Wilder Plan · McCordsville, IN 46055

$285,990

3 bd · 2.5 ba · 1,856 sqft · Townhouse · 7 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 +10.8/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Schools +4.1/10.0
• Rent growth +3.8/5.0
• Livability +3.5/5.0
• 1% rule +3.2/10.0
• DSCR +3.1/10.0
• Appreciation +0.0/10.0

Listing remarks

The Wilder by Fischer Homes offers a beautifully designed open floor plan with an island kitchen, perfect for modern living and entertaining. The main level features a kitchen, living room, and dining room, perfect for entertaining. Enjoy versatile spaces with an included loft. Outdoor living is enhanced with a patio, while the two-car garage adds convenience. Optional features like an electric fireplace provide additional style and comfort, making the Wilder a versatile and inviting home.

Key facts

• Island kitchen
• Patio
• Electric fireplace

Tags

• ISLAND KITCHEN
• INCLUDED LOFT
• OUTDOOR LIVING
• PATIO
• TWO-CAR GARAGE
• ELECTRIC FIREPLACE

Property features AI

Finance

• Other: Virtual tour available
• Financial info: List price $385,990

Exterior

• Parking: 2 garage spaces (2 parking spaces total)
• Home design: New construction plan (Wilder)
• Exterior features: Address: 6046 Windsor Dr, McCordsville, IN 46055; Living area approximately 1,856

Interior

• Kitchen: Standard kitchen included (plan details)
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Open living area (plan: Wilder)

🏗️ New construction. The $285,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $300,672.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $286k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-140 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $280k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $245k (14.2% below list).
• Recommended offer: $245k (14.2% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 3.9% in McCordsville — 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 69/100 on livability (#181 in IN) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Mt Vernon Community School Corporation (rural): math 43% / reading 48% proficiency, ranked #70 of 301 in IN (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+5.2%/yr); 422 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 1,091 units permitted in Hancock County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Hancock County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $245,331 (14.2% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-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?
4. 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?
5. 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.
6. 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.
7. 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: 0.82% ✗
• Cap rate: 5.74%
• Cash-on-cash: -1.99%
• DSCR: 0.91
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $300,672
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7348 W County Road 600 Rd Unit 12-604	0.02mi	3/2.5	2,127 (+15%)	7mo	$305,000	$143	69
5790 Arcade Blvd	0.39mi	3/2.5	2,021 (+9%)	2mo	$300,400	$149	65
7343 Bayview Run Unit 11-604	0.07mi	3/3.5	2,127 (+15%)	6mo	$351,046	$165	64
7318 W County Road 600 Rd Unit 14-605	0.05mi	3/3.5	2,059 (+11%)	18mo	$350,000	$170	60
5771 CR W 750 N	0.42mi	3/2.5	2,021 (+9%)	10mo	$327,499	$162	57
5767 CR W 750 N	0.43mi	3/2.5	2,021 (+9%)	13mo	$315,000	$156	54
5729 CR W 750 N	0.46mi	3/2.5	2,021 (+9%)	14mo	$319,999	$158	52
5723 CR W 750	0.47mi	3/2.5	2,021 (+9%)	14mo	$309,999	$153	51
5724 Arcade Blvd	0.45mi	3/2.5	2,021 (+9%)	16mo	$329,999	$163	50
7314 W County Road 600 Rd Unit 14-604	0.05mi	4/3.5 (+1)	2,127 (+15%)	18mo	$358,990	$169	49

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 · 5.18% rent growth · sell at horizon

5-year hold

• IRR: -17.2%
• Equity multiple: 0.38×
• Total profit: $-52,088
• Equity at exit: $44,831

10-year hold

• IRR: -5.5%
• Equity multiple: 0.61×
• Total profit: $-33,078
• Equity at exit: $25,997

Cash invested: $84,188 (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 46055

• Home prices YoY: -20.1%
• Rents YoY: 5.2%
• Active inventory: 422
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,453 high
• Mortgage (P&I): −$1,577
• Tax est. 1.5%: −$376 /mo · $4,510/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $-140

