157 Southridge Ln · Westfield, IN 46074

$325,000

3 bd · 3.0 ba · 1,750 sqft · SingleFamily public records · 4 Days on market

Built 1992 6,534 sqft lot Est $343k · 5% under

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Why this score? — see what drove the C+ 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 +24.4/30.0
• ARV discount +9.9/15.0
• DSCR +7.9/10.0
• 1% rule +5.6/10.0
• Schools +5.5/10.0
• Rent growth +3.6/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Amazing 4 BD and 3 BA home. Conveniently located in the heart of Westfield just couple minutes from the coming soon Grand Junction Park and many new changes happening in Westfield. Home is located on a quiet neighborhood, Your new home welcomes you with cathedral ceilings and electric fireplace for this perfect fall, opens to the kitchen featuring Corian Countertops, new breakfast bar for your family to enjoy. upstairs has 3 bed and 2 full baths with many updates. Lower level you will find your family room just perfect to retreat. The 4th bed located in the lower level with a full bath perfect for In-Law quarters. new roof 2020, deck 2019 and fully fence perfect for family evenings and enjoy peace of mind with a 1 yr home warranty included!

Key facts

• Second living area
• Oversized patio
• Treelined backyard

Tags

• PRIVATE LOWER LEVEL SUITE
• SECOND LIVING AREA
• UPDATED KITCHEN
• OVERSIZED PATIO
• FULLY FENCED BACKYARD
• TREELINED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $663 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $325k).
• Cap rate 8.7% vs local median 3.0% in Westfield — 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 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.
• Zoned schools: Westfield High School (math 61% / reading 85%, grade B+, #8 of 369 statewide, top 2%, 2,665 students, 18% FRL) — zoned schools at 18% FRL track the district average.
• Zoned-school proficiency averages 73% at this address vs 61% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Westfield-Washington Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.3%/yr); 801 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 4,661 units permitted in Hamilton County in 2024 (1,528 in 5+ unit buildings).
• This rent runs 33% of the median local income ($127k/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 $10k 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.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $91k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 26y 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 $215k; list at $325k implies a 51% gain — meaningful room to come down on a strong offer.

Recommended offer $325,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.06% ✓
• Cap rate: 8.74%
• Cash-on-cash: 8.74%
• DSCR: 1.39
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $343,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
157 Southridge Ln	0.00mi	4/3.0 (+1)	1,750 (0%)	1mo	$331,700	$190	94
628 Southridge Ct	0.06mi	3/2.5	1,600 (-9%)	4mo	$322,000	$201	78
1920 Tourmaline Dr	0.25mi	3/2.5	1,656 (-5%)	3mo	$321,000	$194	75
1810 Tourmaline Dr	0.15mi	3/2.5	1,602 (-8%)	4mo	$320,000	$200	74
189 David Brown Dr	0.17mi	4/2.0 (+1)	1,719 (-2%)	8mo	$190,000	$111	73
653 Southridge Ct	0.04mi	4/3.0 (+1)	1,870 (+7%)	10mo	$360,000	$193	73
17101 Rushmore Dr	0.34mi	3/2.5	1,680 (-4%)	8mo	$410,000	$244	69
2020 Pheasant Run	0.43mi	3/2.0	1,778 (+2%)	6mo	$335,000	$188	69
410 Wood Hollow Ct	0.59mi	3/2.5	1,766 (+1%)	11mo	$362,000	$205	60
517 Amberleaf Trl	0.61mi	3/1.5	1,787 (+2%)	8mo	$349,900	$196	55
222 Westlea Dr	0.67mi	3/1.5	1,850 (+6%)	1mo	$315,000	$170	53
321 N Union St	0.74mi	3/2.0	1,850 (+6%)	9mo	$380,000	$205	44

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: -1.7%
• Equity multiple: 0.93×
• Total profit: $-6,082
• Equity at exit: $48,459

10-year hold

• IRR: 9.2%
• Equity multiple: 1.74×
• Total profit: $67,511
• Equity at exit: $28,100

Cash invested: $91,000 (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 46074

