2642 Marjorie Ln · Plainfield, IN 46168

$254,714

3 bd · 2.0 ba · 1,415 sqft · Townhouse · 200 Days on market

Built 2025 Good condition 2,751 sqft lot $180/sqft · 12% below area Est $288k · 12% under $145/mo HOA · 6% of rent ↓ 3% since listing

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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 +12.8/15.0
• Cash flow +10.8/30.0
• Schools +5.7/10.0
• Condition / age +4.0/5.0
• 1% rule +3.9/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• DSCR +3.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Adler is a beautifully designed home that seamlessly blends modern style with practical comfort. Inside, the kitchen features stunning quartz countertops that add elegance and durability, perfect for preparing delicious meals. The spacious layout includes three inviting bedrooms, providing ample space for family and guests alike. The private owner's suite offers a tranquil retreat, complete with a luxurious en-suite bathroom and generous closet space. Outside, a private patio creates an ideal setting for outdoor dining, relaxing evenings, or entertaining friends in a secluded environment. The home also includes a convenient two-car garage, ensuring secure parking and additional storage options. Overall, the Adler combines stylish finishes with functional living spaces, making it a warm, welcoming, and versatile home.

Key facts

• Quartz countertops
• Private patio
• En-suite bathroom

Tags

• QUARTZ COUNTERTOPS
• PRIVATE PATIO
• OWNER'S SUITE
• EN-SUITE BATHROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $255k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-117 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $238k (6.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (11.1% below list).
• Recommended offer: $224k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.7% vs local median 3.8% in Plainfield — 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 (#69 in IN, #4,418 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, 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.
• Zoned schools: Cedar Elementary School (math 63% / reading 40%, grade C-, #256 of 994 statewide, top 26%, 703 students, 51% FRL); Avon Middle School South (math 48% / reading 54%, grade C, #40 of 330 statewide, top 12%, 835 students, 44% FRL); Avon High School (math 44% / reading 76%, grade C+, #46 of 369 statewide, top 13%, 3,348 students, 38% FRL) — zoned schools average 45% FRL vs 20% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.6%/yr); 501 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 43d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,294 units permitted in Hendricks County in 2024 (18 in 5+ unit buildings).
• This rent runs 30% of the median local income ($90k/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 $8k 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

• It's been on market 200 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.

Recommended offer $224,148 (12.0% 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 200 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 5.74%
• Cash-on-cash: -1.97%
• DSCR: 0.91
• GRM: 9.4

CMA / ARV

• ARV (median comp): $288,400
• List price: $254,714
• Delta: -11.68%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2647 Marjorie Ln	0.14mi	3/2.0	1,415 (0%)	2mo	$281,770	$199	92
2670 Marjorie Ln	0.18mi	3/2.0	1,415 (0%)	6mo	$279,000	$197	86
2645 Marjorie Ln	0.15mi	2/1.5 (-1)	1,356 (-4%)	0mo	$269,265	$199	79
2649 Marjorie Ln	0.13mi	2/1.5 (-1)	1,356 (-4%)	7mo	$262,000	$193	74
2650 Marjorie Ln	0.15mi	3/2.5	1,607 (+14%)	5mo	$293,510	$183	64
2643 Marjorie Ln	0.18mi	3/2.5	1,607 (+14%)	5mo	$288,400	$179	63

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 · 3.65% rent growth · sell at horizon

5-year hold

• IRR: -18.7%
• Equity multiple: 0.34×
• Total profit: $-47,129
• Equity at exit: $37,979

10-year hold

• IRR: -9.7%
• Equity multiple: 0.38×
• Total profit: $-43,959
• Equity at exit: $22,023

Cash invested: $71,320 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 5 active · 5 under contract
• Months of supply: 5.0 mo (20%/mo absorbed)
• Median asking: $273,212 ($192/sqft)
• Median days on market: 115 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +6.0% vs current asking $/sqft

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

ZIP-level market 46168

• Rents YoY: 3.6%
• Active inventory: 501
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,263 high
• Mortgage (P&I): −$1,336
• Tax est. 1.5%: −$318 /mo · $3,821/yr
• Insurance: −$106
• HOA: −$145
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $-117

Break-even live

Break-even rent $2,412

Max offer price $237,749

Occupancy floor —

Sensitivity live

Price	-10% $59	-5% $-29	+0% $-117	+5% $-205	+10% $-293
Rent	-10% $-296	-5% $-207	+0% $-117	+5% $-28	+10% $62
Rate	-1.0pp $11	-0.5pp $-52	base $-117	+0.5pp $-183	+1.0pp $-250

