Wilder Plan · McCordsville, IN 46055

$285,990

3 bd · 2.5 ba · 1,856 sqft · Townhouse · 42 Days on market

Excellent condition

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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).

• ARV discount +7.5/15.0
• Cash flow +7.2/30.0
• Schools +4.8/10.0
• Condition / age +4.8/5.0
• Rent growth +3.8/5.0
• Livability +3.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

The Wilder home design by Fischer Homes offers a thoughtfully planned two-story layout featuring 3 bedrooms, 2.5 baths, and 1,856 square feet of living space. Designed to feel open and connected, the main level centers around an island kitchen that flows seamlessly into the dining and living areas, creating a welcoming environment for both everyday routines and gatherings. Upstairs, private bedrooms provide comfortable separation from shared spaces, while the overall design balances function and flexibility across both levels of the home. The main level of the Wilder integrates the kitchen, living room, and dining area into one cohesive space anchored by a large island.

Key facts

• Flexible spaces
• Island kitchen
• Two car garage

Tags

• ISLAND KITCHEN
• SPACIOUS LOFT
• OUTDOOR LIVING
• TWO CAR GARAGE
• FLEXIBLE SPACES

🏗️ New construction. The $285,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $349,345.

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 $-485 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $279k (2.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $244k (14.6% below list).
• Recommended offer: $244k (14.6% below list) — sets the bar for 1% rule.

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.
• Zoned schools: Mccordsville Elementary School (math 54% / reading 38%, grade D-, #357 of 994 statewide, top 37%, 673 students, 25% FRL); Mt Vernon Middle School (math 37% / reading 46%, grade F, #108 of 330 statewide, top 34%, 1,070 students, 31% FRL); Mt Vernon High School (math 41% / reading 71%, grade C, #73 of 369 statewide, top 20%, 1,431 students, 27% FRL).
• Market conditions: Rents rising fast (+5.2%/yr); 580 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals lingering (median 65d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $10k 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

• It's been on market 42 days — a 3% lower offer ($277k) is reasonable based on typical stale-listing flexibility.

Recommended offer $244,165 (14.6% 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 42 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.70% ✗
• Cap rate: 4.63%
• Cash-on-cash: -5.95%
• DSCR: 0.74
• GRM: 11.9

CMA / ARV

• ARV (median comp): $349,345
• List price: $285,990
• Delta: -18.14%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

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%)	10mo	$305,000	$143	66
5790 Arcade Blvd	0.39mi	3/2.5	2,021 (+9%)	5mo	$300,400	$149	63
7343 Bayview Run Unit 11-604	0.07mi	3/3.5	2,127 (+15%)	9mo	$351,046	$165	61
7318 W County Road 600 Rd Unit 14-605	0.05mi	3/3.5	2,059 (+11%)	21mo	$350,000	$170	58
5771 CR W 750 N	0.42mi	3/2.5	2,021 (+9%)	13mo	$327,499	$162	54
5767 CR W 750 N	0.43mi	3/2.5	2,021 (+9%)	16mo	$315,000	$156	52
5729 CR W 750 N	0.46mi	3/2.5	2,021 (+9%)	17mo	$319,999	$158	50
5723 CR W 750	0.47mi	3/2.5	2,021 (+9%)	18mo	$309,999	$153	49
5724 Arcade Blvd	0.45mi	3/2.5	2,021 (+9%)	20mo	$329,999	$163	48
7314 W County Road 600 Rd Unit 14-604	0.05mi	4/3.5 (+1)	2,127 (+15%)	22mo	$358,990	$169	46

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: -24.1%
• Equity multiple: 0.16×
• Total profit: $-82,012
• Equity at exit: $52,088

10-year hold

• IRR: -14.3%
• Equity multiple: 0.10×
• Total profit: $-87,590
• Equity at exit: $30,205

Cash invested: $97,817 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 15 active · 4 under contract
• Months of supply: 30.0 mo (3%/mo absorbed)
• Median asking: $324,990 ($167/sqft)
• Median days on market: 41 d
• This list price: 20% of active listings are priced below it
• ARV vs active asking: +12.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 46055

• Home prices YoY: -20.1%
• Rents YoY: 5.2%
• Active inventory: 580
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,442 high
• Mortgage (P&I): −$1,832
• Tax est. 1.5%: −$437 /mo · $5,240/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $-485

