1098 Williamsburg Way · Avon, IN 46234

$199,900

2 bd · 2.0 ba · 1,098 sqft · SingleFamily public records · 2 Days on market

Built 1999 5,227 sqft lot Est $222k · 10% under $19/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 +16.7/30.0
• ARV discount +11.9/15.0
• DSCR +5.2/10.0
• Schools +4.7/10.0
• Rent growth +4.4/5.0
• 1% rule +4.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ranch Home in AVON school system! 2 Bedrooms can easily be converted to 3 bedrooms if needed! Master bedroom includes walk-in-closet & Full walk-in-shower! Nice backyard with FULL Privacy Fence and nice landscaping around home..Neighborhood includes park conveniently located behind this home!

Key facts

• Avon school district
• Updated hvac system
• Water heater

Tags

• UPDATED HVAC SYSTEM
• WATER HEATER
• FULLY FENCED BACKYARD
• GRAVEL AND PAVER PATH
• AVON SCHOOL DISTRICT

Property features AI

Finance

• Other: Mandatory fee ownership interest
• HOA & community: Homeowners association with an annual fee of $225

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Municipal sewer connected; Municipal solid waste service
• Home design: Single-family residence; One-story home
• Construction: Vinyl siding; Slab foundation
• Exterior features: Lot under 1/4 acre (approximately 0.12 acre)

Interior

• Kitchen: Kitchen with space for dining; Includes refrigerator
• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Attic access; Eat-in kitchen; Electric fireplace in living room
• Laundry & utility: Main-level laundry (9 x 5)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $124 ($1k/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 $181k (9.5% below list).
• Recommended offer: $181k (9.5% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 3.8% in Avon — 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 74/100 on livability (#75 in IN, #4,686 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Avon Community School Corporation (suburban): math 51% / reading 53% proficiency, ranked #32 of 301 in IN (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Zoned schools: Avon High School (math 44% / reading 76%, grade C+, #46 of 369 statewide, top 13%, 3,348 students, 38% FRL) — zoned schools average 38% FRL vs 20% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.6%/yr); 64 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,294 units permitted in Hendricks County in 2024 (18 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.
• Hendricks County population projected at +35% 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.
• 8 sale attempts since 18y 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 $125k; list at $200k implies a 60% gain — meaningful room to come down on a strong offer.

Recommended offer $180,924 (9.5% 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 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. 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.
5. 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.
6. 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: 0.91% ✗
• Cap rate: 7.04%
• Cash-on-cash: 2.66%
• DSCR: 1.12
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $221,796
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1270 Valley Forge Dr	0.29mi	3/2.0 (+1)	1,178 (+7%)	6mo	$217,500	$185	64
10652 Revere Ln	0.09mi	3/2.0 (+1)	1,178 (+7%)	19mo	$237,500	$202	63
1415 Linden Way	0.41mi	3/2.0 (+1)	1,258 (+15%)	2mo	$245,000	$195	50
1341 Valley Forge Dr	0.36mi	3/2.0 (+1)	1,256 (+14%)	14mo	$265,000	$211	42

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 · 7.56% rent growth · sell at horizon

5-year hold

• IRR: -7.3%
• Equity multiple: 0.72×
• Total profit: $-15,828
• Equity at exit: $29,806

10-year hold

• IRR: 7.0%
• Equity multiple: 1.63×
• Total profit: $35,463
• Equity at exit: $17,284

Cash invested: $55,972 (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 46234

• Home prices YoY: -33.0%
• Rents YoY: 7.6%
• Active inventory: 64
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,809 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$155 /mo · $1,856/yr
• Insurance: −$83
• HOA: −$19
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $124

Break-even live

Break-even rent $1,652

Max offer price $199,900

Occupancy floor 88%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10435 Cox Pl Indianapolis, IN	1.0–2.0	1.0–2.0	999	$1,625	$1.63	43d	1	0.33mi
10341 Buckshire Ln Indianapolis, IN	3.0	2.0	1257	$1,779	$1.42	43d	1	0.45mi
781 Hollowood Ln Avon, IN	3.0	2.0	1370	$1,800	$1.31	43d	1	0.82mi
10272 Steeplechase Dr Avon, IN	1.0–3.0	1.0–2.0	940	$1,578	$1.68	1d	42	0.96mi
10318 E County Road 200 N Indianapolis, IN	2.0	1.0	825	$1,420	$1.72	16d	4	0.97mi
9762 Trail Dr Avon, IN	3.0	2.0	1212	$1,901	$1.57	1d	1	1.05mi
2135 Redland Rd Indianapolis, IN	2.0–3.0	2.0	1136	$1,329	$1.17	1d	1	1.13mi
9661 Trail Dr Avon, IN	3.0	2.0	1444	$1,925	$1.33	17d	1	1.15mi
481 Villa Meadow Dr Avon, IN	3.0	2.0	1300	$1,900	$1.46	23d	1	1.30mi

HOA detail

• Monthly dues: $19 · $228/yr
• Likely covers: landscaping

Listing history 21 events

1. 2026-05-21
   status Pending
2. 2026-05-19
   listed $199,900 Active
3. 2018-12-31
   soldstatus $125,000 Sold 297-char remark

   Show marketing remark (297 chars)

   Ranch Home in AVON school system! 2 Bedrooms can easily be converted to 3 bedrooms if needed! Master bedroom includes walk-in-closet & Full walk-in-shower! Nice backyard with FULL Privacy Fence and nice landscaping around home..Neighborhood includes park conveniently located behind this home!