• Rents YoY: 4.3%
• Active inventory: 801
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $3,460 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$231 /mo · $2,772/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$727
• Net cashflow: $663

Break-even live

Break-even rent $2,621

Max offer price $325,000

Occupancy floor 76%

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
620 Southridge Ct Unit 1303752P Westfield, IN	4.0	2.5	1797	$5,460	$3.04	14d	1	0.07mi
16848 Brinkman Rd Westfield, IN	4.0	3.5	2378	$2,850	$1.20	43d	1	0.21mi
16838 Brinkman Rd Westfield, IN	3.0	2.5	2387	$2,700	$1.13	17d	1	0.22mi
218 W Main St Westfield, IN	4.0	2.5	1872	$2,495	$1.33	43d	1	0.57mi
1500 Taper Way Westfield, IN	1.0–3.0	1.0–2.0	1026	$2,625	$2.56	2d	32	0.61mi
16325 Bay Meadow Cir Westfield, IN	4.0	3.0	2042	$1,995	$0.98	12d	1	1.05mi
16026 Coleman Dr Westfield, IN	3.0	2.5	2400	$3,000	$1.25	43d	1	1.08mi
459 Vernon Pl Westfield, IN	4.0	2.5	1968	$3,750	$1.91	43d	1	1.13mi
835 Virginia Rose Ave Westfield, IN	3.0	2.0	739	$2,299	$3.11	1d	61	1.13mi
292 South Dr Westfield, IN	3.0	2.0	1200	$1,629	$1.36	1d	1	1.21mi
3517 Buckner Dr Westfield, IN	3.0	2.5	1836	$2,500	$1.36	17d	1	1.25mi
404 E Pine Ridge Dr Westfield, IN	3.0	2.5	1726	$3,250	$1.88	43d	1	1.25mi
3541 Buckner Dr Westfield, IN	3.0	2.5	1836	$2,600	$1.42	17d	1	1.27mi
18183 Wheeler Rd Westfield, IN	1.0–2.0	1.0–2.0	998	$2,559	$2.56	1d	48	1.29mi
1911 Maple Park Dr Westfield, IN	3.0	2.0	1278	$2,399	$1.88	11d	1	1.33mi
18237 Tempo Blvd Westfield, IN	1.0–3.0	1.0–2.0	1034	$2,439	$2.36	1d	78	1.46mi
960 Charlestowne Rd Unit 118399--106 Westfield, IN	3.0	2.0	1335	$2,170	$1.63	43d	1	1.47mi

Listing history 22 events

1. 2026-04-27
   status Pending
2. 2026-04-24
   status Active
3. 2026-04-03
   status Pending
4. 2026-04-02
   listed $325,000 Active
5. 2020-12-02
   soldstatus $215,000 Closed 750-char remark

   Show marketing remark (750 chars)

   Amazing 4 BD and 3 BA home. Conveniently located in the heart of Westfield just couple minutes from the coming soon Grand Junction Park and many new changes happening in Westfield. Home is located on a quiet neighborhood, Your new home welcomes you with cathedral ceilings and electric fireplace for this perfect fall, opens to the kitchen featuring Corian Countertops, new breakfast bar for your family to enjoy. upstairs has 3 bed and 2 full baths with many updates. Lower level you will find your family room just perfect to retreat. The 4th bed located in the lower level with a full bath perfect for In-Law quarters. new roof 2020, deck 2019 and fully fence perfect for family evenings and enjoy peace of mind with a 1 yr home warranty included!

6. 2020-11-24
   status Pending 750-char remark

   Show marketing remark (750 chars)

   Amazing 4 BD and 3 BA home. Conveniently located in the heart of Westfield just couple minutes from the coming soon Grand Junction Park and many new changes happening in Westfield. Home is located on a quiet neighborhood, Your new home welcomes you with cathedral ceilings and electric fireplace for this perfect fall, opens to the kitchen featuring Corian Countertops, new breakfast bar for your family to enjoy. upstairs has 3 bed and 2 full baths with many updates. Lower level you will find your family room just perfect to retreat. The 4th bed located in the lower level with a full bath perfect for In-Law quarters. new roof 2020, deck 2019 and fully fence perfect for family evenings and enjoy peace of mind with a 1 yr home warranty included!

