Sedona Plan · Westfield, IN 46069

$431,800

4 bd · 2.5 ba · 2,444 sqft · SingleFamily · 519 Days on market

Excellent condition

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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).

• Cash flow +9.4/30.0
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• Condition / age +4.8/5.0
• Livability +3.6/5.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Olthof Homes presents the Sedona. This home boasts 2444 sf of living space. Private Owner's Suite, complete with bath and walk in closet. 4 bedrooms with an option for a 5th bedroom and ¾ bath on the main floor. The great room with high volume ceilings meets the kitchen with walk in pantry. Optional main floor laundry. This home can be built with a 2/2.5/3 car garage, full or partial basement, a sunroom, and many other options. Olthof Homes builds high performance energy efficient homes with a third-party certified energy rating. 10-year structural warranty, 4-year workmanship on the roof, Low E windows, and Industry Best Customer Care Program.

Key facts

• 2 garage spots
• Listed 519 days

🏗️ New construction. The $431,800 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $445,741.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $432k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-315 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $400k (7.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $350k (18.9% below list).
• Recommended offer: $350k (18.9% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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: Monon Trail Elementary School (math 55% / reading 43%, grade D, #301 of 994 statewide, top 30%, 572 students, 29% 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).
• Market conditions: 120 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 519 days — a 12% lower offer ($380k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask is 7% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $350,000 (18.9% 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 519 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.79% ✗
• Cap rate: 5.44%
• Cash-on-cash: -3.03%
• DSCR: 0.87
• GRM: 10.6

CMA / ARV

• ARV (median comp): $445,741
• List price: $431,800
• Delta: -3.13%
• 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
19824 Atwater Ave	0.12mi	4/2.5	2,468 (+1%)	1mo	$452,000	$183	92
1479 Mahoning Rd	0.13mi	4/2.5	2,496 (+2%)	1mo	$460,763	$185	89
19763 Atwater Ave	0.09mi	4/2.5	2,444 (0%)	13mo	$444,444	$182	85
19744 Atwater Ave	0.07mi	4/2.5	2,353 (-4%)	16mo	$436,000	$185	77
1407 Mahoning Rd	0.07mi	4/2.5	2,736 (+12%)	2mo	$465,000	$170	75
19703 Atwater Ave	0.04mi	4/2.5	2,670 (+9%)	15mo	$456,274	$171	70
19407 Wilkey Cir	0.52mi	3/3.0 (-1)	2,550 (+4%)	1mo	$537,000	$211	61
19743 Atwater Ave	0.07mi	3/2.0 (-1)	2,182 (-11%)	14mo	$453,600	$208	60
1284 Drury Dr	0.59mi	3/3.0 (-1)	2,225 (-9%)	1mo	$495,000	$222	50
19302 Mcdonald Pl	0.55mi	3/2.5 (-1)	2,210 (-10%)	7mo	$542,000	$245	47
720 Keck Way	0.61mi	3/3.0 (-1)	2,720 (+11%)	13mo	$540,000	$199	35
19776 Baisley Trl	0.75mi	3/3.0 (-1)	2,730 (+12%)	8mo	$541,000	$198	32

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -21.3%
• Equity multiple: 0.26×
• Total profit: $-92,266
• Equity at exit: $66,461

10-year hold

• IRR: -14.9%
• Equity multiple: 0.15×
• Total profit: $-105,997
• Equity at exit: $38,540

Cash invested: $124,808 (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 46069

• Home prices YoY: -28.2%
• Active inventory: 120
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $3,500 medium
• Mortgage (P&I): −$2,338
• Tax est. 1.5%: −$557 /mo · $6,686/yr
• Insurance: −$186
• HOA: −$0
• Vacancy / Maint / Mgmt: −$735
• Net cashflow: $-315

Break-even live

Break-even rent $3,899

Max offer price $400,100

Occupancy floor —

Sensitivity live

Price	-10% $-7	-5% $-161	+0% $-315	+5% $-469	+10% $-623
Rent	-10% $-592	-5% $-454	+0% $-315	+5% $-177	+10% $-39
Rate	-1.0pp $-91	-0.5pp $-202	base $-315	+0.5pp $-431	+1.0pp $-548

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: $111,435
• Closing costs: $13,372
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19776 Baisley Trl Westfield, IN	3.0	3.0	2730	$3,500	$1.28	45d	1	0.77mi

