Isleton Plan · Westfield, IN 46074

$381,990

3 bd · 2.5 ba · 2,387 sqft · Townhouse · 205 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
• Schools +5.5/10.0
• Cash flow +3.6/30.0
• Rent growth +3.6/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Isleton features a spacious open-concept layout with a large kitchen at the back of the home opening to the deck, casual café and gathering room. Including a finished game room but offering an optional flex room and additional bedroom, you'll never run out of room in the Isleton. The Owner's Suite offers lots of space to relax and the finished game room on the lower level is perfect for entertaining.

Key facts

• Optional flex room
• Large kitchen
• Owner's suite

Tags

• OPEN-CONCEPT LAYOUT
• LARGE KITCHEN
• FINISHED GAME ROOM
• OPTIONAL FLEX ROOM
• OWNER'S SUITE

🏗️ New construction. The $381,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $548,628.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $382k.

Deal economics

• At list price, monthly cash flow is $-2k ($-20k/yr) — negative.
• To cash-flow at today's rent, offer at most $313k (18.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $274k (28.3% below list).
• Recommended offer: $274k (28.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#140 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Westfield-Washington Schools (suburban): math 58% / reading 64% proficiency, ranked #10 of 301 in IN (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+4.3%/yr); 801 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 4,661 units permitted in Hamilton County in 2024 (1,528 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k of value loss. Plan a longer hold.
• Hamilton County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 205 days — a 12% lower offer ($336k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $273,957 (28.3% 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 205 days. Have you received any prior offers? Is the seller open to a 28% 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 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?
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: 0.50% ✗
• Cap rate: 2.73%
• Cash-on-cash: -12.71%
• DSCR: 0.43
• GRM: 16.7

CMA / ARV

• ARV (median comp): $548,628
• List price: $381,990
• Delta: -30.37%
• 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
16758 Brinkman Rd	0.02mi	3/3.0	2,378 (-0%)	4mo	$418,000	$176	93
16854 Brinkman Rd	0.06mi	3/3.0	2,378 (-0%)	3mo	$420,000	$177	92
16786 Brinkman Rd	0.00mi	3/3.0	2,378 (-0%)	6mo	$380,000	$160	92
16752 Brinkman Rd	0.02mi	4/3.5 (+1)	2,378 (-0%)	3mo	$404,000	$170	87
16832 Brinkman Rd	0.04mi	4/3.5 (+1)	2,378 (-0%)	3mo	$422,000	$177	86
168 Midland Trace Loop	0.59mi	3/3.5	2,477 (+4%)	0mo	$734,048	$296	62
192 Midland Trace Loop	0.59mi	3/3.5	2,477 (+4%)	10mo	$655,643	$265	54
182 Midland Trace Loop	0.59mi	3/3.5	2,497 (+5%)	10mo	$678,794	$272	53
367 S Cherry St	0.58mi	3/3.5	2,106 (-12%)	1mo	$484,000	$230	48
187 Midland Trace Loop	0.58mi	3/3.5	2,068 (-13%)	1mo	$484,000	$234	46
379 S Cherry St	0.57mi	3/3.5	2,106 (-12%)	8mo	$529,000	$251	43
373 S Cherry St	0.58mi	3/3.5	2,062 (-14%)	7mo	$487,000	$236	40

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 · 4.26% rent growth · sell at horizon

5-year hold

• IRR: -38.6%
• Equity multiple: -0.23×
• Total profit: $-188,979
• Equity at exit: $81,802

10-year hold

• IRR: -50.2%
• Equity multiple: -0.84×
• Total profit: $-283,034
• Equity at exit: $47,435

Cash invested: $153,616 (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 46074

• Rents YoY: 4.3%
• Active inventory: 801
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $2,740 high
• Mortgage (P&I): −$2,877
• Tax est. 1.5%: −$686 /mo · $8,229/yr
• Insurance: −$229
• HOA: −$0
• Vacancy / Maint / Mgmt: −$575
• Net cashflow: $-1,627