7. 2020-10-18
   status Pending 750-char remark

   Show marketing remark (750 chars)

   Amazing 4 BD and 3 BA home. Conveniently located in the heart of Westfield just couple minutes from the coming soon Grand Junction Park and many new changes happening in Westfield. Home is located on a quiet neighborhood, Your new home welcomes you with cathedral ceilings and electric fireplace for this perfect fall, opens to the kitchen featuring Corian Countertops, new breakfast bar for your family to enjoy. upstairs has 3 bed and 2 full baths with many updates. Lower level you will find your family room just perfect to retreat. The 4th bed located in the lower level with a full bath perfect for In-Law quarters. new roof 2020, deck 2019 and fully fence perfect for family evenings and enjoy peace of mind with a 1 yr home warranty included!

8. 2020-10-17
   listed $210,000 Active 750-char remark

   Show marketing remark (750 chars)

   Amazing 4 BD and 3 BA home. Conveniently located in the heart of Westfield just couple minutes from the coming soon Grand Junction Park and many new changes happening in Westfield. Home is located on a quiet neighborhood, Your new home welcomes you with cathedral ceilings and electric fireplace for this perfect fall, opens to the kitchen featuring Corian Countertops, new breakfast bar for your family to enjoy. upstairs has 3 bed and 2 full baths with many updates. Lower level you will find your family room just perfect to retreat. The 4th bed located in the lower level with a full bath perfect for In-Law quarters. new roof 2020, deck 2019 and fully fence perfect for family evenings and enjoy peace of mind with a 1 yr home warranty included!

9. 2016-03-18
   soldstatus $145,000 Sold 227-char remark

   Show marketing remark (227 chars)

   Extremely sharp and clean home. New Carpet, Tile on bathroom floors, Corian counter tops in kitchen, all appliances stay, Full fenced back yard, Property tax show no Homestead Credit. Possible In-Law quarters on lower level.

10. 2016-02-10
    status Pending 227-char remark

    Show marketing remark (227 chars)

    Extremely sharp and clean home. New Carpet, Tile on bathroom floors, Corian counter tops in kitchen, all appliances stay, Full fenced back yard, Property tax show no Homestead Credit. Possible In-Law quarters on lower level.

11. 2016-01-25
    status Active 227-char remark

    Show marketing remark (227 chars)

    Extremely sharp and clean home. New Carpet, Tile on bathroom floors, Corian counter tops in kitchen, all appliances stay, Full fenced back yard, Property tax show no Homestead Credit. Possible In-Law quarters on lower level.

12. 2016-01-22
    historical Active with Contingency 227-char remark

    Show marketing remark (227 chars)

    Extremely sharp and clean home. New Carpet, Tile on bathroom floors, Corian counter tops in kitchen, all appliances stay, Full fenced back yard, Property tax show no Homestead Credit. Possible In-Law quarters on lower level.

13. 2016-01-04
    status Pending 227-char remark

    Show marketing remark (227 chars)

    Extremely sharp and clean home. New Carpet, Tile on bathroom floors, Corian counter tops in kitchen, all appliances stay, Full fenced back yard, Property tax show no Homestead Credit. Possible In-Law quarters on lower level.

14. 2015-11-30
    price $149,900 227-char remark

    Show marketing remark (227 chars)

    Extremely sharp and clean home. New Carpet, Tile on bathroom floors, Corian counter tops in kitchen, all appliances stay, Full fenced back yard, Property tax show no Homestead Credit. Possible In-Law quarters on lower level.

15. 2015-08-14
    price $154,900 227-char remark

    Show marketing remark (227 chars)

    Extremely sharp and clean home. New Carpet, Tile on bathroom floors, Corian counter tops in kitchen, all appliances stay, Full fenced back yard, Property tax show no Homestead Credit. Possible In-Law quarters on lower level.

16. 2015-07-09
    price $159,900 227-char remark

    Show marketing remark (227 chars)

    Extremely sharp and clean home. New Carpet, Tile on bathroom floors, Corian counter tops in kitchen, all appliances stay, Full fenced back yard, Property tax show no Homestead Credit. Possible In-Law quarters on lower level.