Listing history 35 events

1. 2026-06-21
   days on market $431,800 Active 519 DOM
2. 2026-06-18
   days on market $431,800 Active 516 DOM
3. 2026-06-17
   days on market $431,800 Active 515 DOM
4. 2026-06-16
   days on market $431,800 Active 514 DOM
5. 2026-06-15
   days on market $431,800 Active 513 DOM
6. 2026-06-13
   days on market $431,800 Active 511 DOM
7. 2026-06-13
   days on market $431,800 Active 510 DOM
8. 2026-06-09
   days on market $431,800 Active 507 DOM
9. 2026-06-08
   days on market $431,800 Active 506 DOM
10. 2026-06-07
    days on market $431,800 Active 505 DOM
11. 2026-06-05
    days on market $431,800 Active 502 DOM
12. 2026-06-03
    days on market $431,800 Active 501 DOM
13. 2026-06-02
    days on market $431,800 Active 500 DOM
14. 2026-06-01
    days on market $431,800 Active 499 DOM
15. 2026-05-31
    days on market $431,800 Active 498 DOM
16. 2026-05-05
    price $431,800 659-char remark

    Show marketing remark (659 chars)

    Olthof Homes presents the Sedona. This home boasts 2444 sf of living space. Private Owner's Suite, complete with bath and walk in closet. 4 bedrooms with an option for a 5th bedroom and ¾ bath on the main floor. The great room with high volume ceilings meets the kitchen with walk in pantry. Optional main floor laundry. This home can be built with a 2/2.5/3 car garage, full or partial basement, a sunroom, and many other options. Olthof Homes builds high performance energy efficient homes with a third-party certified energy rating. 10-year structural warranty, 4-year workmanship on the roof, Low E windows, and Industry Best Customer Care Program.

17. 2026-04-14
    price $427,400 659-char remark

    Show marketing remark (659 chars)

    Olthof Homes presents the Sedona. This home boasts 2444 sf of living space. Private Owner's Suite, complete with bath and walk in closet. 4 bedrooms with an option for a 5th bedroom and ¾ bath on the main floor. The great room with high volume ceilings meets the kitchen with walk in pantry. Optional main floor laundry. This home can be built with a 2/2.5/3 car garage, full or partial basement, a sunroom, and many other options. Olthof Homes builds high performance energy efficient homes with a third-party certified energy rating. 10-year structural warranty, 4-year workmanship on the roof, Low E windows, and Industry Best Customer Care Program.

18. 2026-03-17
    price $423,100 659-char remark

    Show marketing remark (659 chars)

    Olthof Homes presents the Sedona. This home boasts 2444 sf of living space. Private Owner's Suite, complete with bath and walk in closet. 4 bedrooms with an option for a 5th bedroom and ¾ bath on the main floor. The great room with high volume ceilings meets the kitchen with walk in pantry. Optional main floor laundry. This home can be built with a 2/2.5/3 car garage, full or partial basement, a sunroom, and many other options. Olthof Homes builds high performance energy efficient homes with a third-party certified energy rating. 10-year structural warranty, 4-year workmanship on the roof, Low E windows, and Industry Best Customer Care Program.

19. 2026-01-08
    price $420,900 659-char remark

    Show marketing remark (659 chars)

    Olthof Homes presents the Sedona. This home boasts 2444 sf of living space. Private Owner's Suite, complete with bath and walk in closet. 4 bedrooms with an option for a 5th bedroom and ¾ bath on the main floor. The great room with high volume ceilings meets the kitchen with walk in pantry. Optional main floor laundry. This home can be built with a 2/2.5/3 car garage, full or partial basement, a sunroom, and many other options. Olthof Homes builds high performance energy efficient homes with a third-party certified energy rating. 10-year structural warranty, 4-year workmanship on the roof, Low E windows, and Industry Best Customer Care Program.

20. 2025-11-07
    status Active 659-char remark

    Show marketing remark (659 chars)

    Olthof Homes presents the Sedona. This home boasts 2444 sf of living space. Private Owner's Suite, complete with bath and walk in closet. 4 bedrooms with an option for a 5th bedroom and ¾ bath on the main floor. The great room with high volume ceilings meets the kitchen with walk in pantry. Optional main floor laundry. This home can be built with a 2/2.5/3 car garage, full or partial basement, a sunroom, and many other options. Olthof Homes builds high performance energy efficient homes with a third-party certified energy rating. 10-year structural warranty, 4-year workmanship on the roof, Low E windows, and Industry Best Customer Care Program.

