2145 Shadowbrook Dr · Plainfield, IN 46168

$270,000

3 bd · 2.0 ba · 1,408 sqft · SingleFamily public records · 7 Days on market

Built 2000 6,534 sqft lot $192/sqft · at area comps Est $270k · at est. $30/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).

• Cash flow +12.0/30.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• DSCR +3.6/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3BR 2BA ranch-all appliances stay. Fenced back yard with privacy fence.

Key facts

• Open concept areas
• Storage shed
• Walk in closet

Tags

• ONE LEVEL LIVING
• OPEN CONCEPT AREAS
• PRIVATE FENCED BACKYARD
• STORAGE SHED
• WALK IN CLOSET
• DEDICATED LAUNDRY ROOM

Property features AI

Finance

• Other: Lot size approximately 0.15 acres; Ownership interest: Mandatory fee
• HOA & community: Homeowners association with annual fee (includes entrance/common, insurance, maintenance, park/playground); Association amenities: insurance, maintenance, park, playground

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Municipal sewer connected; Solid waste service available
• Home design: Single-family residence; Updated/remodeled condition; One level
• Construction: Vinyl siding; Slab foundation
• Exterior features: Partial fencing; Storage shed

Interior

• Kitchen: Dishwasher; Microwave with hood; Electric oven; Refrigerator
• Bedrooms: Three bedrooms on the main level; Primary bedroom with walk-in closet
• Bathrooms: Two full bathrooms; Primary bathroom suite with tub/shower
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Attic access; Pantry; Walk-in closet(s); Utility room
• Laundry & utility: Main-level laundry; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-63 ($-758/yr) — negative.
• To cash-flow at today's rent, offer at most $259k (4.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $232k (14.1% below list).
• Recommended offer: $232k (14.1% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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+; 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); 291 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 31% 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 25y ago; this cycle's ask is 12757% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $232,017 (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. 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: 0.86% ✗
• Cap rate: 6.01%
• Cash-on-cash: -1.00%
• DSCR: 0.96
• GRM: 9.7

CMA / ARV

• ARV (median comp): $270,000
• List price: $270,000
• Delta: —
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2145 Shadowbrook Dr	0.00mi	3/2.0	1,408 (0%)	1mo	$270,000	$192	99
2177 Westmere Dr	0.06mi	3/2.0	1,408 (0%)	6mo	$245,000	$174	92
2137 Westmere Dr	0.05mi	3/2.0	1,408 (0%)	9mo	$252,000	$179	90
2195 Shadowbrook Dr	0.05mi	3/2.0	1,408 (0%)	16mo	$231,098	$164	84
2253 Summerfield Dr	0.20mi	3/2.0	1,505 (+7%)	3mo	$266,000	$177	77
2271 Hampton Ct	0.24mi	3/2.0	1,505 (+7%)	3mo	$270,000	$179	74
2135 Shadowbrook Dr	0.01mi	3/2.0	1,505 (+7%)	24mo	$265,000	$176	68
10125 Bradbury Dr	0.70mi	4/1.0 (+1)	1,394 (-1%)	8mo	$220,000	$158	50

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: -17.2%
• Equity multiple: 0.39×
• Total profit: $-46,193
• Equity at exit: $40,258

10-year hold

• IRR: -7.9%
• Equity multiple: 0.49×
• Total profit: $-38,836
• Equity at exit: $23,345

Cash invested: $75,600 (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 46168

• Rents YoY: 3.6%
• Active inventory: 291
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,320 high
• Mortgage (P&I): −$1,416
• Tax from tax record: −$338 /mo · $4,052/yr
• Insurance: −$112
• HOA: −$30
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $-63

Break-even live

Break-even rent $2,400

Max offer price $258,843

Occupancy floor 98%

Sensitivity live

Price	-10% $90	-5% $13	+0% $-63	+5% $-140	+10% $-216
Rent	-10% $-246	-5% $-155	+0% $-63	+5% $28	+10% $120
Rate	-1.0pp $73	-0.5pp $6	base $-63	+0.5pp $-133	+1.0pp $-204

