16704 Earl Park Ct · Westfield, IN 46074

$439,000

3 bd · 2.5 ba · 2,862 sqft · SingleFamily public records · 8 Days on market

Built 2003 0.31 ac lot $153/sqft · 13% below area Est $503k · 13% under $67/mo HOA · 2% of rent

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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 +13.2/15.0
• Cash flow +7.4/30.0
• Schools +5.5/10.0
• Rent growth +3.6/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Do not miss out on this spacious, 6 bedroom, three car garage home located on a quiet cul-de-sac in sought after Countryside. Open concept floor plan includes a living room/dining room combo as well as the kitchen opening up to the great room equipped with a fireplace. The 6th bedroom is conveniently located on the main floor and has endless possibilities for use. The Master suite is a dream for any homeowner with ample amounts of space. Each of the bedrooms includes a walk in closet. Step outside for a relaxing evening on the deck. Countryside is loaded with amenities and the neighborhood is a prime location for all that Westfield has to offer. Seller offering to provide a paint and flooring allowance of up to $5000.

Key facts

• Quiet cul-de-sac
• 0.31 acre lot
• 3 garage spots

Tags

• GENEROUS THIRD-ACRE CORNER LOT
• QUIET CUL-DE-SAC
• CLASSIC BRICK AND VINYL FACADE
• PROFESSIONAL LANDSCAPE
• WOOD-BURNING FIREPLACE
• DURABLE LAMINATE FLOORING

Property features AI

Finance

• Other: Ownership interest: mandatory fee
• HOA & community: Part of an association with annual fees; Annual association fee applies; Association amenities include pool, clubhouse, maintenance, park, playground, management, tennis courts, trash service, basketball court, and sport court; Association governed by covenants and restrictions; Association fee covers clubhouse, entrance/common areas, maintenance, nature area, park/playground, management, tennis courts, and trash

Exterior

• Parking: Attached garage; Three garage spaces; Keyless entry for garage
• Security: Smoke alarm(s); Smoke detector(s)
• Utilities: Public water; Municipal sewer connected; No solid waste service indicated
• Home design: Single family residence; Two levels; Faces south
• Construction: Vinyl siding and brick exterior; Slab foundation
• Exterior features: Deck; Fire pit; Corner lot on a cul-de-sac with curbs and sidewalks; Has view

Interior

• Kitchen: Double oven; Electric oven; Microwave with hood (MicroHood); Dishwasher; Disposal; Refrigerator
• Bedrooms: Six total bedrooms; Primary bedroom with walk-in closet; Five bedrooms located on the upper level; One bedroom located on the main level
• Bathrooms: Two full bathrooms; One half bathroom; Primary bathroom with double sinks and a full tub with shower
• Heating & cooling: Electric heating; Forced air; Heat pump (provides heating and cooling); Central air
• Interior features: Attic access; Eat-in kitchen; Pantry; Walk-in closets; Formal living room
• Laundry & utility: Upper-level laundry room; Electric water heater; Water heater; Water softener (owned)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $439k.

Deal economics

• At list price, monthly cash flow is $-570 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $338k (22.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $291k (33.7% below list).
• Recommended offer: $291k (33.7% below list) — sets the bar for 1% rule.
• Cap rate 4.7% 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.
• Zoned schools: Oak Trace Elementary School (math 84% / reading 77%, grade A+, #6 of 994 statewide, top 0%, 586 students, 9% FRL); Westfield Middle School (math 46% / reading 62%, grade B-, #31 of 330 statewide, top 9%, 1,429 students, 18% FRL); Westfield High School (math 61% / reading 85%, grade B+, #8 of 369 statewide, top 2%, 2,665 students, 18% FRL) — zoned schools at 15% FRL track the district average.
• Market conditions: Rents rising fast (+4.3%/yr); 809 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 15y 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.

Recommended offer $291,203 (33.7% 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: 0.66% ✗
• Cap rate: 4.74%
• Cash-on-cash: -5.56%
• DSCR: 0.75
• GRM: 12.6

