361 Reagan Cir · Franklin, IN 46131

$245,000

3 bd · 2.0 ba · 1,214 sqft · Townhouse public records · 8 Days on market

Built 2004 6,882 sqft lot Est $239k · at est. $75/mo HOA · 4% 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 +13.5/30.0
• ARV discount +6.4/15.0
• DSCR +4.1/10.0
• Rent growth +3.7/5.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

One owner ranch patio home located in desirable 55+ older community of Jefferson Pointe on Franklin's east side. Enjoy the view of the open fields behind the home from your screened in porch. Just off the screened in porch is a sitting room/hearth room with gas log fireplace. Two bedrooms and two full baths. Both bedrooms feature large walk in closets. And both bathrooms have ceramic tile. Eat in kitchen featuring ceramic tile flooring and window pass through to huge great room/dining area. Two car attached garage with ample storage

Key facts

• Fenced area
• Attached garage
• Walk-in shower

Tags

• PASS-THRU TO LIVING AREA
• WALK-IN SHOWER
• FINISHED 3 SEASONS ROOM
• OUTDOOR PATIO SPACE
• FENCED AREA
• ATTACHED GARAGE

Property features AI

Finance

• HOA & community: HOA with monthly fee of $75; HOA covers lawn care and snow removal; Covenants & restrictions; 55+ community; One common wall (attached unit); Mandatory fee/association

Exterior

• Parking: Attached garage; Finished garage; Two garage spaces
• Utilities: Public water; Municipal sewer connected; Natural gas connected; No solid waste service indicated
• Home design: Condominium (attached property); Ground-level / horizontal condo; One story
• Construction: Brick and vinyl siding construction; Slab foundation
• Exterior features: Screened patio/porch; Partial fencing; Sidewalks

Interior

• Kitchen: Dishwasher; Microwave (with hood); Electric oven; Refrigerator; Eat-in kitchen
• Bedrooms: Primary bedroom with walk-in closet; Two main-level bedrooms
• Flooring: Single-level home
• Bathrooms: Two full bathrooms; Primary bathroom is a suite with tub and full shower
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Attic access; Walk-in closet(s); Eat-in kitchen; Gas log fireplace in hearth room
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $245k.

Deal economics

• At list price, monthly cash flow is $9 ($110/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (20.0% below list).
• Recommended offer: $196k (20.0% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.0% in Franklin — 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 65/100 on livability (#351 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety 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.
• Zoned schools: Needham Elementary School (math 42% / reading 32%, grade F, #550 of 994 statewide, top 57%, 326 students, 49% FRL); Franklin Community Middle School (math 25% / reading 42%, grade F, #176 of 330 statewide, top 54%, 759 students, 48% FRL); Franklin Community High School (math 29% / reading 69%, grade D, #136 of 369 statewide, top 37%, 1,610 students, 41% FRL).
• Market conditions: Rents rising fast (+4.7%/yr); 282 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 $7k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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 $156k; list at $245k implies a 57% gain — meaningful room to come down on a strong offer.

Recommended offer $196,112 (20.0% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 6.34%
• Cash-on-cash: 0.16%
• DSCR: 1.01
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $239,158
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
409 Paris Dr	0.61mi	2/2.0 (-1)	1,260 (+4%)	2mo	$245,000	$194	59
276 Carriage Ct	0.65mi	2/2.0 (-1)	1,068 (-12%)	17mo	$210,000	$197	30

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: -14.4%
• Equity multiple: 0.48×
• Total profit: $-35,812
• Equity at exit: $36,530

10-year hold

• IRR: -3.4%
• Equity multiple: 0.76×
• Total profit: $-16,382
• Equity at exit: $21,183

Cash invested: $68,600 (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: 10.4×

Monthly cashflow live

• Estimated rent: $1,961 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$78 /mo · $939/yr
• Insurance: −$102
• HOA: −$75
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $9

Break-even live

Break-even rent $1,950

Max offer price $245,000

Occupancy floor 95%

Sensitivity live

Price	-10% $148	-5% $78	+0% $9	+5% $-60	+10% $-130
Rent	-10% $-146	-5% $-68	+0% $9	+5% $87	+10% $164
Rate	-1.0pp $133	-0.5pp $71	base $9	+0.5pp $-54	+1.0pp $-119

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1905 Chambers Dr Franklin, IN	3.0	2.0	1216	$1,899	$1.56	0d	1	0.06mi
1600 Traditions Ct Franklin, IN	2.0–4.0	2.0	1190	$1,692	$1.42	0d	5	0.57mi
1541 Brookfield Cir Franklin, IN	2.0	1.5	1297	$1,595	$1.23	3d	1	0.59mi
7505 Founders Way Franklin, IN	1.0–3.0	1.0–2.0	1045	$2,038	$1.95	0d	16	1.07mi

HOA detail

• Monthly dues: $75 · $900/yr
• Likely covers: gas

Listing history 8 events

1. 2026-06-21
   statusdays on market $245,000 Pending 8 DOM
2. 2026-06-18
   days on market $245,000 Active 7 DOM
3. 2026-06-17
   days on market $245,000 Active 6 DOM
4. 2026-06-16
   days on market $245,000 Active 5 DOM
5. 2026-06-15
   days on market $245,000 Active 4 DOM
6. 2026-06-13
   days on market $245,000 Active 2 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $245,000 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: $939 · $78/mo
• Projected year-2 tax: $1,511 · $126/mo
• Expected delta: +$572/yr (+$48/mo · 60.9%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,533
• − Mortgage interest: −$13,724
• − Property taxes: −$939
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,883
• − Management: −$1,883
• − HOA: −$900
• − Depreciation: −$7,127
• Taxable loss: −$4,147
• Est. tax savings @ 24.0%: +$995
• After-tax cash flow: $1,105/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

+53.2% since first listed

4 events — show timeline

• 2026-06-10 Listed $245,000 MIBOR as Distributed by MLS Grid
• 2020-07-10 Sold (MLS) $156,500 MIBOR as Distributed by MLS Grid
• 2020-06-10 Pending — MIBOR as Distributed by MLS Grid
• 2020-06-08 Listed $159,900 MIBOR as Distributed by MLS Grid

Property tax history

-1.2%/yr

Latest (2024): $939 · +2.0% YoY. Source: county tax records.