9941 Comb Run Ct · Avon, IN 46123

$295,000

4 bd · 2.5 ba · 2,268 sqft · SingleFamily public records · 9 Days on market

Built 2001 7,841 sqft lot Est $349k · 16% under $39/mo HOA · 1% 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 +14.5/15.0
• Cash flow +10.5/30.0
• Schools +4.7/10.0
• 1% rule +3.9/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Amazing Home in Much Desired Avon Trails! Super Location Close to Shopping, Restaurants, Hospital, YMCA, Highways for Easy Commute & Avon Schools! This Gorgeous Home Has Had Many Recent Updates & is in Pristine Move-In Condition Featuring Beautiful Wood Look Flrs throughout the Main Level! Fabulous Flr Pln w/Room for Everyone w/Nearly 2300 SF Featuring Both Living Rm & Family Rm Open to Dining Area and Large Kitchen w/Lovely White Cbnts & Center Island. Hard to Find 4 Bedrooms with Lovely Master Suite w/TOTALLY REMODELED Elegant Bath & WIC! All This PLUS Fully Fncd Bk Yd w/Patio & Firepit!

Key facts

• Remodeled bathroom
• Great location
• Storage shed

Tags

• REMODELED BATHROOM
• WALK IN CLOSET
• FULLY FENCED BACKYARD
• PATIO
• STORAGE SHED
• GREAT LOCATION

Property features AI

Finance

• Other: Mandatory fee ownership interest type
• HOA & community: HOA with annual fee; Annual association fee covers entrance/common area and snow removal; Community amenities include a pool and snow removal; HOA governed by covenants and restrictions

Exterior

• Parking: Attached 2-car garage; Finished garage; Garage with keyless entry and automatic opener
• Security: Smoke detectors
• Utilities: Public water; Municipal sewer; Cable available
• Home design: Single-family residence; Two levels; Residential property; Lot less than 1/4 acre
• Construction: Brick and vinyl exterior; Slab foundation
• Exterior features: Covered patio; Storage shed; Privacy fencing enclosing the yard; Located on a cul-de-sac; Sidewalks

Interior

• Kitchen: Electric cooktop; Dishwasher; Microwave with hood; Refrigerator; Disposal; Kitchen island; Pantry
• Bedrooms: Four bedrooms on the upper level; Primary bedroom with walk-in closet
• Bathrooms: Two full bathrooms; One half bathroom; Primary bathroom with tub and shower
• Heating & cooling: Forced air heating; Heat pump (heating and cooling); Electric heating; Central air conditioning
• Interior features: Attic access; Kitchen island; Pantry; Walk-in closets; Smoke alarm
• Laundry & utility: Upper-level laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $-149 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $269k (8.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $264k (10.6% below list).
• Recommended offer: $264k (10.6% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 3.8% in Avon — 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 74/100 on livability (#75 in IN, #4,686 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Avon Community School Corporation (suburban): math 51% / reading 53% proficiency, ranked #32 of 301 in IN (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+3.0%/yr); 380 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,294 units permitted in Hendricks County in 2024 (18 in 5+ unit buildings).
• This rent runs 31% of the median local income ($103k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Hendricks County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 16y 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.
• Current owner paid $255k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $263,662 (10.6% 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. 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: 0.89% ✗
• Cap rate: 5.69%
• Cash-on-cash: -2.17%
• DSCR: 0.90
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $349,272
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9692 Centennial Ct	0.32mi	4/2.5	2,350 (+4%)	9mo	$301,025	$128	72
9685 Lomax Dr	0.27mi	4/2.5	2,376 (+5%)	10mo	$335,000	$141	71
632 Hollowood Ln	0.32mi	3/2.5 (-1)	2,350 (+4%)	4mo	$347,900	$148	71
584 Springtree Ln	0.48mi	4/2.5	2,350 (+4%)	4mo	$315,000	$134	68
238 Glenbrook Ln	0.70mi	4/3.0	2,242 (-1%)	4mo	$435,000	$194	60
429 Glenbrook Ln	0.49mi	3/2.5 (-1)	2,348 (+4%)	8mo	$403,000	$172	59
309 Glenbrook Ln	0.64mi	3/2.5 (-1)	2,130 (-6%)	5mo	$395,000	$185	51
10336 Waverly Dr	0.53mi	3/2.5 (-1)	2,108 (-7%)	10mo	$260,000	$123	50
1404 Castleford Ln	0.59mi	3/2.5 (-1)	2,112 (-7%)	8mo	$274,000	$130	50
10586 Jacks Way	0.60mi	3/2.5 (-1)	2,551 (+12%)	1mo	$656,000	$257	46
1346 Sarah Way	0.75mi	3/2.5 (-1)	2,435 (+7%)	9mo	$375,000	$154	40
1132 Sunset Blvd	0.69mi	3/2.0 (-1)	2,025 (-11%)	8mo	$325,000	$160	36

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 · 2.98% rent growth · sell at horizon

5-year hold

• IRR: -19.8%
• Equity multiple: 0.31×
• Total profit: $-57,201
• Equity at exit: $43,985

10-year hold

• IRR: -12.6%
• Equity multiple: 0.25×
• Total profit: $-61,621
• Equity at exit: $25,506

Cash invested: $82,600 (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 46123

