3412 Thomas Jefferson St · Westfield, IN 46074

$274,900

3 bd · 1.5 ba · 1,418 sqft · Condo public records · 159 Days on market

Built 2022 $194/sqft · at area comps Est $289k · at est. $154/mo HOA · 7% of rent

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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 +12.2/30.0
• ARV discount +9.6/15.0
• Schools +5.5/10.0
• 1% rule +3.6/10.0
• DSCR +3.6/10.0
• 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

Welcome to 3412 Thomas Jefferson St, Westfield, IN - a beautifully maintained townhouse in Hamilton County offering comfort, convenience, and an unbeatable location. Built in 2022, this 2-story home is move-in ready and perfect for a variety of buyers-whether you're purchasing your first home, downsizing, or anything in between. Inside, you'll find a bright and open floor plan with 1,418 square feet of living space. The kitchen features a large island ideal for dining or entertaining, and it flows seamlessly into the spacious living and dining areas. Upstairs, the primary suite includes a walk-in closet with custom shelving, while the second bedroom provides flexibility for guests or a home office. A full bathroom upstairs, along with a convenient half bath on the main level, make daily living easy. The laundry room is generously sized, with washer and dryer included. Enjoy your private patio for outdoor relaxation, while the HOA maintains lawncare for a low-maintenance lifestyle. Community amenities include a pool, fire pit, dog park, walking paths, and more. A 2-car garage and water softener are also included. All of this comes with the added benefit of being in the highly regarded Westfield school district, offering an affordable way to enjoy one of the area's most desirable communities. Don't miss this opportunity!

Key facts

• Custom shelving
• Walk-in closet
• Community amenities

Tags

• LARGE ISLAND
• WALK-IN CLOSET
• CUSTOM SHELVING
• PRIVATE PATIO
• COMMUNITY AMENITIES
• POOL

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath condo listed at $275k.

Deal economics

• At list price, monthly cash flow is $-55 ($-658/yr) — negative.
• To cash-flow at today's rent, offer at most $265k (3.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (14.1% below list).
• Recommended offer: $236k (14.1% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: Washington Woods Elementary School (math 65% / reading 55%, grade B-, #126 of 994 statewide, top 13%, 621 students, 25% FRL); Westfield Middle School (math 46% / reading 62%, grade B-, #31 of 330 statewide, top 9%, 1,429 students, 18% FRL); Westfield High School (math 61% / reading 85%, grade B+, #8 of 369 statewide, top 2%, 2,665 students, 18% FRL).
• Market conditions: Rents rising fast (+4.3%/yr); 809 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $8k 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 159 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 2 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 $236,182 (14.1% 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 159 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.86% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.85%
• DSCR: 0.96
• GRM: 9.7

CMA / ARV

• ARV (median comp): $288,683
• List price: $274,900
• Delta: -4.77%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.26% rent growth · sell at horizon

5-year hold

• IRR: -16.3%
• Equity multiple: 0.42×
• Total profit: $-44,956
• Equity at exit: $40,988

10-year hold

• IRR: -5.8%
• Equity multiple: 0.60×
• Total profit: $-30,680
• Equity at exit: $23,768

Cash invested: $76,972 (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: 809
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,362 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$210 /mo · $2,526/yr
• Insurance: −$115
• HOA: −$154
• Vacancy / Maint / Mgmt: −$496
• Net cashflow: $-55

Break-even live

Break-even rent $2,431

Max offer price $265,219

Occupancy floor 97%

Sensitivity live

Price	-10% $101	-5% $23	+0% $-55	+5% $-133	+10% $-210
Rent	-10% $-241	-5% $-148	+0% $-55	+5% $38	+10% $132
Rate	-1.0pp $84	-0.5pp $15	base $-55	+0.5pp $-126	+1.0pp $-199

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: $68,725
• Closing costs: $8,247
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4001 Myra Way Westfield, IN	2.0	2.0	1294	$2,066	$1.60	0d	5	1.07mi
19530 Chad Hittle Dr Westfield, IN	1.0–3.0	1.0–2.0	1009	$2,450	$2.43	0d	27	1.29mi
1911 Maple Park Dr Westfield, IN	3.0	2.0	1278	$2,399	$1.88	13d	1	1.33mi

HOA detail condo

• Monthly dues: $154 · $1,848/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-21
   days on market $274,900 Active 159 DOM
2. 2026-06-18
   days on market $274,900 Active 156 DOM
3. 2026-06-17
   days on market $274,900 Active 155 DOM
4. 2026-06-16
   days on market $274,900 Active 154 DOM
5. 2026-06-15
   days on market $274,900 Active 153 DOM
6. 2026-06-13
   days on market $274,900 Active 151 DOM
7. 2026-06-13
   days on market $274,900 Active 150 DOM
8. 2026-06-09
   days on market $274,900 Active 147 DOM
9. 2026-06-08
   days on market $274,900 Active 146 DOM
10. 2026-06-07
    days on market $274,900 Active 145 DOM
11. 2026-06-05
    days on market $274,900 Active 142 DOM
12. 2026-06-03
    days on market $274,900 Active 141 DOM
13. 2026-06-02
    days on market $274,900 Active 140 DOM
14. 2026-06-01
    days on market $274,900 Active 139 DOM
15. 2026-05-31
    days on market $274,900 Active 138 DOM
16. 2026-03-21
    status Active 1340-char remark

