5774 White Pine Rd · Whitestown, IN 46075

$275,000

3 bd · 2.0 ba · 1,231 sqft · SingleFamily public records · 8 Days on market

Built 2015 5,663 sqft lot Est $279k · at est.

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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 +12.6/30.0
• ARV discount +8.2/15.0
• DSCR +3.8/10.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• 1% rule +3.0/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated, open and bright with modern gray and white colors throughout main living areas. Updates include beautful laminate flooring, light fixture in great room, ceiing fans in bedrooms, quartz countertops & new backsplash, fence, finsihed garage, water softener and freshly painted interior. The kitchen with striking white cabinets, large pantry and beautiful updates will make meal prep a delight. At the end of the day relax next to the wood burning fireplace in the greatroom with your favorite beverage. Master suite features two closets and master bath with full shower stall. Great location close to shopping and entertainment.

Key facts

• Quartz countertops
• Updated kitchen
• White cabinetry

Tags

• OPEN-CONCEPT FLOOR PLAN
• COZY WOOD-BURNING FIREPLACE
• UPDATED KITCHEN
• WHITE CABINETRY
• QUARTZ COUNTERTOPS
• TILE BACKSPLASH

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Municipal sewer connected; No curbside solid waste service
• Home design: Single-family residence; One story
• Construction: Vinyl with brick exterior; Slab foundation
• Exterior features: Lot under 1/4 acre (approx. 0.13 acres)

Interior

• Kitchen: Dishwasher; Electric oven; Microwave with hood; Disposal; Refrigerator; Pantry; Eat-in kitchen
• Bedrooms: 3 bedrooms on the main level; Primary bedroom with walk-in closet
• Bathrooms: 2 full bathrooms (both on the main level); Primary bathroom with double sinks, full shower stall, suite layout
• Heating & cooling: Electric heat pump; Central air conditioning
• Interior features: Attic access; Eat-in kitchen; Pantry; Utility room; One wood-burning fireplace in the living room
• Laundry & utility: Washer and dryer included; Main-level laundry; Electric water heater; Water softener (owned)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-33 ($-401/yr) — negative.
• To cash-flow at today's rent, offer at most $269k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (19.9% below list).
• Recommended offer: $220k (19.9% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.2% in Whitestown — 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 73/100 on livability (#109 in IN) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living A; Watch: amenities F, commute F, health & safety F.
• Lebanon Community School Corporation (town): math 41% / reading 44% proficiency, ranked #115 of 301 in IN (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Perry Worth Elementary School (math 57% / reading 47%, grade C-, #237 of 994 statewide, top 26%, 430 students, 30% FRL); Lebanon Middle School (math 35% / reading 40%, grade F, #146 of 330 statewide, top 46%, 807 students, 46% FRL); Lebanon Senior High School (math 43% / reading 68%, grade C, #75 of 369 statewide, top 20%, 1,027 students, 38% FRL) — zoned schools at 38% FRL track the district average.
• Market conditions: Rents flat; 270 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 898 units permitted in Boone 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 $8k of value loss. Plan a longer hold.
• Boone County population projected at +46% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 8y 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.
• Current owner paid $204k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $220,411 (19.9% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 6.15%
• Cash-on-cash: -0.52%
• DSCR: 0.98
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $279,437
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5775 Bluff View Ln	0.10mi	3/2.0	1,231 (0%)	11mo	$279,900	$227	86
5770 Weeping Willow Pl	0.05mi	3/2.0	1,200 (-2%)	13mo	$285,000	$238	83
3812 Dusty Sands Rd	0.29mi	3/2.0	1,240 (+1%)	8mo	$281,500	$227	79
5763 White Pine Rd	0.06mi	3/2.0	1,245 (+1%)	22mo	$272,000	$218	77
3689 Indigo Blue Blvd	0.49mi	3/2.0	1,288 (+5%)	1mo	$272,000	$211	68
3850 Tartan Trl	0.40mi	3/2.0	1,280 (+4%)	10mo	$305,000	$238	67
3696 White Cliff Way	0.58mi	3/2.0	1,250 (+2%)	6mo	$275,000	$220	65
3749 Limelight Ln	0.52mi	3/2.0	1,208 (-2%)	9mo	$277,000	$229	65
3421 Firethorn Dr	0.58mi	3/2.0	1,270 (+3%)	6mo	$265,000	$209	62
3492 Limelight Ln	0.67mi	3/2.0	1,182 (-4%)	1mo	$285,000	$241	61
3711 White Cliff Way	0.59mi	3/2.0	1,287 (+4%)	8mo	$282,000	$219	58
3504 Limesprings Ln	0.40mi	3/2.0	1,383 (+12%)	9mo	$269,900	$195	53

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 · 0.77% rent growth · sell at horizon

5-year hold

• IRR: -19.5%
• Equity multiple: 0.33×
• Total profit: $-51,571
• Equity at exit: $41,003

10-year hold

• IRR: -17.4%
• Equity multiple: 0.13×
• Total profit: $-66,809
• Equity at exit: $23,777