• Home prices YoY: -21.3%
• Rents YoY: 3.0%
• Active inventory: 380
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,637 high
• Mortgage (P&I): −$1,547
• Tax from tax record: −$523 /mo · $6,279/yr
• Insurance: −$123
• HOA: −$39
• Vacancy / Maint / Mgmt: −$554
• Net cashflow: $-149

Break-even live

Break-even rent $2,826

Max offer price $268,639

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10301 Kensington Way Indianapolis, IN	3.0	3.5	2636	$2,430	$0.92	4d	1	0.46mi
453 Yorktown Ln Avon, IN	4.0	2.5	2392	$2,415	$1.01	23d	1	0.49mi
861 Adler Dr Avon, IN	4.0	2.5	2669	$3,100	$1.16	23d	1	0.54mi
10363 Fairmont Ln Unit 1522300P Indianapolis, IN	3.0	2.0	2152	$3,695	$1.72	2d	1	0.61mi
345 Angelina Way Avon, IN	3.0	2.0	1744	$2,149	$1.23	43d	1	0.96mi
794 Carolina Way Avon, IN	4.0	2.5	2390	$2,470	$1.03	23d	1	0.96mi
1267 Constitution Dr Indianapolis, IN	4.0	2.5	2228	$2,455	$1.10	14d	1	0.98mi
8840 Ingram Ln Avon, IN	3.0	2.5	1899	$2,150	$1.13	17d	1	1.33mi
10483 Day Star Dr Indianapolis, IN	3.0	2.5	1840	$2,071	$1.13	43d	1	1.44mi
1455 Bearsden Dr Avon, IN	4.0	2.5	2188	$2,399	$1.10	3d	1	1.49mi
8802 Benjamin Ln Avon, IN	4.0	3.0	2229	$2,395	$1.07	2d	1	1.49mi
10440 Wintergreen Way Indianapolis, IN	3.0	2.5	2416	$2,281	$0.94	43d	1	1.49mi

HOA detail

• Monthly dues: $39 · $468/yr

Listing history 7 events

1. 2026-06-08
   statusdays on market $295,000 Pending 9 DOM
2. 2026-06-07
   days on market $295,000 Active 8 DOM
3. 2026-06-03
   days on market $295,000 Active 4 DOM
4. 2026-06-02
   days on market $295,000 Active 3 DOM
5. 2026-06-01
   days on market $295,000 Active 2 DOM
6. 2026-05-31
   remarks 578-char remark
7. 2026-05-31
   listed $295,000 Active 1 DOM

ⓘ 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: $6,279 · $523/mo
• Projected year-2 tax: $6,279 · $523/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 · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,639
• − Mortgage interest: −$16,525
• − Property taxes: −$6,279
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,531
• − Management: −$2,531
• − HOA: −$468
• − Depreciation: −$8,582
• Taxable loss: −$6,751
• Est. tax savings @ 24.0%: +$1,620
• After-tax cash flow: $-170/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: Avon Community School Corporation
• NCES district ID: 1800270
• Math proficiency: 51% ▼ -8.00%
• Reading proficiency: 53% ▼ -8.00%
• Median HH income: $75,987
• Composite: 46.93/100
• National rank: #2362
• State rank: #32 of 301 in IN

Livability — Avon

• Score: 74/100
• State rank: #75
• US rank: #4686

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hendricks County · 143,373 people
• City population: 43,353
• Metro: Indianapolis-Carmel-Anderson, IN
• Population (ZIP): 43,353
• Household income: $103,485
• Rent vs Own: 19.6% rent · 80.4% own
• Severe rent burden: 529.0

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 (74%)
• Race & ethnicity: White 74% Black 12% Hispanic / Latino 7% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 3% Romanian 2% Italian 1%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 2%

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: ▼ -55.05%
• Current HPI: 203.9226
• Rent YoY: ▲ 2.98%
• 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

+136.0% since first listed

18 events — show timeline

• 2026-05-30 Listed $295,000 MIBOR as Distributed by MLS Grid
• 2025-08-09 Rental Removed $2,175 APPFOLIO
• 2025-07-30 Listed for Rent $2,175 APPFOLIO
• 2021-06-25 Sold (MLS) $255,000 MIBOR as Distributed by MLS Grid
• 2021-05-24 Pending — MIBOR as Distributed by MLS Grid
• 2021-05-18 Listed $250,000 MIBOR as Distributed by MLS Grid
• 2016-03-04 Sold (MLS) $152,000 MIBOR as Distributed by MLS Grid
• 2016-02-01 Pending — MIBOR as Distributed by MLS Grid
• 2015-12-14 Price Changed $159,800 MIBOR as Distributed by MLS Grid
• 2015-09-28 Listed $159,900 MIBOR as Distributed by MLS Grid
• 2011-06-07 Listing Removed — MIBOR as Distributed by MLS Grid
• 2011-06-03 Sold (MLS) $136,000 MIBOR as Distributed by MLS Grid
• 2011-03-30 Listed $139,900 MIBOR as Distributed by MLS Grid
• 2011-03-02 Listing Removed — MIBOR as Distributed by MLS Grid
• 2011-02-25 Sold (MLS) $81,500 MIBOR as Distributed by MLS Grid
• 2010-12-04 Listed $112,500 MIBOR as Distributed by MLS Grid
• 2010-11-28 Listing Removed — MIBOR as Distributed by MLS Grid
• 2010-08-27 Listed $125,000 MIBOR as Distributed by MLS Grid

Property tax history

+14.4%/yr

Latest (2025): $6,279 · +13.8% YoY. Source: county tax records.