2642 Marjorie Ln · Plainfield, IN 46168

$281,851

3 bd · 2.0 ba · 1,415 sqft · Townhouse · 116 Days on market

Built 2025 Good condition 2,751 sqft lot $199/sqft · at area comps Est $284k · at est. $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).

• Cash flow +9.8/30.0
• ARV discount +7.8/15.0
• Schools +4.7/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• Rent growth +3.4/5.0
• DSCR +2.8/10.0
• 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 $282k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-181 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $256k (9.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $242k (14.1% below list).
• Recommended offer: $242k (14.1% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.7% 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+, schools 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.
• Market conditions: Rents rising (+3.6%/yr); 284 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,294 units permitted in Hendricks County in 2024 (18 in 5+ unit buildings).
• This rent runs 32% 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 116 days — a 9% lower offer ($256k) is reasonable based on typical stale-listing flexibility.

Recommended offer $242,019 (14.1% 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 116 days. Have you received any prior offers? Is the seller open to a 14% 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: 0.86% ✗
• Cap rate: 5.52%
• Cash-on-cash: -2.75%
• DSCR: 0.88
• GRM: 9.7

CMA / ARV

• ARV (median comp): $283,700
• List price: $281,851
• Delta: -0.65%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2670 Marjorie Ln	0.18mi	3/2.0	1,415 (0%)	3mo	$279,000	$197	89
2649 Marjorie Ln	0.13mi	2/1.5 (-1)	1,356 (-4%)	4mo	$262,000	$193	77
2650 Marjorie Ln	0.15mi	3/2.5	1,607 (+14%)	2mo	$293,510	$183	67
2643 Marjorie Ln	0.18mi	3/2.5	1,607 (+14%)	2mo	$288,400	$179	65

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: -20.0%
• Equity multiple: 0.30×
• Total profit: $-55,472
• Equity at exit: $42,025

10-year hold

• IRR: -11.5%
• Equity multiple: 0.29×
• Total profit: $-56,002
• Equity at exit: $24,369

Cash invested: $78,918 (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 46168

• Rents YoY: 3.6%
• Active inventory: 284
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,420 high
• Mortgage (P&I): −$1,478
• Tax est. 1.5%: −$352 /mo · $4,228/yr
• Insurance: −$117
• HOA: −$145
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $-181

Break-even live

Break-even rent $2,649

Max offer price $255,682

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: $70,463
• Closing costs: $8,456
• Reserves months: —
• Total cash needed: —

Rent comps 13 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	1d	283	0.22mi
9074 Anthem Ave Plainfield, IN	3.0	2.5	1722	$2,450	$1.42	1d	1	0.28mi
2870 Pearson Pkwy Plainfield, IN	3.0	1.0–2.0	918	$2,199	$2.40	17d	18	0.32mi
311 Harpers Xing Plainfield, IN	1.0–3.0	1.0–1.5	882	$1,350	$1.53	11d	8	0.72mi
2155 Shadowbrook Dr Unit 1228635P Plainfield, IN	3.0	2.0	1560	$2,856	$1.83	7d	1	0.80mi
2145 Shadowbrook Dr Plainfield, IN	3.0	2.0	1408	$2,100	$1.49	2d	1	0.81mi
311 Country Ln Plainfield, IN	1.0–4.0	1.0–2.0	1055	$1,620	$1.54	1d	9	0.94mi
1995 Crown Plaza Blvd Plainfield, IN	1.0–3.0	1.0–2.0	924	$1,700	$1.84	1d	5	0.97mi
584 Stone Table Blvd Plainfield, IN	1.0–2.0	1.0–2.0	1168	$2,295	$1.96	1d	5	1.03mi
2471 Ascent Way Plainfield, IN	1.0–3.0	1.0–2.0	997	$2,240	$2.25	1d	23	1.11mi
2650 Creekhollow Rd Plainfield, IN	1.0–3.0	1.0–2.0	1011	$2,338	$2.31	1d	24	1.24mi
2720 Canyon Club Dr Plainfield, IN	1.0–3.0	1.0–2.0	1077	$1,862	$1.73	1d	21	1.35mi
10291 Medallion Dr Unit 181 Indianapolis, IN	3.0	1.0	875	$1,195	$1.37	23d	1	1.37mi

HOA detail

• Monthly dues: $145 · $1,740/yr

Listing history 6 events

1. 2026-04-16
   price $281,851 832-char remark

   Show marketing remark (832 chars)

   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.

2. 2026-03-26
   price $279,447 832-char remark

   Show marketing remark (832 chars)

   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.

3. 2026-03-13
   price $277,865 832-char remark

   Show marketing remark (832 chars)

   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.

4. 2026-03-06
   price $278,865 832-char remark

   Show marketing remark (832 chars)

   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.

5. 2026-02-05
   price $281,682 832-char remark

   Show marketing remark (832 chars)

   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.

6. 2026-01-31
   listed $290,682 Active 832-char remark

   Show marketing remark (832 chars)

   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.

ⓘ 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: $29,042
• − Mortgage interest: −$15,788
• − Property taxes: −$4,228
• − Insurance: −$1,409
• − Repairs & maintenance: −$2,323
• − Management: −$2,323
• − HOA: −$1,740
• − Depreciation: −$8,199
• Taxable loss: −$6,969
• Est. tax savings @ 24.0%: +$1,672
• After-tax cash flow: $-498/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

Renovation cost estimate screening

Value-add ROI direction

• 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 ↑

ⓘ 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: 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 — 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 · 143,373 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: 1029.0

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 (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%

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

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