21. 2025-11-07
    historical 659-char remark

    Show marketing remark (659 chars)

    Olthof Homes presents the Sedona. This home boasts 2444 sf of living space. Private Owner's Suite, complete with bath and walk in closet. 4 bedrooms with an option for a 5th bedroom and ¾ bath on the main floor. The great room with high volume ceilings meets the kitchen with walk in pantry. Optional main floor laundry. This home can be built with a 2/2.5/3 car garage, full or partial basement, a sunroom, and many other options. Olthof Homes builds high performance energy efficient homes with a third-party certified energy rating. 10-year structural warranty, 4-year workmanship on the roof, Low E windows, and Industry Best Customer Care Program.

22. 2025-11-05
    status Active 659-char remark

    Show marketing remark (659 chars)

    Olthof Homes presents the Sedona. This home boasts 2444 sf of living space. Private Owner's Suite, complete with bath and walk in closet. 4 bedrooms with an option for a 5th bedroom and ¾ bath on the main floor. The great room with high volume ceilings meets the kitchen with walk in pantry. Optional main floor laundry. This home can be built with a 2/2.5/3 car garage, full or partial basement, a sunroom, and many other options. Olthof Homes builds high performance energy efficient homes with a third-party certified energy rating. 10-year structural warranty, 4-year workmanship on the roof, Low E windows, and Industry Best Customer Care Program.

23. 2025-11-05
    historical 659-char remark

    Show marketing remark (659 chars)

    Olthof Homes presents the Sedona. This home boasts 2444 sf of living space. Private Owner's Suite, complete with bath and walk in closet. 4 bedrooms with an option for a 5th bedroom and ¾ bath on the main floor. The great room with high volume ceilings meets the kitchen with walk in pantry. Optional main floor laundry. This home can be built with a 2/2.5/3 car garage, full or partial basement, a sunroom, and many other options. Olthof Homes builds high performance energy efficient homes with a third-party certified energy rating. 10-year structural warranty, 4-year workmanship on the roof, Low E windows, and Industry Best Customer Care Program.

24. 2025-10-31
    status Active 659-char remark

    Show marketing remark (659 chars)

    Olthof Homes presents the Sedona. This home boasts 2444 sf of living space. Private Owner's Suite, complete with bath and walk in closet. 4 bedrooms with an option for a 5th bedroom and ¾ bath on the main floor. The great room with high volume ceilings meets the kitchen with walk in pantry. Optional main floor laundry. This home can be built with a 2/2.5/3 car garage, full or partial basement, a sunroom, and many other options. Olthof Homes builds high performance energy efficient homes with a third-party certified energy rating. 10-year structural warranty, 4-year workmanship on the roof, Low E windows, and Industry Best Customer Care Program.

25. 2025-10-31
    historical 659-char remark

    Show marketing remark (659 chars)

    Olthof Homes presents the Sedona. This home boasts 2444 sf of living space. Private Owner's Suite, complete with bath and walk in closet. 4 bedrooms with an option for a 5th bedroom and ¾ bath on the main floor. The great room with high volume ceilings meets the kitchen with walk in pantry. Optional main floor laundry. This home can be built with a 2/2.5/3 car garage, full or partial basement, a sunroom, and many other options. Olthof Homes builds high performance energy efficient homes with a third-party certified energy rating. 10-year structural warranty, 4-year workmanship on the roof, Low E windows, and Industry Best Customer Care Program.

26. 2025-10-10
    status Active 659-char remark

    Show marketing remark (659 chars)

    Olthof Homes presents the Sedona. This home boasts 2444 sf of living space. Private Owner's Suite, complete with bath and walk in closet. 4 bedrooms with an option for a 5th bedroom and ¾ bath on the main floor. The great room with high volume ceilings meets the kitchen with walk in pantry. Optional main floor laundry. This home can be built with a 2/2.5/3 car garage, full or partial basement, a sunroom, and many other options. Olthof Homes builds high performance energy efficient homes with a third-party certified energy rating. 10-year structural warranty, 4-year workmanship on the roof, Low E windows, and Industry Best Customer Care Program.

