Bradford Plan · Franklin, IN 46131

$269,995

3 bd · 2.0 ba · 1,613 sqft · SingleFamily · 393 Days on market

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +5.8/30.0
• Rent growth +3.7/5.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +1.2/10.0
• DSCR +0.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Bradford is the perfect ranch-style floorplan for those looking to downsize or enjoy single-level living with plenty of space. Starting at 1,611 square feet, this three-bedroom, two-bath home can be personalized to fit your lifestyle - with an optional second-floor bonus room for even more living space. Step inside from the charming front porch and you're greeted by a versatile flex room. Use it as a dining area, home office, or creative space - the choice is yours. The L-shaped kitchen offers ample cabinet storage and counter space, with the option to add an island for extra prep area. The open layout connects seamlessly to the great room, perfect for entertaining or spending time with loved ones. The private primary suite is tucked away for relaxation and features an ensuite bath that can be upgraded to include a tiled shower, a 60" shower, or a luxurious garden tub/shower combo. Two additional bedrooms provide space for guests or hobbies. Add a sunroom to enjoy the outdoors year-round, or unwind on the covered patio during warm evenings. With flexible options and thoughtful design, The Bradford by Arbor Homes delivers comfort, convenience, and style - all on one level.

Key facts

• L-shaped kitchen
• Open floorplan
• Ranch floorplan

Tags

• RANCH FLOORPLAN
• FLEX ROOM
• L-SHAPED KITCHEN
• OPTIONAL KITCHEN ISLAND
• OPEN FLOORPLAN
• PRIMARY BEDROOM

🏗️ New construction. The $269,995 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $322,170.

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 $-639 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (14.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (25.6% below list).
• Recommended offer: $201k (25.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#351 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, amenities F, commute F.
• Franklin Community School Corporation (suburban): math 36% / reading 44% proficiency, ranked #133 of 301 in IN (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.7%/yr); 282 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,133 units permitted in Johnson 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 $10k of value loss. Plan a longer hold.
• Johnson County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 393 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.

Recommended offer $200,905 (25.6% 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. It's been on market 393 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 0.62% ✗
• Cap rate: 3.91%
• Cash-on-cash: -8.50%
• DSCR: 0.62
• GRM: 13.4

CMA / ARV

• ARV (median comp): $322,170
• List price: $269,995
• Delta: -16.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1408 Crabapple Rd	0.02mi	3/2.0	1,692 (+5%)	2mo	$320,000	$189	89
1303 Crabapple Rd	0.11mi	3/2.0	1,804 (+12%)	2mo	$339,990	$188	74
1235 Fiesta Dr	0.28mi	3/2.0	1,504 (-7%)	10mo	$262,000	$174	68
1245 Fiesta Dr	0.27mi	3/2.0	1,812 (+12%)	0mo	$299,000	$165	67
1712 Turning Leaf Dr	0.32mi	3/2.0	1,785 (+11%)	2mo	$277,500	$155	66
1081 Torino Ln	0.67mi	3/2.0	1,641 (+2%)	7mo	$191,700	$117	60
317 Galahad Dr	0.64mi	3/2.0	1,725 (+7%)	2mo	$314,900	$183	57
1185 Alder Rd	0.37mi	3/2.0	1,419 (-12%)	10mo	$270,000	$190	55
2160 Meadow Glen Blvd	0.75mi	3/2.0	1,659 (+3%)	7mo	$275,000	$166	54
2032 Flamingo Way	0.36mi	2/2.0 (-1)	1,392 (-14%)	9mo	$225,500	$162	48
990 Canary Creek Dr	0.72mi	3/2.5	1,500 (-7%)	6mo	$267,000	$178	47
988 Canary Creek Dr	0.71mi	3/2.0	1,408 (-13%)	0mo	$245,000	$174	45

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 · 4.68% rent growth · sell at horizon

5-year hold

• IRR: -29.5%
• Equity multiple: 0.01×
• Total profit: $-89,439
• Equity at exit: $48,037

10-year hold

• IRR: -24.1%
• Equity multiple: -0.28×
• Total profit: $-115,526
• Equity at exit: $27,855

Cash invested: $90,208 (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 46131

• Home prices YoY: -27.8%
• Rents YoY: 4.7%
• Active inventory: 282
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,009 high
• Mortgage (P&I): −$1,689
• Tax est. 1.5%: −$403 /mo · $4,833/yr
• Insurance: −$134
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $-639

Break-even live

Break-even rent $2,818

Max offer price $229,663

Occupancy floor —

Sensitivity live

Price	-10% $-417	-5% $-528	+0% $-639	+5% $-751	+10% $-862
Rent	-10% $-798	-5% $-719	+0% $-639	+5% $-560	+10% $-481
Rate	-1.0pp $-477	-0.5pp $-557	base $-639	+0.5pp $-723	+1.0pp $-808

