3.0	3.5	2112	$3,100	$1.47	11d	1	1.48mi
12940 Grenville St Carmel, IN	3.0	2.5	2352	$2,800	$1.19	3d	1	1.50mi

HOA detail

• Monthly dues: $19 · $228/yr

Listing history 13 events

1. 2026-04-20
   status Pending
2. 2026-04-16
   listed $495,000 Active
3. 2017-09-15
   soldstatus $303,000 Sold 499-char remark

   Show marketing remark (499 chars)

   Classic Carmel home rests in established, sought after Stanford Park. Elegant two story entry gives way to gorgeous great room with soaring ceilings, large windows, and warm hearth. Inviting kitchen is complete with center island, stainless steel appliances, and ample storage. Both casual and formal dining spaces. Lush rear yard is easily enjoyed via the large deck. With four spacious bedrooms on the upper level, this home boast plenty of space for everyone! Great home in a wonderful community.

4. 2017-08-08
   status Pending 499-char remark

   Show marketing remark (499 chars)

   Classic Carmel home rests in established, sought after Stanford Park. Elegant two story entry gives way to gorgeous great room with soaring ceilings, large windows, and warm hearth. Inviting kitchen is complete with center island, stainless steel appliances, and ample storage. Both casual and formal dining spaces. Lush rear yard is easily enjoyed via the large deck. With four spacious bedrooms on the upper level, this home boast plenty of space for everyone! Great home in a wonderful community.

5. 2017-08-07
   historical Active with Contingency 499-char remark

   Show marketing remark (499 chars)

   Classic Carmel home rests in established, sought after Stanford Park. Elegant two story entry gives way to gorgeous great room with soaring ceilings, large windows, and warm hearth. Inviting kitchen is complete with center island, stainless steel appliances, and ample storage. Both casual and formal dining spaces. Lush rear yard is easily enjoyed via the large deck. With four spacious bedrooms on the upper level, this home boast plenty of space for everyone! Great home in a wonderful community.

6. 2017-08-01
   status Pending 499-char remark

   Show marketing remark (499 chars)

   Classic Carmel home rests in established, sought after Stanford Park. Elegant two story entry gives way to gorgeous great room with soaring ceilings, large windows, and warm hearth. Inviting kitchen is complete with center island, stainless steel appliances, and ample storage. Both casual and formal dining spaces. Lush rear yard is easily enjoyed via the large deck. With four spacious bedrooms on the upper level, this home boast plenty of space for everyone! Great home in a wonderful community.

7. 2017-07-28
   listed $308,000 Active 499-char remark

   Show marketing remark (499 chars)

   Classic Carmel home rests in established, sought after Stanford Park. Elegant two story entry gives way to gorgeous great room with soaring ceilings, large windows, and warm hearth. Inviting kitchen is complete with center island, stainless steel appliances, and ample storage. Both casual and formal dining spaces. Lush rear yard is easily enjoyed via the large deck. With four spacious bedrooms on the upper level, this home boast plenty of space for everyone! Great home in a wonderful community.

8. 2009-04-07
   historical
9. 2009-02-04
   listed $284,000
10. 2008-10-28
    historical
11. 2008-04-29
    listed $284,000
12. 2005-12-30
    historical
13. 2005-09-09
    listed $271,540

ⓘ 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: $4,785 · $399/mo
• Projected year-2 tax: $4,785 · $399/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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,150
• − Mortgage interest: −$27,728
• − Property taxes: −$4,785
• − Insurance: −$2,475
• − Repairs & maintenance: −$2,412
• − Management: −$2,412
• − HOA: −$228
• − Depreciation: −$14,400
• Taxable loss: −$24,290
• Est. tax savings @ 24.0%: +$5,830
• After-tax cash flow: $-8,990/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: Carmel Clay Schools
• NCES district ID: 1801200
• Math proficiency: 68% ▼ -7.00%
• Reading proficiency: 70% ▼ -7.00%
• Median HH income: $102,347
• Composite: 63.54/100
• National rank: #608
• State rank: #1 of 301 in IN

Livability — Carmel

• Score: 84/100
• State rank: #7
• US rank: #726

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carmel, IN
• County: Hamilton County · 337,479 people
• City population: 99,910
• 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

+82.3% since first listed

13 events — show timeline

• 2026-04-20 Pending — MIBOR as Distributed by MLS Grid
• 2026-04-16 Listed $495,000 MIBOR as Distributed by MLS Grid
• 2017-09-15 Sold (MLS) $303,000 MIBOR as Distributed by MLS Grid
• 2017-08-08 Pending — MIBOR as Distributed by MLS Grid
• 2017-08-07 Contingent — MIBOR as Distributed by MLS Grid
• 2017-08-01 Pending — MIBOR as Distributed by MLS Grid
• 2017-07-28 Listed $308,000 MIBOR as Distributed by MLS Grid
• 2009-04-07 Listing Removed — MIBOR as Distributed by MLS Grid
• 2009-02-04 Listed $284,000 MIBOR as Distributed by MLS Grid
• 2008-10-28 Listing Removed — MIBOR as Distributed by MLS Grid
• 2008-04-29 Listed $284,000 MIBOR as Distributed by MLS Grid
• 2005-12-30 Listing Removed — MIBOR as Distributed by MLS Grid
• 2005-09-09 Listed $271,540 MIBOR as Distributed by MLS Grid

Property tax history

+5.5%/yr

Latest (2025): $4,785 · -8.3% YoY. Source: county tax records.