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2145 Shadowbrook Dr Plainfield, IN	3.0	2.0	1408	$2,100	$1.49	4d	1	0.01mi
2155 Shadowbrook Dr Unit 1228635P Plainfield, IN	3.0	2.0	1560	$2,803	$1.80	0d	1	0.01mi
9074 Anthem Ave Plainfield, IN	3.0	2.5	1722	$2,450	$1.42	0d	1	0.59mi
2870 Pearson Pkwy Plainfield, IN	3.0	1.0–2.0	918	$2,199	$2.40	19d	18	0.75mi
2514 Grand Central BLVD Cartersburg, IN	1.0–3.0	1.0–2.5	1324	$3,499	$2.64	0d	282	0.86mi
10291 Medallion Dr Unit 181 Indianapolis, IN	3.0	1.0	875	$1,195	$1.37	25d	1	0.87mi
10408 Bradbury Dr Indianapolis, IN	4.0	2.0	1712	$1,691	$0.99	14d	1	0.95mi
335 Double Creek Dr Plainfield, IN	1.0–3.0	1.0–2.0	1067	$2,016	$1.89	0d	28	1.33mi
311 Harpers Xing Plainfield, IN	1.0–3.0	1.0–1.5	882	$1,350	$1.53	13d	8	1.38mi
8140 Elsen Rdg Avon, IN	3.0	2.0	1506	$2,049	$1.36	23d	1	1.45mi
10871 Zimmerman Ln Indianapolis, IN	3.0	2.0	1751	$1,721	$0.98	0d	1	1.48mi

HOA detail

• Monthly dues: $30 · $360/yr

Listing history 7 events

1. 2026-05-13
   listed $270,000 Active 927-char remark
2. 2026-02-26
   listed $130,000
3. 2026-02-26
   historical
4. 2017-04-04
   soldstatus $122,000 Sold

   Show marketing remark (71 chars)

   3BR 2BA ranch-all appliances stay. Fenced back yard with privacy fence.

5. 2017-03-02
   status Pending

   Show marketing remark (71 chars)

   3BR 2BA ranch-all appliances stay. Fenced back yard with privacy fence.

6. 2017-03-02
   listed $121,000 Active

   Show marketing remark (71 chars)

   3BR 2BA ranch-all appliances stay. Fenced back yard with privacy fence.

7. 2001-03-01
   listed $102,984

ⓘ 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: $4,052 · $338/mo
• Projected year-2 tax: $4,052 · $338/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 4/10 Moderate 7 d/yr ≥101°F today · 19 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: $27,842
• − Mortgage interest: −$15,124
• − Property taxes: −$4,052
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,227
• − Management: −$2,227
• − HOA: −$360
• − Depreciation: −$7,855
• Taxable loss: −$5,354
• Est. tax savings @ 24.0%: +$1,285
• After-tax cash flow: $527/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 — 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

-98.0% since first listed

10 events — show timeline

• 2026-06-05 Listed for Rent $2,100 TENANTTURNER2
• 2026-05-28 Sold (MLS) $270,000 MIBOR as Distributed by MLS Grid
• 2026-05-20 Pending — MIBOR as Distributed by MLS Grid
• 2026-05-13 Listed $270,000 MIBOR as Distributed by MLS Grid
• 2026-02-26 Listed $130,000 MIBOR as Distributed by MLS Grid
• 2026-02-26 Listing Removed — MIBOR as Distributed by MLS Grid
• 2017-04-04 Sold (MLS) $122,000 MIBOR as Distributed by MLS Grid
• 2017-03-02 Pending — MIBOR as Distributed by MLS Grid
• 2017-03-02 Listed $121,000 MIBOR as Distributed by MLS Grid
• 2001-03-01 Listed $102,984 MIBOR as Distributed by MLS Grid

Property tax history

+12.1%/yr

Latest (2025): $4,052 · +105.7% YoY. Source: county tax records.