8133 Wildwood Farms Dr · Indianapolis city (balance), IN 46239

$210,000

4 bd · 1.0 ba · 1,383 sqft · SingleFamily public records · 2 Days on market

Built 2005 6,752 sqft lot Est $219k · at est. $29/mo HOA · 1% of rent

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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 +18.9/30.0
• ARV discount +9.3/15.0
• DSCR +6.0/10.0
• 1% rule +4.7/10.0
• Rent growth +4.0/5.0
• Schools +4.0/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Step right up to 8133 Wildwood Farms Drive, a delightful single-family residence in Franklin Township, built in 2005. This inviting home, spanning a cozy 1383 square feet, all with 9 foot ceilings, is practically winking at you, ready for its next grand adventure. With four cheerful bedrooms, there's plenty of room for everyone to spread out. The two full bathrooms are primed for splashy mornings and relaxing evenings, ensuring everyone gets their turn without a fuss. This charming ranch-style abode, all on one convenient story, comes with a trusty attached garage featuring a mud tub perfect for washing off those muddy shoes or maybe a muddy pet before entering your beautiful home. And for

Key facts

• View of pond
• Attached garage
• Community pool

Tags

• ATTACHED GARAGE
• MUD TUB
• FRONT PORCH
• BACK PATIO
• VIEW OF POND
• COMMUNITY POOL

Property features AI

Finance

• HOA & community: Homeowners association with annual fee; HOA fee $247 annually; HOA governed by covenants and restrictions

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Municipal sewer connected; Regular solid waste service
• Home design: Single-family residence; One story; Planned unit development
• Construction: Vinyl with brick exterior; Slab foundation
• Exterior features: Covered patio/porch; Full chain-link fence

Interior

• Kitchen: Dishwasher; Electric oven; Disposal
• Bedrooms: 4 bedrooms (all on the main level)
• Bathrooms: 2 full bathrooms (on the main level)
• Heating & cooling: Electric heating; Heat pump; Central air
• Interior features: Attic with pull-down stairs; High ceilings; Smart thermostat; Walk-in closet(s)
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/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 $203k (3.2% below list).
• Recommended offer: $203k (3.2% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 4.4% in Indianapolis city (balance) — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Franklin Township Community School Corporation (urban): math 42% / reading 47% proficiency, ranked #87 of 301 in IN (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Thompson Crossing Elementary Sch (math 57% / reading 42%, grade D, #279 of 994 statewide, top 30%, 666 students, 55% FRL); Franklin Central High School (math 41% / reading 69%, grade C, #77 of 369 statewide, top 21%, 3,319 students, 46% FRL) — zoned schools average 51% FRL vs 29% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.1%/yr); 337 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,906 units permitted in Marion County in 2024 (621 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Marion County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 16y 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.

Recommended offer $203,303 (3.2% 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. 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: 0.97% ✗
• Cap rate: 7.53%
• Cash-on-cash: 4.40%
• DSCR: 1.20
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $218,514
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3638 Laurel Cherry Ln	0.21mi	3/2.0 (-1)	1,422 (+3%)	2mo	$225,000	$158	74
3415 Spring Wind Ln	0.14mi	3/2.0 (-1)	1,326 (-4%)	8mo	$220,000	$166	71
3408 Tupelo Dr	0.28mi	3/2.0 (-1)	1,326 (-4%)	3mo	$235,000	$177	69
3324 Summer Breeze Ln	0.24mi	3/2.0 (-1)	1,491 (+8%)	3mo	$222,500	$149	65
8304 Weathervane Cir	0.17mi	3/2.0 (-1)	1,516 (+10%)	6mo	$209,000	$138	62
8517 August Dr	0.34mi	3/2.0 (-1)	1,317 (-5%)	7mo	$287,000	$218	61
3335 Blue Ash Ln	0.45mi	3/2.0 (-1)	1,319 (-5%)	2mo	$240,000	$182	60
3442 Cork Bend Dr	0.30mi	3/2.0 (-1)	1,502 (+9%)	4mo	$225,000	$150	60
4135 Kerry Dr	0.69mi	3/2.0 (-1)	1,424 (+3%)	2mo	$259,000	$182	53
8503 Coralberry Ln	0.32mi	3/2.5 (-1)	1,536 (+11%)	5mo	$236,000	$154	51
3538 Fisher Rd	0.69mi	3/1.0 (-1)	1,515 (+10%)	1mo	$200,000	$132	46
3053 Black Forest Ln	0.63mi	4/2.5	1,516 (+10%)	6mo	$235,000	$155	43

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 · 6.11% rent growth · sell at horizon

5-year hold

• IRR: -6.1%
• Equity multiple: 0.77×
• Total profit: $-13,737
• Equity at exit: $31,312

10-year hold

• IRR: 6.9%
• Equity multiple: 1.58×
• Total profit: $34,396
• Equity at exit: $18,157