Break-even live

Break-even rent $2,630

Max offer price $280,448

Occupancy floor —

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: $75,168
• Closing costs: $9,020
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6032 Windsor Dr Unit MC McCordsville, IN	3.0	4.0	2320	$2,400	$1.03	23d	1	0.01mi
5790 Arcade Blvd McCordsville, IN	3.0	2.5	2021	$2,250	$1.11	20d	1	0.40mi
5743 W 750 N Unit 5743 750 McCordsville, IN	3.0	2.5	2400	$2,050	$0.85	4d	1	0.45mi
7044 N Mesquite Ct McCordsville, IN	3.0	2.0	2073	$1,991	$0.96	7d	1	0.72mi
6654 Willow Way McCordsville, IN	3.0–4.0	2.0–2.5	1810	$2,485	$1.37	1d	10	0.98mi
5510 Wood Spring Ln McCordsville, IN	3.0	2.5	2009	$2,091	$1.04	21d	1	1.07mi
6267 Cypress Ct McCordsville, IN	3.0	2.0	1673	$2,500	$1.49	2d	1	1.07mi
5871 Broadacre Dr McCordsville, IN	1.0–3.0	1.0–2.0	978	$2,285	$2.34	2d	150	1.34mi
6077 W Jamison Dr McCordsville, IN	4.0	2.5	1951	$2,569	$1.32	4d	1	1.37mi
7427 Cobblestone West Dr Indianapolis, IN	3.0	2.0	1704	$1,931	$1.13	7d	1	1.45mi
6055 W Brickell Ln McCordsville, IN	3.0	2.0	1827	$2,211	$1.21	16d	1	1.47mi

Listing history 8 events

1. 2026-06-18
   price $285,990 Active 7 DOM
2. 2026-06-18
   days on market $385,990 Active 7 DOM
3. 2026-06-17
   days on market $385,990 Active 6 DOM
4. 2026-06-16
   days on market $385,990 Active 5 DOM
5. 2026-06-15
   days on market $385,990 Active 4 DOM
6. 2026-06-13
   days on market $385,990 Active 2 DOM
7. 2026-06-13
   remarks 494-char remark
8. 2026-06-13
   listed $385,990 Active 1 DOM

ⓘ 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: $29,440
• − Mortgage interest: −$16,842
• − Property taxes: −$4,510
• − Insurance: −$1,503
• − Repairs & maintenance: −$2,355
• − Management: −$2,355
• − Depreciation: −$8,747
• Taxable loss: −$6,873
• Est. tax savings @ 24.0%: +$1,650
• After-tax cash flow: $-28/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 · 13 photos

Excellent 95/100 None rehab

This townhouse is in excellent condition with no visible repairs needed. It offers a well-maintained exterior, fresh interior, and a great curb appeal, making it an attractive investment.

Value-add opportunities

• Both Painting the exterior — Fresh paint enhances curb appeal and can increase both resale and rental value.
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and attract more potential buyers or renters.
• Both Interior touch-ups — Fresh paint and minor touch-ups can make the interior more inviting and increase both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Fresh paint enhances curb appeal and can increase both resale and rental value. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and attract more potential buyers or renters. ↑
• Both Interior touch-ups — Fresh paint and minor touch-ups can make the interior more inviting and increase both resale and rental 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: Mt Vernon Community School Corporation
• NCES district ID: 1807260
• Math proficiency: 43% ▼ -12.00%
• Reading proficiency: 48% ▼ -7.00%
• Median HH income: $73,671
• Composite: 41.3/100
• National rank: #3514
• State rank: #70 of 301 in IN

Livability — McCordsville

• Score: 69/100
• State rank: #181
• US rank: #8388

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McCordsville, IN
• County: Hancock County · 59,521 people
• City population: 16,010
• Metro: Indianapolis-Carmel-Anderson, IN
• Population (ZIP): 16,010
• Household income: $113,784
• Rent vs Own: 17.7% rent · 82.3% own
• Severe rent burden: 58.0

Population outlook (Hancock County) Hauer SSP2

• Today (2025): 77,820 people
• By 2030: 79,914 · +2.7%
• By 2040: 82,734 · +6.3%
• By 2050: 83,348 · +7.1%
• By 2075: 82,439 · +5.9%
• By 2100: 74,181 · -4.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 13% Two or more races 6% Hispanic / Latino 4% Asian 1%
• Common ancestry: Lithuanian 3% Italian 3% Romanian 3%
• Foreign-born: 4% · Canada, Vietnam, Jamaica
• Languages at home: 94% English-only · Spanish 4%

Political lean MEDSL · Hancock

• 2024 margin: Solid R (+33.7) · D 32.2% · R 65.9% · Other 1.9%
• 2008→2024 swing: -4.1pp toward R · 2008: -29.6pp · 2024: -33.7pp
• All cycles: 2024: R+33.7 2020: R+37.5 2016: R+44.8 2012: R+41.0 2008: R+29.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -52.35%
• Current HPI: 207.9764
• Rent YoY: ▲ 5.18%
• 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