Break-even live

Break-even rent $3,056

Max offer price $279,115

Occupancy floor —

Sensitivity live

Price	-10% $-244	-5% $-365	+0% $-485	+5% $-606	+10% $-727
Rent	-10% $-678	-5% $-582	+0% $-485	+5% $-389	+10% $-292
Rate	-1.0pp $-309	-0.5pp $-396	base $-485	+0.5pp $-576	+1.0pp $-668

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: $87,336
• Closing costs: $10,480
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 29 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	119d	1	0.01mi
7457 N Kensington Way McCordsville, IN	1.0–3.0	1.0–2.0	1074	$2,192	$2.04	2d	9	0.36mi
5790 Arcade Blvd McCordsville, IN	3.0	2.5	2021	$2,200	$1.09	88d	1	0.40mi
5743 W 750 N Unit 5743 750 McCordsville, IN	3.0	2.5	2400	$2,100	$0.88	5d	1	0.45mi
5743 W 750 N Unit 5743 750 McCordsville, IN	3.0	2.5	2400	$2,050	$0.85	100d	1	0.45mi
6660 W Denton Dr McCordsville, IN	3.0	2.0	1228	$1,950	$1.59	9d	1	0.67mi
7044 N Mesquite Ct McCordsville, IN	3.0	2.0	2073	$1,911	$0.92	94d	1	0.72mi
6770 W Denton Dr McCordsville, IN	4.0	2.5	2105	$2,245	$1.07	9d	1	0.77mi
6771 W Denton Dr McCordsville, IN	3.0	2.0	1245	$1,785	$1.43	67d	1	0.78mi
6584 Willow Way McCordsville, IN	4.0	2.5	1948	$2,275	$1.17	0d	1	0.95mi
6571 Willow Way McCordsville, IN	4.0	2.5	1948	$2,590	$1.33	83d	1	0.97mi
6654 Willow Way McCordsville, IN	3.0–4.0	2.0–2.5	1810	$2,185	$1.21	0d	10	0.98mi
6874 Nottingham Ln McCordsville, IN	4.0	2.5	2396	$2,400	$1.00	9d	1	1.01mi
6887 Nottingham Ln McCordsville, IN	3.0	2.0	1600	$2,250	$1.41	83d	1	1.04mi
5510 Wood Spring Ln McCordsville, IN	3.0	2.5	2009	$2,091	$1.04	117d	1	1.07mi
6233 Sycamore Dr McCordsville, IN	4.0	2.5	1948	$2,635	$1.35	7d	1	1.07mi
6267 Cypress Ct McCordsville, IN	3.0	2.0	1673	$2,500	$1.49	97d	1	1.07mi
6290 Cypress Ct McCordsville, IN	3.0	2.0	1673	$2,500	$1.49	58d	1	1.07mi
6254 Cypress Ct McCordsville, IN	3.0	2.0	1673	$2,290	$1.37	9d	1	1.10mi
5509 W Woodhaven Dr McCordsville, IN	3.0	2.5	2256	$2,495	$1.11	64d	1	1.17mi
5509 W Woodhaven Dr McCordsville, IN	3.0	2.5	2256	$2,495	$1.11	62d	1	1.17mi
6756 Redwood Dr McCordsville, IN	4.0	2.5	1948	$2,510	$1.29	94d	1	1.21mi
6226 Redwood Dr McCordsville, IN	3.0	2.0	1673	$2,485	$1.49	9d	1	1.23mi
6665 W Clary Trce McCordsville, IN	4.0	2.5	1948	$2,645	$1.36	83d	1	1.24mi
12523 Doe Ln Indianapolis, IN	4.0	2.5	2232	$2,150	$0.96	6d	1	1.25mi
5871 Broadacre Dr McCordsville, IN	1.0–3.0	1.0–2.0	978	$2,056	$2.10	0d	106	1.34mi
6077 W Jamison Dr McCordsville, IN	4.0	2.5	1951	$2,499	$1.28	83d	1	1.37mi
7427 Cobblestone West Dr Indianapolis, IN	3.0	2.0	1704	$1,861	$1.09	88d	1	1.45mi
6055 W Brickell Ln McCordsville, IN	3.0	2.0	1827	$2,211	$1.21	112d	1	1.47mi

Property features AI

Finance

• Financial info: List price $285,990

Exterior

• Home design: Wilder plan modelActive new-construction listing
• Construction: New construction (plan inventory)
• Exterior features: Living area approximately 1,856 (per listing)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Plan: Wilder (new construction plan)