Break-even live

Break-even rent $4,799

Max offer price $313,172

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: $137,157
• Closing costs: $16,459
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16838 Brinkman Rd Westfield, IN	3.0	2.5	2387	$2,700	$1.13	17d	1	0.02mi
16848 Brinkman Rd Westfield, IN	4.0	3.5	2378	$2,850	$1.20	43d	1	0.02mi
620 Southridge Ct Unit 1303752P Westfield, IN	4.0	2.5	1797	$5,460	$3.04	14d	1	0.30mi
218 W Main St Westfield, IN	4.0	2.5	1872	$2,495	$1.33	43d	1	0.79mi
16026 Coleman Dr Westfield, IN	3.0	2.5	2400	$3,000	$1.25	43d	1	0.94mi
16325 Bay Meadow Cir Westfield, IN	4.0	3.0	2042	$1,995	$0.98	12d	1	1.04mi
3517 Buckner Dr Westfield, IN	3.0	2.5	1836	$2,500	$1.36	17d	1	1.21mi
3541 Buckner Dr Westfield, IN	3.0	2.5	1836	$2,600	$1.42	17d	1	1.23mi
459 Vernon Pl Westfield, IN	4.0	2.5	1968	$3,750	$1.91	43d	1	1.26mi
16271 Ambia Cir Westfield, IN	3.0	2.5	3074	$3,300	$1.07	43d	1	1.27mi
404 E Pine Ridge Dr Westfield, IN	3.0	2.5	1726	$3,250	$1.88	43d	1	1.40mi

Listing history 13 events

1. 2026-06-03
   days on market $381,990 Active 205 DOM
2. 2026-06-02
   days on market $381,990 Active 204 DOM
3. 2026-06-01
   days on market $381,990 Active 203 DOM
4. 2026-05-31
   pricedays on market $381,990 Active 202 DOM
5. 2026-04-10
   price $417,035 414-char remark

   Show marketing remark (414 chars)

   The Isleton features a spacious open-concept layout with a large kitchen at the back of the home opening to the deck, casual café and gathering room. Including a finished game room but offering an optional flex room and additional bedroom, you'll never run out of room in the Isleton. The Owner's Suite offers lots of space to relax and the finished game room on the lower level is perfect for entertaining.

6. 2026-03-27
   price $418,040 414-char remark

   Show marketing remark (414 chars)

   The Isleton features a spacious open-concept layout with a large kitchen at the back of the home opening to the deck, casual café and gathering room. Including a finished game room but offering an optional flex room and additional bedroom, you'll never run out of room in the Isleton. The Owner's Suite offers lots of space to relax and the finished game room on the lower level is perfect for entertaining.

7. 2026-03-11
   price $437,525 414-char remark

   Show marketing remark (414 chars)

   The Isleton features a spacious open-concept layout with a large kitchen at the back of the home opening to the deck, casual café and gathering room. Including a finished game room but offering an optional flex room and additional bedroom, you'll never run out of room in the Isleton. The Owner's Suite offers lots of space to relax and the finished game room on the lower level is perfect for entertaining.

8. 2026-02-21
   price $435,525 414-char remark

   Show marketing remark (414 chars)

   The Isleton features a spacious open-concept layout with a large kitchen at the back of the home opening to the deck, casual café and gathering room. Including a finished game room but offering an optional flex room and additional bedroom, you'll never run out of room in the Isleton. The Owner's Suite offers lots of space to relax and the finished game room on the lower level is perfect for entertaining.

9. 2026-02-12
   status Active 414-char remark

   Show marketing remark (414 chars)

   The Isleton features a spacious open-concept layout with a large kitchen at the back of the home opening to the deck, casual café and gathering room. Including a finished game room but offering an optional flex room and additional bedroom, you'll never run out of room in the Isleton. The Owner's Suite offers lots of space to relax and the finished game room on the lower level is perfect for entertaining.

10. 2025-12-06
    historical 414-char remark

    Show marketing remark (414 chars)

    The Isleton features a spacious open-concept layout with a large kitchen at the back of the home opening to the deck, casual café and gathering room. Including a finished game room but offering an optional flex room and additional bedroom, you'll never run out of room in the Isleton. The Owner's Suite offers lots of space to relax and the finished game room on the lower level is perfect for entertaining.