Cash invested: $77,000 (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 46075

• Home prices YoY: -20.0%
• Rents YoY: 0.8%
• Active inventory: 270
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,204 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$218 /mo · $2,615/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $-33

Break-even live

Break-even rent $2,246

Max offer price $269,100

Occupancy floor 97%

Sensitivity live

Price	-10% $122	-5% $44	+0% $-33	+5% $-111	+10% $-189
Rent	-10% $-208	-5% $-120	+0% $-33	+5% $54	+10% $141
Rate	-1.0pp $105	-0.5pp $37	base $-33	+0.5pp $-105	+1.0pp $-177

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3835 Dusty Sands Rd Whitestown, IN	3.0	2.0	1240	$2,195	$1.77	25d	1	0.25mi
3821 Lilac Ln Whitestown, IN	1.0–4.0	1.0–2.0	1165	$1,479	$1.27	0d	10	0.56mi
3936 Saddle Oak Dr Whitestown, IN	2.0	2.0	1000	$1,999	$2.00	25d	1	0.62mi
3550 Limelight Ln Whitestown, IN	3.0	2.0	1429	$2,140	$1.50	9d	1	0.62mi
3845 Stallion St Whitestown, IN	3.0	2.0	1250	$2,399	$1.92	25d	1	0.74mi
3366 Firethorn Dr Unit 1236718P Whitestown, IN	2.0	2.0	1184	$6,480	$5.47	23d	1	0.77mi

Listing history 6 events

1. 2026-06-13
   statusdays on market $275,000 Pending 8 DOM
2. 2026-06-09
   days on market $275,000 Active 7 DOM
3. 2026-06-08
   days on market $275,000 Active 6 DOM
4. 2026-06-07
   days on market $275,000 Active 5 DOM
5. 2026-06-03
   remarks 699-char remark
6. 2026-06-03
   listed $275,000 Active 1 DOM

ⓘ 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: $2,615 · $218/mo
• Projected year-2 tax: $2,615 · $218/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $26,449
• − Mortgage interest: −$15,404
• − Property taxes: −$2,615
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,116
• − Management: −$2,116
• − Depreciation: −$8,000
• Taxable loss: −$5,177
• Est. tax savings @ 24.0%: +$1,242
• 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: Lebanon Community School Corporation
• NCES district ID: 1805790
• Math proficiency: 41% ▼ -11.00%
• Reading proficiency: 44% ▼ -5.00%
• Median HH income: $52,178
• Composite: 36.77/100
• National rank: #4571
• State rank: #115 of 301 in IN

Livability — Whitestown

• Score: 73/100
• State rank: #109
• US rank: #5691

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: Whitestown, IN
• County: Boone County · 69,822 people
• City population: 9,509
• Metro: Indianapolis-Carmel-Anderson, IN
• Population (ZIP): 9,509
• Household income: $117,002
• Rent vs Own: 24.0% rent · 76.0% own
• Severe rent burden: 287.0

Population outlook (Boone County) Hauer SSP2

• Today (2025): 77,877 people
• By 2030: 85,185 · +9.4%
• By 2040: 99,753 · +28.1%
• By 2050: 113,572 · +45.8%
• By 2075: 145,674 · +87.1%
• By 2100: 161,165 · +106.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 6% Asian 4% Hispanic / Latino 3% Black 3%
• Common ancestry: Italian 4% Romanian 3% Slovak 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 91% English-only · Other Indo-European 5% Spanish 2% Chinese 1%

Political lean MEDSL · Boone

• 2024 margin: R (+16.0) · D 41.0% · R 57.0% · Other 2.0%
• 2008→2024 swing: +9.8pp toward D · 2008: -25.8pp · 2024: -16.0pp
• All cycles: 2024: R+16.0 2020: R+18.4 2016: R+29.5 2012: R+37.8 2008: R+25.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -49.51%
• Current HPI: 198.3353
• Rent YoY: ▲ 0.77%
• 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

+61.9% since first listed

10 events — show timeline

• 2026-06-03 Listed $275,000 MIBOR as Distributed by MLS Grid
• 2020-12-14 Sold (MLS) $204,000 MIBOR as Distributed by MLS Grid
• 2020-11-24 Pending — MIBOR as Distributed by MLS Grid
• 2020-09-23 Pending — MIBOR as Distributed by MLS Grid
• 2020-09-18 Listed $204,000 MIBOR as Distributed by MLS Grid
• 2018-06-27 Sold (Public Records) $169,900 Public Records
• 2018-06-04 Sold (Public Records) $169,900 Public Records
• 2018-06-01 Sold (MLS) $169,900 MIBOR as Distributed by MLS Grid
• 2018-04-26 Pending — MIBOR as Distributed by MLS Grid
• 2018-04-23 Listed $169,900 MIBOR as Distributed by MLS Grid

Property tax history

+43.4%/yr

Latest (2025): $2,615 · -6.5% YoY. Source: county tax records.