6236 N Woods Edge Ct · McCordsville, IN 46055

$315,000

3 bd · 2.0 ba · 1,418 sqft · SingleFamily public records · 13 Days on market

Built 2017 8,712 sqft lot Est $315k · at est. $45/mo HOA · 2% 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 +12.4/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Rent growth +3.8/5.0
• DSCR +3.7/10.0
• Livability +3.5/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Gorgeous 1 level Home in Immaculate Condition. Primary Bedroom Suite w/ Updated LVP Floors, Plantation Shutters, and en-suite bath w/full walk in shower. Spacious Great Room with Raised Ceiling. Kitchen~Stainless Appliances, Breakfast Bar, plus Extra Dining Space! Laundry Room has convenient utility sink. 2- car attached garage with bonus 4'bump out for extra storage. Outside, you will find a Concrete/Paver Patio with Pergola overlooking the Pond. This home has been meticulously maintained inside and out. New Roof installed 8/23! Woodhaven Community Amenities include ~Pool, Cabana, Playground, Basketball Court, and Gazebo! Just minutes from shopping, dining, schools, parks and entertainment! You don't want to miss this pristine home!

Key facts

• Pond view
• Plantation blinds
• Brick paver patio

Tags

• PLANTATION BLINDS
• TILE BACKSPLASH
• STAINLESS STEEL APPLIANCES
• BRICK PAVER PATIO
• WOOD STAINED PERGOLA
• POND VIEW

Property features AI

Finance

• Other: Ownership interest: Mandatory fee
• HOA & community: Homeowners association with annual fee; Annual association fee $540; HOA includes entrance/common maintenance, insurance, park/playground, and management; Community amenities include pool, park, playground, and seasonal pond; Covenants & restrictions

Exterior

• Parking: Attached 2-car garage (approximately 464 sq ft)
• Security: Owned security system; Smoke detectors
• Utilities: Public water; Municipal sewer connected; 200+ amp electric service; Cable, electricity, natural gas, and water connected
• Home design: Single-family residence; Updated/remodeled condition; One level; Southeast-facing
• Construction: Brick and cement siding exterior; Slab foundation
• Exterior features: Covered patio; Patio; Full wrought-iron fencing; Located on a pond/ waterfront; Cul-de-sac lot

Interior

• Kitchen: Dishwasher; Disposal; Microwave (with hood); Electric oven; Range hood; Refrigerator
• Bedrooms: 3 bedrooms on the main level; Primary bedroom with walk-in closet
• Bathrooms: 2 full bathrooms; Primary bathroom with full shower stall
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Attic access; Breakfast bar; High ceilings; Pantry; Smart thermostat; Walk-in closet(s); Painted woodwork
• Laundry & utility: Main-level laundry room; Washer; Dryer; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-52 ($-621/yr) — negative.
• To cash-flow at today's rent, offer at most $306k (2.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $252k (20.0% below list).
• Recommended offer: $252k (20.0% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.8% in McCordsville — 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 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); 425 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $9k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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.

Recommended offer $252,101 (20.0% 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. 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 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: 0.80% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.70%
• DSCR: 0.97
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $314,796
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6236 N Woods Edge Ct	0.00mi	3/2.0	1,418 (0%)	1mo	$315,000	$222	99

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: -15.2%
• Equity multiple: 0.45×
• Total profit: $-48,733
• Equity at exit: $46,968

10-year hold

• IRR: -3.5%
• Equity multiple: 0.74×
• Total profit: $-22,616
• Equity at exit: $27,235

Cash invested: $88,200 (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 46055

• Home prices YoY: -20.1%
• Rents YoY: 5.2%
• Active inventory: 425
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,521 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$215 /mo · $2,582/yr
• Insurance: −$131
• HOA: −$45
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $-52

Break-even live

Break-even rent $2,586

Max offer price $305,861

Occupancy floor 97%

Sensitivity live

Price	-10% $127	-5% $37	+0% $-52	+5% $-141	+10% $-230
Rent	-10% $-251	-5% $-151	+0% $-52	+5% $48	+10% $147
Rate	-1.0pp $107	-0.5pp $28	base $-52	+0.5pp $-133	+1.0pp $-216

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5871 Broadacre Dr McCordsville, IN	1.0–3.0	1.0–2.0	978	$2,285	$2.34	0d	144	0.54mi
6267 Cypress Ct McCordsville, IN	3.0	2.0	1673	$2,500	$1.49	3d	1	0.96mi
6654 Willow Way McCordsville, IN	3.0–4.0	2.0–2.5	1810	$2,485	$1.37	3d	10	1.10mi
7298 N Kensington Way Unit 6311-213 McCordsville, IN	2.0	2.0	1109	$2,050	$1.85	3d	1	1.33mi
5811 Main St McCordsville, IN	1.0–2.0	1.0–2.0	926	$2,150	$2.32	0d	17	1.44mi
N Kensington Way McCordsville, IN	1.0–2.0	1.0–2.0	968	$2,375	$2.45	22d	6	1.46mi
7357 N Gateway Crossing Blvd McCordsville, IN	1.0–2.0	1.0–1.5	882	$1,830	$2.07	25d	4	1.48mi

HOA detail

• Monthly dues: $45 · $540/yr
• Likely covers: pool

Listing history 7 events

1. 2026-04-22
   status Pending
2. 2026-04-09
   listed $315,000 Active
3. 2024-03-11
   soldstatus $295,000 Closed 744-char remark

   Show marketing remark (744 chars)

   Gorgeous 1 level Home in Immaculate Condition. Primary Bedroom Suite w/ Updated LVP Floors, Plantation Shutters, and en-suite bath w/full walk in shower. Spacious Great Room with Raised Ceiling. Kitchen~Stainless Appliances, Breakfast Bar, plus Extra Dining Space! Laundry Room has convenient utility sink. 2- car attached garage with bonus 4'bump out for extra storage. Outside, you will find a Concrete/Paver Patio with Pergola overlooking the Pond. This home has been meticulously maintained inside and out. New Roof installed 8/23! Woodhaven Community Amenities include ~Pool, Cabana, Playground, Basketball Court, and Gazebo! Just minutes from shopping, dining, schools, parks and entertainment! You don't want to miss this pristine home!

