10861 Glenayr Dr · Indianapolis city (balance), IN 46113

$179,900

3 bd · 2.5 ba · 1,368 sqft · SingleFamily public records · 14 Days on market

Built 2000 4,792 sqft lot Est $230k · 22% under $30/mo HOA · 2% of rent ↓ 5% since listing

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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).

• Cash flow +21.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +5.8/10.0
• Schools +5.5/10.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

3 bedroom, 2.5 bath home conveniently located in Camby, featuring a family room, functional kitchen, and breakfast area. A perfect home to add your personal cosmetic touches, inside and out. Being sold as-is.

Key facts

• 4,792 sq ft lot
• 2 garage spots
• Built 2000

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $365

Exterior

• Parking: Attached 2-car garage (approximately 360 sq ft)
• Utilities: Public water; Municipal sewer connected; Natural gas connected; Solid waste service available
• Home design: Single family residence; Two levels; Home faces north
• Construction: Vinyl siding; Slab foundation
• Exterior features: Lot under 1/4 acre (approximately 0.11 acre)

Interior

• Kitchen: Electric oven; Microwave (with hood); Dishwasher; Disposal
• Bedrooms: Three bedrooms on the upper level; Primary bedroom with walk-in closet
• Bathrooms: Two full bathrooms (both on upper level); One half bathroom (main level); Primary bathroom with tub and shower
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Attic access; Laundry in unit; Fixer-condition property
• Laundry & utility: Washer and dryer included; Laundry located on upper level; Water heater included

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $283 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 8.2% 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 C — affects rentability + tenant quality, not the cash-flow math above.
• 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 (+2.9%/yr); 63 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $179,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.08% ✓
• Cap rate: 8.18%
• Cash-on-cash: 6.74%
• DSCR: 1.30
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $229,824
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10861 Glenayr Dr	0.00mi	3/2.5	1,368 (0%)	0mo	$179,900	$132	100
10886 Glenayr Dr	0.03mi	3/2.5	1,308 (-4%)	21mo	$219,500	$168	73
13946 N Settle Way	0.18mi	3/1.5	1,458 (+7%)	6mo	$290,000	$199	71
10829 Glenayr Dr	0.03mi	3/2.5	1,536 (+12%)	21mo	$230,500	$150	61
6091 E Newberry Ct	0.75mi	3/2.0	1,260 (-8%)	4mo	$239,900	$190	47

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 · 2.88% rent growth · sell at horizon

5-year hold

• IRR: -6.1%
• Equity multiple: 0.78×
• Total profit: $-11,322
• Equity at exit: $26,824

10-year hold

• IRR: 3.5%
• Equity multiple: 1.25×
• Total profit: $12,543
• 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 46113

• Home prices YoY: -13.0%
• Rents YoY: 2.9%
• Active inventory: 63
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,947 high
• Mortgage (P&I): −$943
• Tax from tax record: −$207 /mo · $2,483/yr
• Insurance: −$75
• HOA: −$30
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $283

Break-even live

Break-even rent $1,589

Max offer price $179,900

Occupancy floor 80%

Sensitivity live

Price	-10% $385	-5% $334	+0% $283	+5% $232	+10% $181
Rent	-10% $129	-5% $206	+0% $283	+5% $360	+10% $437
Rate	-1.0pp $374	-0.5pp $329	base $283	+0.5pp $236	+1.0pp $189

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 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10893 Glenayr Dr Camby, IN	3.0	2.0	1171	$1,659	$1.42	11d	1	0.05mi
10817 Sweetsen Rd Camby, IN	3.0	2.5	1739	$1,880	$1.08	2d	1	0.09mi
10801 Sweetsen Rd Camby, IN	4.0	2.5	1752	$1,925	$1.10	8d	1	0.10mi
10762 Glenayr Dr Camby, IN	3.0	2.5	1816	$1,810	$1.00	44d	1	0.11mi
8396 Gunnoah Way E Camby, IN	1.0–2.0	1.0–2.0	929	$1,800	$1.94	2d	18	0.36mi
8607 Bluff Point Dr Camby, IN	3.0	2.0	1224	$1,650	$1.35	21d	1	0.46mi
9205 Middlebury Way Camby, IN	3.0	2.5	1792	$1,760	$0.98	8d	1	0.62mi
13147 N Becks Grove Ct Camby, IN	3.0	2.0	1440	$1,885	$1.31	5d	1	1.28mi
13134 N Etna Green Dr Camby, IN	3.0	2.5	1613	$1,855	$1.15	17d	1	1.29mi
8624 Hosta Way Camby, IN	3.0	2.5	1846	$1,761	$0.95	13d	1	1.40mi

HOA detail

• Monthly dues: $30 · $360/yr

Listing history 4 events

1. 2026-04-30
   status Pending
2. 2026-04-28
   price $179,900
3. 2026-04-20
   price $184,900
4. 2026-04-16
   listed $189,500 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: $2,483 · $207/mo
• Projected year-2 tax: $2,483 · $207/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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,367
• − Mortgage interest: −$10,077
• − Property taxes: −$2,483
• − Insurance: −$900
• − Repairs & maintenance: −$1,869
• − Management: −$1,869
• − HOA: −$360
• − Depreciation: −$5,233
• Taxable income: $575
• Est. tax owed @ 24.0%: −$138
• After-tax cash flow: $3,259/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 — Indianapolis city (balance)

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

Census & demographics

• County: Marion County · 998,460 people
• City population: 881,119
• Metro: Indianapolis-Carmel-Anderson, IN
• Population (ZIP): 17,192
• Household income: $84,463
• Rent vs Own: 25.2% rent · 74.8% own
• Severe rent burden: 201.0

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 (73%)
• Race & ethnicity: White 73% Black 16% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Hispanic 5% Lithuanian 3% Slovak 2%
• Foreign-born: 10% · Canada
• Languages at home: 88% English-only · Spanish 5% French/Haitian/Cajun 5%

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: ▼ -33.73%
• Current HPI: 225.185
• Rent YoY: ▲ 2.88%
• 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

-5.1% since first listed

4 events — show timeline

• 2026-04-30 Pending — MIBOR as Distributed by MLS Grid
• 2026-04-28 Price Changed $179,900 MIBOR as Distributed by MLS Grid
• 2026-04-20 Price Changed $184,900 MIBOR as Distributed by MLS Grid
• 2026-04-16 Listed $189,500 MIBOR as Distributed by MLS Grid

Property tax history

+3.6%/yr

Latest (2025): $2,483 · +9.5% YoY. Source: county tax records.