17. 2015-05-06
    price $164,900 227-char remark

    Show marketing remark (227 chars)

    Extremely sharp and clean home. New Carpet, Tile on bathroom floors, Corian counter tops in kitchen, all appliances stay, Full fenced back yard, Property tax show no Homestead Credit. Possible In-Law quarters on lower level.

18. 2015-03-27
    status Active 227-char remark

    Show marketing remark (227 chars)

    Extremely sharp and clean home. New Carpet, Tile on bathroom floors, Corian counter tops in kitchen, all appliances stay, Full fenced back yard, Property tax show no Homestead Credit. Possible In-Law quarters on lower level.

19. 2015-03-11
    historical Contingent - Backup Pending Home Inspection 227-char remark

    Show marketing remark (227 chars)

    Extremely sharp and clean home. New Carpet, Tile on bathroom floors, Corian counter tops in kitchen, all appliances stay, Full fenced back yard, Property tax show no Homestead Credit. Possible In-Law quarters on lower level.

20. 2015-03-07
    listed $169,900 Active 227-char remark

    Show marketing remark (227 chars)

    Extremely sharp and clean home. New Carpet, Tile on bathroom floors, Corian counter tops in kitchen, all appliances stay, Full fenced back yard, Property tax show no Homestead Credit. Possible In-Law quarters on lower level.

21. 2000-08-31
    soldstatus $116,000
22. 2000-05-19
    listed $117,900

ⓘ 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: $2,772 · $231/mo
• Projected year-2 tax: $2,772 · $231/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 3/10 Moderate 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,518
• − Mortgage interest: −$18,205
• − Property taxes: −$2,772
• − Insurance: −$1,625
• − Repairs & maintenance: −$3,321
• − Management: −$3,321
• − Depreciation: −$9,455
• Taxable income: $2,819
• Est. tax owed @ 24.0%: −$676
• After-tax cash flow: $7,274/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

+175.7% since first listed

22 events — show timeline

• 2026-04-27 Pending — MIBOR as Distributed by MLS Grid
• 2026-04-24 Relisted — MIBOR as Distributed by MLS Grid
• 2026-04-03 Pending — MIBOR as Distributed by MLS Grid
• 2026-04-02 Listed $325,000 MIBOR as Distributed by MLS Grid
• 2020-12-02 Sold (MLS) $215,000 MIBOR as Distributed by MLS Grid
• 2020-11-24 Pending — MIBOR as Distributed by MLS Grid
• 2020-10-18 Pending — MIBOR as Distributed by MLS Grid
• 2020-10-17 Listed $210,000 MIBOR as Distributed by MLS Grid
• 2016-03-18 Sold (MLS) $145,000 MIBOR as Distributed by MLS Grid
• 2016-02-10 Pending — MIBOR as Distributed by MLS Grid
• 2016-01-25 Relisted — MIBOR as Distributed by MLS Grid
• 2016-01-22 Contingent — MIBOR as Distributed by MLS Grid
• 2016-01-04 Pending — MIBOR as Distributed by MLS Grid
• 2015-11-30 Price Changed $149,900 MIBOR as Distributed by MLS Grid
• 2015-08-14 Price Changed $154,900 MIBOR as Distributed by MLS Grid
• 2015-07-09 Price Changed $159,900 MIBOR as Distributed by MLS Grid
• 2015-05-06 Price Changed $164,900 MIBOR as Distributed by MLS Grid
• 2015-03-27 Relisted — MIBOR as Distributed by MLS Grid
• 2015-03-11 Contingent — MIBOR as Distributed by MLS Grid
• 2015-03-07 Listed $169,900 MIBOR as Distributed by MLS Grid
• 2000-08-31 Sold (MLS) $116,000 MIBOR as Distributed by MLS Grid
• 2000-05-19 Listed $117,900 MIBOR as Distributed by MLS Grid

Property tax history

+0.5%/yr

Latest (2025): $2,772 · -1.3% YoY. Source: county tax records.