27. 2025-08-27
    historical 659-char remark

    Show marketing remark (659 chars)

    Olthof Homes presents the Sedona. This home boasts 2444 sf of living space. Private Owner's Suite, complete with bath and walk in closet. 4 bedrooms with an option for a 5th bedroom and ¾ bath on the main floor. The great room with high volume ceilings meets the kitchen with walk in pantry. Optional main floor laundry. This home can be built with a 2/2.5/3 car garage, full or partial basement, a sunroom, and many other options. Olthof Homes builds high performance energy efficient homes with a third-party certified energy rating. 10-year structural warranty, 4-year workmanship on the roof, Low E windows, and Industry Best Customer Care Program.

28. 2025-04-08
    price $416,600 659-char remark

    Show marketing remark (659 chars)

    Olthof Homes presents the Sedona. This home boasts 2444 sf of living space. Private Owner's Suite, complete with bath and walk in closet. 4 bedrooms with an option for a 5th bedroom and ¾ bath on the main floor. The great room with high volume ceilings meets the kitchen with walk in pantry. Optional main floor laundry. This home can be built with a 2/2.5/3 car garage, full or partial basement, a sunroom, and many other options. Olthof Homes builds high performance energy efficient homes with a third-party certified energy rating. 10-year structural warranty, 4-year workmanship on the roof, Low E windows, and Industry Best Customer Care Program.

29. 2025-03-03
    price $412,400 659-char remark

    Show marketing remark (659 chars)

    Olthof Homes presents the Sedona. This home boasts 2444 sf of living space. Private Owner's Suite, complete with bath and walk in closet. 4 bedrooms with an option for a 5th bedroom and ¾ bath on the main floor. The great room with high volume ceilings meets the kitchen with walk in pantry. Optional main floor laundry. This home can be built with a 2/2.5/3 car garage, full or partial basement, a sunroom, and many other options. Olthof Homes builds high performance energy efficient homes with a third-party certified energy rating. 10-year structural warranty, 4-year workmanship on the roof, Low E windows, and Industry Best Customer Care Program.

30. 2025-03-02
    price $396,900 659-char remark

    Show marketing remark (659 chars)

    Olthof Homes presents the Sedona. This home boasts 2444 sf of living space. Private Owner's Suite, complete with bath and walk in closet. 4 bedrooms with an option for a 5th bedroom and ¾ bath on the main floor. The great room with high volume ceilings meets the kitchen with walk in pantry. Optional main floor laundry. This home can be built with a 2/2.5/3 car garage, full or partial basement, a sunroom, and many other options. Olthof Homes builds high performance energy efficient homes with a third-party certified energy rating. 10-year structural warranty, 4-year workmanship on the roof, Low E windows, and Industry Best Customer Care Program.

31. 2025-02-02
    price $410,300 659-char remark

    Show marketing remark (659 chars)

    Olthof Homes presents the Sedona. This home boasts 2444 sf of living space. Private Owner's Suite, complete with bath and walk in closet. 4 bedrooms with an option for a 5th bedroom and ¾ bath on the main floor. The great room with high volume ceilings meets the kitchen with walk in pantry. Optional main floor laundry. This home can be built with a 2/2.5/3 car garage, full or partial basement, a sunroom, and many other options. Olthof Homes builds high performance energy efficient homes with a third-party certified energy rating. 10-year structural warranty, 4-year workmanship on the roof, Low E windows, and Industry Best Customer Care Program.

32. 2025-02-01
    price $396,900 659-char remark

    Show marketing remark (659 chars)

    Olthof Homes presents the Sedona. This home boasts 2444 sf of living space. Private Owner's Suite, complete with bath and walk in closet. 4 bedrooms with an option for a 5th bedroom and ¾ bath on the main floor. The great room with high volume ceilings meets the kitchen with walk in pantry. Optional main floor laundry. This home can be built with a 2/2.5/3 car garage, full or partial basement, a sunroom, and many other options. Olthof Homes builds high performance energy efficient homes with a third-party certified energy rating. 10-year structural warranty, 4-year workmanship on the roof, Low E windows, and Industry Best Customer Care Program.