4. 2024-01-17
   status Pending 744-char remark

   Show marketing remark (744 chars)

   Gorgeous 1 level Home in Immaculate Condition. Primary Bedroom Suite w/ Updated LVP Floors, Plantation Shutters, and en-suite bath w/full walk in shower. Spacious Great Room with Raised Ceiling. Kitchen~Stainless Appliances, Breakfast Bar, plus Extra Dining Space! Laundry Room has convenient utility sink. 2- car attached garage with bonus 4'bump out for extra storage. Outside, you will find a Concrete/Paver Patio with Pergola overlooking the Pond. This home has been meticulously maintained inside and out. New Roof installed 8/23! Woodhaven Community Amenities include ~Pool, Cabana, Playground, Basketball Court, and Gazebo! Just minutes from shopping, dining, schools, parks and entertainment! You don't want to miss this pristine home!

5. 2024-01-05
   price $300,000 744-char remark

   Show marketing remark (744 chars)

   Gorgeous 1 level Home in Immaculate Condition. Primary Bedroom Suite w/ Updated LVP Floors, Plantation Shutters, and en-suite bath w/full walk in shower. Spacious Great Room with Raised Ceiling. Kitchen~Stainless Appliances, Breakfast Bar, plus Extra Dining Space! Laundry Room has convenient utility sink. 2- car attached garage with bonus 4'bump out for extra storage. Outside, you will find a Concrete/Paver Patio with Pergola overlooking the Pond. This home has been meticulously maintained inside and out. New Roof installed 8/23! Woodhaven Community Amenities include ~Pool, Cabana, Playground, Basketball Court, and Gazebo! Just minutes from shopping, dining, schools, parks and entertainment! You don't want to miss this pristine home!

6. 2023-12-14
   price $309,900 744-char remark

   Show marketing remark (744 chars)

   Gorgeous 1 level Home in Immaculate Condition. Primary Bedroom Suite w/ Updated LVP Floors, Plantation Shutters, and en-suite bath w/full walk in shower. Spacious Great Room with Raised Ceiling. Kitchen~Stainless Appliances, Breakfast Bar, plus Extra Dining Space! Laundry Room has convenient utility sink. 2- car attached garage with bonus 4'bump out for extra storage. Outside, you will find a Concrete/Paver Patio with Pergola overlooking the Pond. This home has been meticulously maintained inside and out. New Roof installed 8/23! Woodhaven Community Amenities include ~Pool, Cabana, Playground, Basketball Court, and Gazebo! Just minutes from shopping, dining, schools, parks and entertainment! You don't want to miss this pristine home!

7. 2023-10-05
   listed $325,000 Active 744-char remark

   Show marketing remark (744 chars)

   Gorgeous 1 level Home in Immaculate Condition. Primary Bedroom Suite w/ Updated LVP Floors, Plantation Shutters, and en-suite bath w/full walk in shower. Spacious Great Room with Raised Ceiling. Kitchen~Stainless Appliances, Breakfast Bar, plus Extra Dining Space! Laundry Room has convenient utility sink. 2- car attached garage with bonus 4'bump out for extra storage. Outside, you will find a Concrete/Paver Patio with Pergola overlooking the Pond. This home has been meticulously maintained inside and out. New Roof installed 8/23! Woodhaven Community Amenities include ~Pool, Cabana, Playground, Basketball Court, and Gazebo! Just minutes from shopping, dining, schools, parks and entertainment! You don't want to miss this pristine home!

ⓘ 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: $2,582 · $215/mo
• Projected year-2 tax: $2,630 · $219/mo
• Expected delta: +$48/yr (+$4/mo · 1.8%)

ⓘ 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 ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,252
• − Mortgage interest: −$17,645
• − Property taxes: −$2,582
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,420
• − Management: −$2,420
• − HOA: −$540
• − Depreciation: −$9,164
• Taxable loss: −$6,094
• Est. tax savings @ 24.0%: +$1,463
• After-tax cash flow: $842/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: 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

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 · 59,521 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: 58.0

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%

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%

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

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

-3.1% since first listed

7 events — show timeline

• 2026-04-22 Pending — MIBOR as Distributed by MLS Grid
• 2026-04-09 Listed $315,000 MIBOR as Distributed by MLS Grid
• 2024-03-11 Sold (MLS) $295,000 MIBOR as Distributed by MLS Grid
• 2024-01-17 Pending — MIBOR as Distributed by MLS Grid
• 2024-01-05 Price Changed $300,000 MIBOR as Distributed by MLS Grid
• 2023-12-14 Price Changed $309,900 MIBOR as Distributed by MLS Grid
• 2023-10-05 Listed $325,000 MIBOR as Distributed by MLS Grid

Property tax history

+109.7%/yr

Latest (2025): $2,582 · -35.3% YoY. Source: county tax records.