CMA / ARV

• ARV (median comp): $502,521
• List price: $439,000
• Delta: -12.64%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16764 Burket Dr	0.17mi	4/2.5 (+1)	2,848 (-0%)	19mo	$444,000	$156	71
285 Earl Park Way	0.04mi	4/2.5 (+1)	3,182 (+11%)	7mo	$481,000	$151	69
561 Plainville Dr	0.48mi	3/2.5	2,926 (+2%)	6mo	$370,000	$126	69
341 Orland Overlook	0.47mi	4/2.5 (+1)	3,026 (+6%)	2mo	$500,000	$165	62
230 Maple View Dr	0.54mi	3/3.0	2,715 (-5%)	4mo	$568,000	$209	61
16271 Ambia Cir	0.54mi	3/2.5	2,936 (+3%)	13mo	$455,000	$155	60
30 Markleville Ln	0.46mi	3/2.5	2,528 (-12%)	5mo	$370,000	$146	55
16446 Lakeville Xing	0.55mi	4/3.5 (+1)	3,005 (+5%)	3mo	$469,000	$156	55
514 Lynton Way	0.67mi	4/3.5 (+1)	3,109 (+9%)	4mo	$485,000	$156	42
16745 Del Mar Way	0.58mi	4/2.5 (+1)	2,472 (-14%)	10mo	$460,000	$186	37
515 Lynton Way	0.70mi	4/3.5 (+1)	3,073 (+7%)	12mo	$549,625	$179	36
24 W Pine Ridge Dr	0.61mi	4/2.5 (+1)	2,484 (-13%)	13mo	$370,000	$149	34

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: -24.5%
• Equity multiple: 0.16×
• Total profit: $-103,733
• Equity at exit: $65,456

10-year hold

• IRR: -17.1%
• Equity multiple: 0.01×
• Total profit: $-121,534
• Equity at exit: $37,957

Cash invested: $122,920 (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: 12.6×

Monthly cashflow live

• Estimated rent: $2,912 high
• Mortgage (P&I): −$2,302
• Tax from tax record: −$318 /mo · $3,816/yr
• Insurance: −$183
• HOA: −$67
• Vacancy / Maint / Mgmt: −$612
• Net cashflow: $-570

Break-even live

Break-even rent $3,633

Max offer price $338,381

Occupancy floor —

Sensitivity live

Price	-10% $-321	-5% $-445	+0% $-570	+5% $-694	+10% $-818
Rent	-10% $-800	-5% $-685	+0% $-570	+5% $-455	+10% $-340
Rate	-1.0pp $-349	-0.5pp $-458	base $-570	+0.5pp $-683	+1.0pp $-799

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: $109,750
• Closing costs: $13,170
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16259 Countryside Blvd Westfield, IN	4.0	2.5	2972	$2,900	$0.98	9d	1	0.39mi
459 Vernon Pl Westfield, IN	4.0	2.5	1968	$3,750	$1.91	45d	1	0.43mi
16271 Ambia Cir Westfield, IN	3.0	2.5	3074	$3,300	$1.07	45d	1	0.56mi
16325 Bay Meadow Cir Westfield, IN	4.0	3.0	2042	$1,995	$0.98	14d	1	0.60mi
17330 Graley Pl Westfield, IN	3.0	3.0	2383	$3,500	$1.47	45d	1	0.65mi
16026 Coleman Dr Westfield, IN	3.0	2.5	2400	$3,000	$1.25	45d	1	1.19mi
16838 Brinkman Rd Westfield, IN	3.0	2.5	2387	$2,700	$1.13	19d	1	1.48mi
16848 Brinkman Rd Westfield, IN	4.0	3.5	2378	$2,850	$1.20	45d	1	1.49mi

HOA detail

• Monthly dues: $67 · $804/yr

Listing history 11 events

1. 2026-05-15
   status Pending 1975-char remark
2. 2026-05-07
   listed $439,000 Active 1975-char remark
3. 2020-06-29
   soldstatus $280,000 Sold 729-char remark

   Show marketing remark (729 chars)

   Do not miss out on this spacious, 6 bedroom, three car garage home located on a quiet cul-de-sac in sought after Countryside. Open concept floor plan includes a living room/dining room combo as well as the kitchen opening up to the great room equipped with a fireplace. The 6th bedroom is conveniently located on the main floor and has endless possibilities for use. The Master suite is a dream for any homeowner with ample amounts of space. Each of the bedrooms includes a walk in closet. Step outside for a relaxing evening on the deck. Countryside is loaded with amenities and the neighborhood is a prime location for all that Westfield has to offer. Seller offering to provide a paint and flooring allowance of up to $5000.

4. 2020-05-26
   status Pending 729-char remark

   Show marketing remark (729 chars)

   Do not miss out on this spacious, 6 bedroom, three car garage home located on a quiet cul-de-sac in sought after Countryside. Open concept floor plan includes a living room/dining room combo as well as the kitchen opening up to the great room equipped with a fireplace. The 6th bedroom is conveniently located on the main floor and has endless possibilities for use. The Master suite is a dream for any homeowner with ample amounts of space. Each of the bedrooms includes a walk in closet. Step outside for a relaxing evening on the deck. Countryside is loaded with amenities and the neighborhood is a prime location for all that Westfield has to offer. Seller offering to provide a paint and flooring allowance of up to $5000.