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: $80,543
• Closing costs: $9,665
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1263 Brookdale Ct Franklin, IN	3.0	2.0	1618	$1,899	$1.17	4d	1	0.17mi
1475 Sabra Way Franklin, IN	3.0	2.0	1950	$2,100	$1.08	5d	1	0.19mi
1111 Cobra Dr Franklin, IN	3.0	2.5	1695	$1,825	$1.08	45d	1	0.64mi
1111 Cobra Dr Franklin, IN	3.0	2.5	1695	$1,825	$1.08	45d	1	0.64mi
1111 Cobra Dr Franklin, IN	3.0	2.5	1695	$1,775	$1.05	16d	1	0.64mi
1192 N Aberdeen Dr Franklin, IN	4.0	2.5	1633	$1,910	$1.17	5d	1	1.19mi
1037 W Jefferson St Franklin, IN	2.0–3.0	2.0	1131	$1,633	$1.44	3d	6	1.22mi
2891 Fieldstone Ct Franklin, IN	3.0	2.5	1836	$1,821	$0.99	8d	1	1.48mi

Listing history 15 events

1. 2026-06-21
   days on market $269,995 Active 393 DOM
2. 2026-06-18
   days on market $269,995 Active 390 DOM
3. 2026-06-17
   days on market $269,995 Active 389 DOM
4. 2026-06-16
   days on market $269,995 Active 388 DOM
5. 2026-06-15
   days on market $269,995 Active 387 DOM
6. 2026-06-13
   days on market $269,995 Active 385 DOM
7. 2026-06-13
   days on market $269,995 Active 384 DOM
8. 2026-06-09
   days on market $269,995 Active 381 DOM
9. 2026-06-08
   days on market $269,995 Active 380 DOM
10. 2026-06-07
    days on market $269,995 Active 379 DOM
11. 2026-06-03
    days on market $269,995 Active 375 DOM
12. 2026-06-02
    days on market $269,995 Active 374 DOM
13. 2026-06-01
    days on market $269,995 Active 373 DOM
14. 2026-05-31
    days on market $269,995 Active 372 DOM
15. 2025-05-24
    listed $269,995 Active 1199-char remark

    Show marketing remark (1199 chars)

    The Bradford is the perfect ranch-style floorplan for those looking to downsize or enjoy single-level living with plenty of space. Starting at 1,611 square feet, this three-bedroom, two-bath home can be personalized to fit your lifestyle - with an optional second-floor bonus room for even more living space. Step inside from the charming front porch and you're greeted by a versatile flex room. Use it as a dining area, home office, or creative space - the choice is yours. The L-shaped kitchen offers ample cabinet storage and counter space, with the option to add an island for extra prep area. The open layout connects seamlessly to the great room, perfect for entertaining or spending time with loved ones. The private primary suite is tucked away for relaxation and features an ensuite bath that can be upgraded to include a tiled shower, a 60" shower, or a luxurious garden tub/shower combo. Two additional bedrooms provide space for guests or hobbies. Add a sunroom to enjoy the outdoors year-round, or unwind on the covered patio during warm evenings. With flexible options and thoughtful design, The Bradford by Arbor Homes delivers comfort, convenience, and style - all on one level.

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

Taxation est. · year 1

• Rental income: $24,109
• − Mortgage interest: −$18,047
• − Property taxes: −$4,833
• − Insurance: −$1,611
• − Repairs & maintenance: −$1,929
• − Management: −$1,929
• − Depreciation: −$9,372
• Taxable loss: −$13,611
• Est. tax savings @ 24.0%: +$3,267
• After-tax cash flow: $-4,405/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: Franklin Community School Corporation
• NCES district ID: 1803690
• Math proficiency: 36% ▼ -11.00%
• Reading proficiency: 44% ▼ -8.00%
• Median HH income: $54,855
• Composite: 34.93/100
• National rank: #5066
• State rank: #133 of 301 in IN

Livability — Franklin

• Score: 65/100
• State rank: #351
• US rank: #13428

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Franklin, IN
• County: Johnson County · 154,261 people
• City population: 34,647
• Metro: Indianapolis-Carmel-Anderson, IN
• Population (ZIP): 34,647
• Household income: $85,076
• Rent vs Own: 28.4% rent · 71.6% own
• Severe rent burden: 984.0

Population outlook (Johnson County) Hauer SSP2

• Today (2025): 170,080 people
• By 2030: 179,983 · +5.8%
• By 2040: 198,580 · +16.8%
• By 2050: 214,661 · +26.2%
• By 2075: 247,990 · +45.8%
• By 2100: 257,821 · +51.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 2% Black 2%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Russian/Polish/Slavic 1% Other Asian/Pacific 1%

Political lean MEDSL · Johnson

• 2024 margin: Solid R (+34.3) · D 32.0% · R 66.3% · Other 1.7%
• 2008→2024 swing: -8.9pp toward R · 2008: -25.5pp · 2024: -34.3pp
• All cycles: 2024: R+34.3 2020: R+34.1 2016: R+42.5 2012: R+38.5 2008: R+25.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -90.53%
• Current HPI: 235.0009
• Rent YoY: ▲ 4.68%
• 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

1 event — show timeline

• 2025-05-24 Listed $269,995 Zillow