11. 2025-12-04
    status Active 414-char remark

    Show marketing remark (414 chars)

    The Isleton features a spacious open-concept layout with a large kitchen at the back of the home opening to the deck, casual café and gathering room. Including a finished game room but offering an optional flex room and additional bedroom, you'll never run out of room in the Isleton. The Owner's Suite offers lots of space to relax and the finished game room on the lower level is perfect for entertaining.

12. 2025-10-02
    historical 414-char remark

    Show marketing remark (414 chars)

    The Isleton features a spacious open-concept layout with a large kitchen at the back of the home opening to the deck, casual café and gathering room. Including a finished game room but offering an optional flex room and additional bedroom, you'll never run out of room in the Isleton. The Owner's Suite offers lots of space to relax and the finished game room on the lower level is perfect for entertaining.

13. 2025-07-04
    listed $379,990 Active 414-char remark

    Show marketing remark (414 chars)

    The Isleton features a spacious open-concept layout with a large kitchen at the back of the home opening to the deck, casual café and gathering room. Including a finished game room but offering an optional flex room and additional bedroom, you'll never run out of room in the Isleton. The Owner's Suite offers lots of space to relax and the finished game room on the lower level is perfect for entertaining.

ⓘ 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: $32,875
• − Mortgage interest: −$30,732
• − Property taxes: −$8,229
• − Insurance: −$2,743
• − Repairs & maintenance: −$2,630
• − Management: −$2,630
• − Depreciation: −$15,960
• Taxable loss: −$30,049
• Est. tax savings @ 24.0%: +$7,212
• After-tax cash flow: $-12,314/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: Westfield-Washington Schools
• NCES district ID: 1813080
• Math proficiency: 58% ▼ -9.00%
• Reading proficiency: 64% ▼ -3.00%
• Median HH income: $82,682
• Composite: 55.01/100
• National rank: #1295
• State rank: #10 of 301 in IN

Livability — Westfield

• Score: 71/100
• State rank: #140
• US rank: #7263

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westfield, IN
• County: Hamilton County · 337,479 people
• City population: 48,901
• Metro: Indianapolis-Carmel-Anderson, IN
• Population (ZIP): 48,901
• Household income: $126,724
• Rent vs Own: 18.4% rent · 81.6% own
• Severe rent burden: 742.0

Population outlook (Hamilton County) Hauer SSP2

• Today (2025): 381,938 people
• By 2030: 417,496 · +9.3%
• By 2040: 486,684 · +27.4%
• By 2050: 549,805 · +44.0%
• By 2075: 687,078 · +79.9%
• By 2100: 754,495 · +97.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Two or more races 10% Hispanic / Latino 9% Asian 8% Black 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Romanian 4% Italian 4% Lithuanian 2%
• Foreign-born: 12% · Canada, China, South Korea
• Languages at home: 84% English-only · Spanish 5% Arabic 3% Chinese 2%

Political lean MEDSL · Hamilton

• 2024 margin: Lean R (+6.1) · D 46.0% · R 52.1% · Other 1.9%
• 2008→2024 swing: +16.2pp toward D · 2008: -22.2pp · 2024: -6.1pp
• All cycles: 2024: R+6.1 2020: R+6.8 2016: R+19.6 2012: R+34.3 2008: R+22.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -140.45%
• Current HPI: 220.9413
• Rent YoY: ▲ 4.26%
• 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

+9.7% since first listed

9 events — show timeline

• 2026-04-10 Price Changed $417,035 Zillow
• 2026-03-27 Price Changed $418,040 Zillow
• 2026-03-11 Price Changed $437,525 Zillow
• 2026-02-21 Price Changed $435,525 Zillow
• 2026-02-12 Relisted — Zillow
• 2025-12-06 Delisted — Zillow
• 2025-12-04 Relisted — Zillow
• 2025-10-02 Delisted — Zillow
• 2025-07-04 Listed $379,990 Zillow