5. 2020-05-13
   listed $300,000 Active 729-char remark

   Show marketing remark (729 chars)

   Do not miss out on this spacious, 6 bedroom, three car garage home located on a quiet cul-de-sac in sought after Countryside. Open concept floor plan includes a living room/dining room combo as well as the kitchen opening up to the great room equipped with a fireplace. The 6th bedroom is conveniently located on the main floor and has endless possibilities for use. The Master suite is a dream for any homeowner with ample amounts of space. Each of the bedrooms includes a walk in closet. Step outside for a relaxing evening on the deck. Countryside is loaded with amenities and the neighborhood is a prime location for all that Westfield has to offer. Seller offering to provide a paint and flooring allowance of up to $5000.

6. 2015-06-15
   soldstatus $230,000 Sold

   Show marketing remark (486 chars)

   This gorgeous home sits on a quiet cul-de-sac with a great deck and pergola with built-in seating. The play set stays if desired. The 6th bedroom is on the main level and can be used as an office. The 5th bedroom is big enough to use as a playroom or workout room. All rooms have overhead fans and walk-in closets. Huge master suite! All appliances stay. The kitchen opens up to the family room and the deck! The 3 car garage will fit cars, equipment and toys! Fence is allowed.

7. 2015-05-13
   status Pending

   Show marketing remark (486 chars)

   This gorgeous home sits on a quiet cul-de-sac with a great deck and pergola with built-in seating. The play set stays if desired. The 6th bedroom is on the main level and can be used as an office. The 5th bedroom is big enough to use as a playroom or workout room. All rooms have overhead fans and walk-in closets. Huge master suite! All appliances stay. The kitchen opens up to the family room and the deck! The 3 car garage will fit cars, equipment and toys! Fence is allowed.

8. 2015-05-08
   listed $230,000 Active

   Show marketing remark (486 chars)

   This gorgeous home sits on a quiet cul-de-sac with a great deck and pergola with built-in seating. The play set stays if desired. The 6th bedroom is on the main level and can be used as an office. The 5th bedroom is big enough to use as a playroom or workout room. All rooms have overhead fans and walk-in closets. Huge master suite! All appliances stay. The kitchen opens up to the family room and the deck! The 3 car garage will fit cars, equipment and toys! Fence is allowed.

9. 2012-03-15
   historical
10. 2012-03-14
    soldstatus $197,500
11. 2011-10-07
    listed $205,000

ⓘ 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: $3,816 · $318/mo
• Projected year-2 tax: $3,816 · $318/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 3/10 Moderate 7 d/yr ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $34,944
• − Mortgage interest: −$24,591
• − Property taxes: −$3,816
• − Insurance: −$2,195
• − Repairs & maintenance: −$2,796
• − Management: −$2,796
• − HOA: −$804
• − Depreciation: −$12,771
• Taxable loss: −$14,824
• Est. tax savings @ 24.0%: +$3,558
• After-tax cash flow: $-3,277/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

+114.1% since first listed

12 events — show timeline

• 2026-06-03 Sold (MLS) $439,000 MIBOR as Distributed by MLS Grid
• 2026-05-15 Pending — MIBOR as Distributed by MLS Grid
• 2026-05-07 Listed $439,000 MIBOR as Distributed by MLS Grid
• 2020-06-29 Sold (MLS) $280,000 MIBOR as Distributed by MLS Grid
• 2020-05-26 Pending — MIBOR as Distributed by MLS Grid
• 2020-05-13 Listed $300,000 MIBOR as Distributed by MLS Grid
• 2015-06-15 Sold (MLS) $230,000 MIBOR as Distributed by MLS Grid
• 2015-05-13 Pending — MIBOR as Distributed by MLS Grid
• 2015-05-08 Listed $230,000 MIBOR as Distributed by MLS Grid
• 2012-03-15 Listing Removed — MIBOR as Distributed by MLS Grid
• 2012-03-14 Sold (MLS) $197,500 MIBOR as Distributed by MLS Grid
• 2011-10-07 Listed $205,000 MIBOR as Distributed by MLS Grid

Property tax history

+5.7%/yr

Latest (2025): $3,816 · -0.7% YoY. Source: county tax records.