Cash invested: $58,800 (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 46239

• Home prices YoY: -29.2%
• Rents YoY: 6.1%
• Active inventory: 337
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,033 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$173 /mo · $2,071/yr
• Insurance: −$88
• HOA: −$29
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $216

Break-even live

Break-even rent $1,760

Max offer price $210,000

Occupancy floor 84%

Sensitivity live

Price	-10% $335	-5% $275	+0% $216	+5% $156	+10% $97
Rent	-10% $55	-5% $135	+0% $216	+5% $296	+10% $376
Rate	-1.0pp $321	-0.5pp $269	base $216	+0.5pp $161	+1.0pp $106

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3718 Laurel Cherry Ln Indianapolis, IN	3.0	2.0	1368	$1,695	$1.24	25d	1	0.23mi
8544 Sweet Birch Dr Indianapolis, IN	3.0	2.0	1209	$1,670	$1.38	0d	1	0.43mi
8520 Sierra Ridge Dr Indianapolis, IN	2.0–3.0	2.0	1091	$1,775	$1.63	0d	17	0.47mi
3203 Brandenburg Dr Indianapolis, IN	4.0	2.5	1486	$1,869	$1.26	4d	1	0.48mi
3149 Brandenburg Dr Indianapolis, IN	4.0	2.5	1486	$1,885	$1.27	5d	1	0.49mi
3146 Brandenburg Dr Indianapolis, IN	3.0	2.0	1200	$1,689	$1.41	4d	1	0.52mi
3143 Danube Way Indianapolis, IN	3.0	2.5	1792	$2,050	$1.14	3d	1	0.58mi
2825 Ludwig Dr Indianapolis, IN	4.0	2.0	1500	$2,056	$1.37	25d	1	0.72mi
7650 Lara Lee Dr Indianapolis, IN	4.0	2.0	1696	$2,039	$1.20	25d	1	0.92mi
4127 S Post Rd Indianapolis, IN	3.0	2.0	1460	$1,585	$1.09	25d	1	1.04mi

HOA detail

• Monthly dues: $29 · $348/yr

Listing history 4 events

1. 2026-05-31
   status $210,000 Pending 2 DOM
2. 2026-05-29
   listed $210,000 Active
3. 2011-05-21
   historical
4. 2010-05-20
   listed $120,000

ⓘ 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: $2,071 · $173/mo
• Projected year-2 tax: $2,071 · $173/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 · 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: $24,396
• − Mortgage interest: −$11,763
• − Property taxes: −$2,071
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,952
• − Management: −$1,952
• − HOA: −$348
• − Depreciation: −$6,109
• Taxable loss: −$849
• Est. tax savings @ 24.0%: +$204
• After-tax cash flow: $2,792/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 Township Community School Corporation
• NCES district ID: 1803750
• Math proficiency: 42% ▼ -12.00%
• Reading proficiency: 47% ▼ -6.00%
• Median HH income: $67,825
• Composite: 39.91/100
• National rank: #3852
• State rank: #87 of 301 in IN

Livability — Indianapolis city (balance)

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Indianapolis city (balance), IN
• County: Marion County · 998,460 people
• City population: 881,119
• Metro: Indianapolis-Carmel-Anderson, IN
• Population (ZIP): 33,931
• Household income: $100,331
• Rent vs Own: 17.6% rent · 82.4% own
• Severe rent burden: 567.0

Population outlook (Marion County) Hauer SSP2

• Today (2025): 1,025,572 people
• By 2030: 1,065,727 · +3.9%
• By 2040: 1,141,577 · +11.3%
• By 2050: 1,208,920 · +17.9%
• By 2075: 1,367,288 · +33.3%
• By 2100: 1,438,201 · +40.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 57% Black 24% Hispanic / Latino 9% Two or more races 9% Asian 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 1%
• Foreign-born: 7% · Canada, Philippines, China
• Languages at home: 89% English-only · Spanish 6% Other Indo-European 2% Chinese 1%

Political lean MEDSL · Marion

• 2024 margin: Strong D (+27.7) · D 63.0% · R 35.3% · Other 1.7%
• 2008→2024 swing: -0.7pp no change · 2008: 28.4pp · 2024: 27.7pp
• All cycles: 2024: D+27.7 2020: D+29.1 2016: D+22.8 2012: D+22.2 2008: D+28.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -93.15%
• Current HPI: 226.1965
• Rent YoY: ▲ 6.11%
• 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

+75.0% since first listed

3 events — show timeline

• 2026-05-29 Listed $210,000 MIBOR as Distributed by MLS Grid
• 2011-05-21 Listing Removed — MIBOR as Distributed by MLS Grid
• 2010-05-20 Listed $120,000 MIBOR as Distributed by MLS Grid

Property tax history

+7.4%/yr

Latest (2025): $2,071 · -9.8% YoY. Source: county tax records.