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: $63,678
• Closing costs: $7,641
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2514 Grand Central BLVD Cartersburg, IN	1.0–3.0	1.0–2.5	1324	$3,499	$2.64	0d	246	0.22mi
2635 Prism WAY Cartersburg, IN	3.0	2.5	1728	$2,400	$1.39	2d	1	0.27mi
9074 Anthem Ave Plainfield, IN	3.0	2.5	1722	$2,450	$1.42	63d	1	0.28mi
2870 Pearson Pkwy Plainfield, IN	3.0	1.0–2.0	918	$2,829	$3.08	0d	31	0.32mi
2497 Foxtail Dr Plainfield, IN	3.0	2.0	1589	$1,999	$1.26	56d	1	0.38mi
2771 Anchusa Dr Plainfield, IN	3.0	2.0	1583	$1,999	$1.26	83d	1	0.61mi
311 Harpers Xing Plainfield, IN	1.0–3.0	1.0–1.5	882	$1,350	$1.53	107d	8	0.72mi
9192 Huntleigh Cir Plainfield, IN	3.0	2.0	1850	$1,866	$1.01	60d	1	0.73mi
8309 Catchfly Dr Plainfield, IN	4.0	2.0	1738	$2,036	$1.17	4d	1	0.74mi
2155 Shadowbrook Dr Unit 1228635P Plainfield, IN	3.0	2.0	1560	$2,803	$1.80	93d	1	0.80mi
2145 Shadowbrook Dr Plainfield, IN	3.0	2.0	1408	$1,950	$1.38	74d	1	0.81mi
311 Country Ln Plainfield, IN	1.0–2.0	1.0–2.0	790	$1,465	$1.85	0d	6	0.94mi
2057 Downshire Hill Ct Plainfield, IN	2.0	2.0	1373	$2,124	$1.55	0d	7	0.95mi
1995 Crown Plaza Blvd Plainfield, IN	1.0–3.0	1.0–2.0	924	$1,700	$1.84	70d	5	0.97mi
1995 Crown Plaza Blvd Plainfield, IN	1.0–3.0	1.0–2.0	924	$1,895	$2.05	0d	17	0.97mi
10 Locust Dr Plainfield, IN	3.0	1.0	960	$1,700	$1.77	42d	1	1.05mi
584 Stone Table Blvd Plainfield, IN	2.0	1.0–2.0	1068	$1,845	$1.73	0d	5	1.05mi
2471 Ascent Way Plainfield, IN	1.0–3.0	1.0–2.0	989	$2,129	$2.15	0d	30	1.11mi
1341 Blackthorne Trl N Plainfield, IN	3.0	2.0	1724	$2,051	$1.19	67d	1	1.15mi
3368 Clover Dr Plainfield, IN	2.0	2.0	1284	$1,550	$1.21	42d	1	1.16mi
8183 Dartmoth Ln Avon, IN	3.0	2.0	1623	$1,979	$1.22	6d	1	1.21mi
2650 Creekhollow Rd Plainfield, IN	1.0–3.0	1.0–2.0	1008	$2,338	$2.32	67d	26	1.24mi
2650 Creekhollow Rd Plainfield, IN	1.0–3.0	1.0–2.0	1008	$2,181	$2.16	0d	30	1.24mi
2720 Canyon Club Dr Plainfield, IN	1.0–2.0	1.0–2.0	950	$1,549	$1.63	6d	10	1.35mi
10291 Medallion Dr Unit 181 Indianapolis, IN	3.0	1.0	875	$1,195	$1.37	119d	1	1.37mi
10291 Medallion Dr Unit 285 Indianapolis, IN	3.0	1.0	875	$1,095	$1.25	10d	1	1.37mi