33. 2024-12-26
    price $408,200 659-char remark

    Show marketing remark (659 chars)

    Olthof Homes presents the Sedona. This home boasts 2444 sf of living space. Private Owner's Suite, complete with bath and walk in closet. 4 bedrooms with an option for a 5th bedroom and ¾ bath on the main floor. The great room with high volume ceilings meets the kitchen with walk in pantry. Optional main floor laundry. This home can be built with a 2/2.5/3 car garage, full or partial basement, a sunroom, and many other options. Olthof Homes builds high performance energy efficient homes with a third-party certified energy rating. 10-year structural warranty, 4-year workmanship on the roof, Low E windows, and Industry Best Customer Care Program.

34. 2024-12-25
    price $392,900 659-char remark

    Show marketing remark (659 chars)

    Olthof Homes presents the Sedona. This home boasts 2444 sf of living space. Private Owner's Suite, complete with bath and walk in closet. 4 bedrooms with an option for a 5th bedroom and ¾ bath on the main floor. The great room with high volume ceilings meets the kitchen with walk in pantry. Optional main floor laundry. This home can be built with a 2/2.5/3 car garage, full or partial basement, a sunroom, and many other options. Olthof Homes builds high performance energy efficient homes with a third-party certified energy rating. 10-year structural warranty, 4-year workmanship on the roof, Low E windows, and Industry Best Customer Care Program.

35. 2024-12-06
    listed $404,100 Active 659-char remark

    Show marketing remark (659 chars)

    Olthof Homes presents the Sedona. This home boasts 2444 sf of living space. Private Owner's Suite, complete with bath and walk in closet. 4 bedrooms with an option for a 5th bedroom and ¾ bath on the main floor. The great room with high volume ceilings meets the kitchen with walk in pantry. Optional main floor laundry. This home can be built with a 2/2.5/3 car garage, full or partial basement, a sunroom, and many other options. Olthof Homes builds high performance energy efficient homes with a third-party certified energy rating. 10-year structural warranty, 4-year workmanship on the roof, Low E windows, and Industry Best Customer Care Program.

ⓘ 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: $42,000
• − Mortgage interest: −$24,968
• − Property taxes: −$6,686
• − Insurance: −$2,229
• − Repairs & maintenance: −$3,360
• − Management: −$3,360
• − Depreciation: −$12,967
• Taxable loss: −$11,570
• Est. tax savings @ 24.0%: +$2,777
• After-tax cash flow: $-1,008/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 Sedona plan home is in excellent condition with no visible repairs needed. It offers a great opportunity for a potential buyer or investor to move in and enjoy a well-maintained property with high resale and rental value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in high-traffic areas — Improves appearance and reduces maintenance
• Both New kitchen appliances — Modernizes the space and adds value
• Both New bathroom fixtures — Enhances functionality and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in high-traffic areas — Improves appearance and reduces maintenance ↑
• Both New kitchen appliances — Modernizes the space and adds value ↑
• Both New bathroom fixtures — Enhances functionality and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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
• City population: 48,901
• Population (ZIP): 6,924

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 (94%)
• Race & ethnicity: White 94% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Slovak 5% Italian 2% Iranian 1%
• Foreign-born: 2% · Canada, Guatemala
• Languages at home: 99% English-only · Spanish 1%

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: ▼ -88.24%
• Current HPI: 224.338
• Rent YoY: —
• Metro: —
• 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

+6.9% since first listed

20 events — show timeline

• 2026-05-05 Price Changed $431,800 Zillow
• 2026-04-14 Price Changed $427,400 Zillow
• 2026-03-17 Price Changed $423,100 Zillow
• 2026-01-08 Price Changed $420,900 Zillow
• 2025-11-07 Relisted — Zillow
• 2025-11-07 Delisted — Zillow
• 2025-11-05 Relisted — Zillow
• 2025-11-05 Delisted — Zillow
• 2025-10-31 Relisted — Zillow
• 2025-10-31 Delisted — Zillow
• 2025-10-10 Relisted — Zillow
• 2025-08-27 Delisted — Zillow
• 2025-04-08 Price Changed $416,600 Zillow
• 2025-03-03 Price Changed $412,400 Zillow
• 2025-03-02 Price Changed $396,900 Zillow
• 2025-02-02 Price Changed $410,300 Zillow
• 2025-02-01 Price Changed $396,900 Zillow
• 2024-12-26 Price Changed $408,200 Zillow
• 2024-12-25 Price Changed $392,900 Zillow
• 2024-12-06 Listed $404,100 Zillow