Listing history 50 events

1. 2026-09-24
   days on market $285,990 Active 42 DOM
2. 2026-09-23
   days on market $285,990 Active 41 DOM
3. 2026-09-22
   days on market $285,990 Active 40 DOM
4. 2026-09-21
   days on market $285,990 Active 39 DOM
5. 2026-09-20
   days on market $285,990 Active 38 DOM
6. 2026-09-19
   days on market $285,990 Active 37 DOM
7. 2026-09-18
   days on market $285,990 Active 36 DOM
8. 2026-09-17
   days on market $285,990 Active 35 DOM
9. 2026-09-16
   days on market $285,990 Active 34 DOM
10. 2026-09-15
    days on market $285,990 Active 33 DOM
11. 2026-09-14
    days on market $285,990 Active 32 DOM
12. 2026-09-13
    days on market $285,990 Active 31 DOM
13. 2026-09-12
    days on market $285,990 Active 30 DOM
14. 2026-09-11
    days on market $285,990 Active 29 DOM
15. 2026-09-05
    days on market $285,990 Active 23 DOM
16. 2026-09-04
    days on market $285,990 Active 22 DOM
17. 2026-09-03
    days on market $285,990 Active 21 DOM
18. 2026-08-31
    days on market $285,990 Active 18 DOM
19. 2026-08-30
    days on market $285,990 Active 17 DOM
20. 2026-08-29
    days on market $285,990 Active 16 DOM
21. 2026-08-28
    days on market $285,990 Active 15 DOM
22. 2026-08-27
    days on market $285,990 Active 14 DOM
23. 2026-08-26
    days on market $285,990 Active 13 DOM
24. 2026-08-25
    days on market $285,990 Active 12 DOM
25. 2026-08-24
    days on market $285,990 Active 11 DOM
26. 2026-08-23
    days on market $285,990 Active 10 DOM
27. 2026-08-22
    days on market $285,990 Active 9 DOM
28. 2026-08-21
    days on market $285,990 Active 8 DOM
29. 2026-08-20
    days on market $285,990 Active 7 DOM
30. 2026-08-19
    days on market $285,990 Active 6 DOM
31. 2026-08-18
    days on market $285,990 Active 5 DOM
32. 2026-08-17
    days on market $285,990 Active 4 DOM
33. 2026-08-16
    days on market $285,990 Active 3 DOM
34. 2026-08-15
    days on market $285,990 Active 2 DOM
35. 2026-08-14
    remarks 699-char remark
36. 2026-08-14
    days on marketlisting id $285,990 Active 1 DOM
37. 2026-08-13
    days on market $285,990 Active 63 DOM
38. 2026-08-12
    days on market $285,990 Active 62 DOM
39. 2026-08-11
    days on market $285,990 Active 61 DOM
40. 2026-08-10
    days on market $285,990 Active 60 DOM
41. 2026-08-09
    days on market $285,990 Active 59 DOM
42. 2026-08-08
    days on market $285,990 Active 58 DOM
43. 2026-08-07
    days on market $285,990 Active 57 DOM
44. 2026-08-06
    days on market $285,990 Active 56 DOM
45. 2026-08-05
    days on market $285,990 Active 55 DOM
46. 2026-08-04
    days on market $285,990 Active 54 DOM
47. 2026-08-03
    days on market $285,990 Active 53 DOM
48. 2026-07-31
    days on market $285,990 Active 50 DOM
49. 2026-07-30
    days on market $285,990 Active 49 DOM
50. 2026-07-30
    days on market $285,990 Active 48 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: $29,300
• − Mortgage interest: −$19,569
• − Property taxes: −$5,240
• − Insurance: −$1,747
• − Repairs & maintenance: −$2,344
• − Management: −$2,344
• − Depreciation: −$10,163
• Taxable loss: −$12,107
• Est. tax savings @ 24.0%: +$2,906
• After-tax cash flow: $-2,919/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. ↑

F Composite school gradezoned avg 48/100

Zoned Schools

Elementary Mccordsville Elementary School D- IN #357/994 Nat'l #15,585/41,679 Middle Mt Vernon Middle School F IN #108/330 Nat'l #5,602/14,009 High Mt Vernon High School C IN #73/369 Nat'l #4,311/17,239

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

C Composite livability gradescore 69/100

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 · 77,820 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: 7% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Financial info: List price $285,990

Exterior

• Home design: Wilder plan modelActive new-construction listing
• Construction: New construction (plan inventory)
• Exterior features: Living area approximately 1,856 (per listing)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Plan: Wilder (new construction plan)