Listing history 50 events

1. 2026-09-24
   days on market $254,714 Active 200 DOM
2. 2026-09-23
   days on market $254,714 Active 199 DOM
3. 2026-09-22
   days on market $254,714 Active 198 DOM
4. 2026-09-21
   days on market $254,714 Active 197 DOM
5. 2026-09-20
   days on market $254,714 Active 196 DOM
6. 2026-09-19
   days on market $254,714 Active 195 DOM
7. 2026-09-18
   days on market $254,714 Active 194 DOM
8. 2026-09-17
   days on market $254,714 Active 193 DOM
9. 2026-09-16
   days on market $254,714 Active 192 DOM
10. 2026-09-15
    days on market $254,714 Active 191 DOM
11. 2026-09-14
    days on market $254,714 Active 190 DOM
12. 2026-09-13
    days on market $254,714 Active 189 DOM
13. 2026-09-12
    days on market $254,714 Active 188 DOM
14. 2026-09-11
    days on market $254,714 Active 187 DOM
15. 2026-09-05
    days on market $254,714 Active 181 DOM
16. 2026-09-04
    days on market $254,714 Active 180 DOM
17. 2026-09-03
    days on market $254,714 Active 179 DOM
18. 2026-08-31
    days on market $254,714 Active 176 DOM
19. 2026-08-30
    days on market $254,714 Active 175 DOM
20. 2026-08-29
    days on market $254,714 Active 174 DOM
21. 2026-08-28
    pricedays on market $254,714 Active 173 DOM
22. 2026-08-27
    days on market $256,714 Active 172 DOM
23. 2026-08-25
    days on market $256,714 Active 170 DOM
24. 2026-08-24
    days on market $256,714 Active 169 DOM
25. 2026-08-23
    days on market $256,714 Active 168 DOM
26. 2026-08-22
    days on market $256,714 Active 167 DOM
27. 2026-08-21
    days on market $256,714 Active 166 DOM
28. 2026-08-20
    pricedays on market $256,714 Active 165 DOM
29. 2026-08-19
    days on market $259,308 Active 164 DOM
30. 2026-08-18
    days on market $259,308 Active 163 DOM
31. 2026-08-17
    days on market $259,308 Active 162 DOM
32. 2026-08-16
    days on market $259,308 Active 161 DOM
33. 2026-08-15
    days on market $259,308 Active 160 DOM
34. 2026-08-14
    days on market $259,308 Active 159 DOM
35. 2026-08-13
    days on market $259,308 Active 158 DOM
36. 2026-08-12
    days on market $259,308 Active 157 DOM
37. 2026-08-11
    days on market $259,308 Active 156 DOM
38. 2026-08-10
    days on market $259,308 Active 155 DOM
39. 2026-08-09
    days on market $259,308 Active 154 DOM
40. 2026-08-08
    days on market $259,308 Active 153 DOM
41. 2026-08-07
    pricedays on market $259,308 Active 152 DOM
42. 2026-08-06
    days on market $281,851 Active 151 DOM
43. 2026-08-05
    days on market $281,851 Active 150 DOM
44. 2026-08-04
    days on market $281,851 Active 149 DOM
45. 2026-08-03
    days on market $281,851 Active 148 DOM
46. 2026-07-31
    days on market $281,851 Active 145 DOM
47. 2026-07-30
    days on market $281,851 Active 144 DOM
48. 2026-07-30
    days on market $281,851 Active 143 DOM
49. 2026-07-28
    days on market $281,851 Active 142 DOM
50. 2026-07-26
    days on market $281,851 Active 140 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,160
• − Mortgage interest: −$14,268
• − Property taxes: −$3,821
• − Insurance: −$1,274
• − Repairs & maintenance: −$2,173
• − Management: −$2,173
• − HOA: −$1,740
• − Depreciation: −$7,410
• Taxable loss: −$5,698
• Est. tax savings @ 24.0%: +$1,367
• After-tax cash flow: $-39/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 · 12 photos

Good 80/100 None rehab

This townhouse is in excellent condition with a good condition score of 80. It is move-in ready with no visible repairs needed. The highest-ROI updates to increase its value include painting the exterior and interior walls, landscaping, and reorganizing the interior layout.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and shrubbery trimming — Improves curb appeal and enhances property value ↑
• Both Reorganizing interior layout — Maximizes space and improves flow ↑

D Composite school gradezoned avg 57/100

Zoned Schools

Elementary Pine Tree Elementary School B- IN #128/994 Nat'l #7,252/41,679 Middle Avon Middle School South C IN #40/330 Nat'l #3,276/14,009 High Avon High School C+ IN #46/369 Nat'l #3,545/17,239

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

B Composite livability gradescore 74/100

Livability — Plainfield

• Score: 74/100
• State rank: #69
• US rank: #4418

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Plainfield, IN
• County: Hendricks County · 187,418 people
• City population: 38,826
• Metro: Indianapolis-Carmel-Anderson, IN
• Population (ZIP): 38,826
• Household income: $90,000
• Rent vs Own: 33.4% rent · 66.6% own
• Severe rent burden: 13% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Black 9% Two or more races 8% Hispanic / Latino 6% Asian 4%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 2% Lithuanian 1% Romanian 1%
• Foreign-born: 7% · Canada, China
• Languages at home: 90% English-only · Spanish 4% Other Indo-European 3% French/Haitian/Cajun 1%

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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: ▼ -136.23%
• Current HPI: 205.5963
• Rent YoY: ▲ 3.65%
• 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

Price history

-3.0% since first listed

6 events — show timeline

• 2026-04-16 Price Changed $281,851 MIBOR as Distributed by MLS Grid
• 2026-03-26 Price Changed $279,447 MIBOR as Distributed by MLS Grid
• 2026-03-13 Price Changed $277,865 MIBOR as Distributed by MLS Grid
• 2026-03-06 Price Changed $278,865 MIBOR as Distributed by MLS Grid
• 2026-02-05 Price Changed $281,682 MIBOR as Distributed by MLS Grid
• 2026-01-31 Listed $290,682 MIBOR as Distributed by MLS Grid