    Show marketing remark (1340 chars)

    Welcome to 3412 Thomas Jefferson St, Westfield, IN - a beautifully maintained townhouse in Hamilton County offering comfort, convenience, and an unbeatable location. Built in 2022, this 2-story home is move-in ready and perfect for a variety of buyers-whether you're purchasing your first home, downsizing, or anything in between. Inside, you'll find a bright and open floor plan with 1,418 square feet of living space. The kitchen features a large island ideal for dining or entertaining, and it flows seamlessly into the spacious living and dining areas. Upstairs, the primary suite includes a walk-in closet with custom shelving, while the second bedroom provides flexibility for guests or a home office. A full bathroom upstairs, along with a convenient half bath on the main level, make daily living easy. The laundry room is generously sized, with washer and dryer included. Enjoy your private patio for outdoor relaxation, while the HOA maintains lawncare for a low-maintenance lifestyle. Community amenities include a pool, fire pit, dog park, walking paths, and more. A 2-car garage and water softener are also included. All of this comes with the added benefit of being in the highly regarded Westfield school district, offering an affordable way to enjoy one of the area's most desirable communities. Don't miss this opportunity!

17. 2025-10-16
    price $274,900 1340-char remark

    Show marketing remark (1340 chars)

    Welcome to 3412 Thomas Jefferson St, Westfield, IN - a beautifully maintained townhouse in Hamilton County offering comfort, convenience, and an unbeatable location. Built in 2022, this 2-story home is move-in ready and perfect for a variety of buyers-whether you're purchasing your first home, downsizing, or anything in between. Inside, you'll find a bright and open floor plan with 1,418 square feet of living space. The kitchen features a large island ideal for dining or entertaining, and it flows seamlessly into the spacious living and dining areas. Upstairs, the primary suite includes a walk-in closet with custom shelving, while the second bedroom provides flexibility for guests or a home office. A full bathroom upstairs, along with a convenient half bath on the main level, make daily living easy. The laundry room is generously sized, with washer and dryer included. Enjoy your private patio for outdoor relaxation, while the HOA maintains lawncare for a low-maintenance lifestyle. Community amenities include a pool, fire pit, dog park, walking paths, and more. A 2-car garage and water softener are also included. All of this comes with the added benefit of being in the highly regarded Westfield school district, offering an affordable way to enjoy one of the area's most desirable communities. Don't miss this opportunity!

18. 2025-09-05
    listed $276,900 Active 1340-char remark

    Show marketing remark (1340 chars)

    Welcome to 3412 Thomas Jefferson St, Westfield, IN - a beautifully maintained townhouse in Hamilton County offering comfort, convenience, and an unbeatable location. Built in 2022, this 2-story home is move-in ready and perfect for a variety of buyers-whether you're purchasing your first home, downsizing, or anything in between. Inside, you'll find a bright and open floor plan with 1,418 square feet of living space. The kitchen features a large island ideal for dining or entertaining, and it flows seamlessly into the spacious living and dining areas. Upstairs, the primary suite includes a walk-in closet with custom shelving, while the second bedroom provides flexibility for guests or a home office. A full bathroom upstairs, along with a convenient half bath on the main level, make daily living easy. The laundry room is generously sized, with washer and dryer included. Enjoy your private patio for outdoor relaxation, while the HOA maintains lawncare for a low-maintenance lifestyle. Community amenities include a pool, fire pit, dog park, walking paths, and more. A 2-car garage and water softener are also included. All of this comes with the added benefit of being in the highly regarded Westfield school district, offering an affordable way to enjoy one of the area's most desirable communities. Don't miss this opportunity!

ⓘ 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: $2,526 · $210/mo
• Projected year-2 tax: $2,526 · $210/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 ≥101°F today · 17 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: $28,342
• − Mortgage interest: −$15,399
• − Property taxes: −$2,526
• − Insurance: −$1,374
• − Repairs & maintenance: −$2,267
• − Management: −$2,267
• − HOA: −$1,848
• − Depreciation: −$7,997
• Taxable loss: −$5,337
• Est. tax savings @ 24.0%: +$1,281
• After-tax cash flow: $623/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

-0.7% since first listed

3 events — show timeline

• 2026-03-21 Relisted — MIBOR as Distributed by MLS Grid
• 2025-10-16 Price Changed $274,900 MIBOR as Distributed by MLS Grid
• 2025-09-05 Listed $276,900 MIBOR as Distributed by MLS Grid

Property tax history

+166.7%/yr

Latest (2025): $2,526 · -6.6% YoY. Source: county tax records.