4. 2018-11-18
   status Pending 297-char remark

   Show marketing remark (297 chars)

   Ranch Home in AVON school system! 2 Bedrooms can easily be converted to 3 bedrooms if needed! Master bedroom includes walk-in-closet & Full walk-in-shower! Nice backyard with FULL Privacy Fence and nice landscaping around home..Neighborhood includes park conveniently located behind this home!

5. 2018-11-02
   listed $125,000 Active 297-char remark

   Show marketing remark (297 chars)

   Ranch Home in AVON school system! 2 Bedrooms can easily be converted to 3 bedrooms if needed! Master bedroom includes walk-in-closet & Full walk-in-shower! Nice backyard with FULL Privacy Fence and nice landscaping around home..Neighborhood includes park conveniently located behind this home!

6. 2018-11-01
   historical
7. 2018-09-24
   listed $125,000 Active
8. 2017-11-01
   historical
9. 2017-10-23
   price $116,900
10. 2017-10-23
    historical Active with Contingency
11. 2017-10-13
    listed $119,900 Active
12. 2015-09-09
    soldstatus $99,500 Sold
13. 2015-06-05
    historical Contingent - Backup Pending Other
14. 2015-04-17
    listed $103,500 Active
15. 2012-04-19
    historical
16. 2012-04-19
    soldstatus $83,500
17. 2012-01-06
    listed $84,900
18. 2012-01-04
    historical
19. 2011-05-02
    listed $84,900
20. 2008-10-17
    historical
21. 2008-04-14
    listed $99,900

ⓘ 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: $1,856 · $155/mo
• Projected year-2 tax: $1,856 · $155/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 · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,711
• − Mortgage interest: −$11,198
• − Property taxes: −$1,856
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,737
• − Management: −$1,737
• − HOA: −$228
• − Depreciation: −$5,815
• Taxable loss: −$1,859
• Est. tax savings @ 24.0%: +$446
• After-tax cash flow: $1,935/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: Avon Community School Corporation
• NCES district ID: 1800270
• Math proficiency: 51% ▼ -8.00%
• Reading proficiency: 53% ▼ -8.00%
• Median HH income: $75,987
• Composite: 46.93/100
• National rank: #2362
• State rank: #32 of 301 in IN

Livability — Avon

• Score: 74/100
• State rank: #75
• US rank: #4686

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment A+ Housing A+ Health & safety C User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Marion County · 998,460 people
• City population: 43,353
• Metro: Indianapolis-Carmel-Anderson, IN
• Population (ZIP): 28,300
• Household income: $83,190
• Rent vs Own: 23.5% rent · 76.5% own
• Severe rent burden: 764.0

Population outlook (Hendricks County) Hauer SSP2

• Today (2025): 187,418 people
• By 2030: 201,494 · +7.5%
• By 2040: 228,487 · +21.9%
• By 2050: 253,068 · +35.0%
• By 2075: 308,920 · +64.8%
• By 2100: 336,510 · +79.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 63% Black 19% Hispanic / Latino 10% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 2% Romanian 2% Iranian 2%
• Foreign-born: 11% · Canada, China, United Kingdom
• Languages at home: 82% English-only · Spanish 8% Other Indo-European 3% French/Haitian/Cajun 3%

Political lean MEDSL · Hendricks

• 2024 margin: Strong R (+21.5) · D 38.4% · R 59.9% · Other 1.7%
• 2008→2024 swing: +1.9pp toward D · 2008: -23.4pp · 2024: -21.5pp
• All cycles: 2024: R+21.5 2020: R+23.9 2016: R+34.2 2012: R+34.9 2008: R+23.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -106.23%
• Current HPI: 215.5854
• Rent YoY: ▲ 7.56%
• 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

+100.1% since first listed

21 events — show timeline

• 2026-05-21 Pending — MIBOR as Distributed by MLS Grid
• 2026-05-19 Listed $199,900 MIBOR as Distributed by MLS Grid
• 2018-12-31 Sold (MLS) $125,000 MIBOR as Distributed by MLS Grid
• 2018-11-18 Pending — MIBOR as Distributed by MLS Grid
• 2018-11-02 Listed $125,000 MIBOR as Distributed by MLS Grid
• 2018-11-01 Listing Removed — MIBOR as Distributed by MLS Grid
• 2018-09-24 Listed $125,000 MIBOR as Distributed by MLS Grid
• 2017-11-01 Listing Removed — MIBOR as Distributed by MLS Grid
• 2017-10-23 Price Changed $116,900 MIBOR as Distributed by MLS Grid
• 2017-10-23 Contingent — MIBOR as Distributed by MLS Grid
• 2017-10-13 Listed $119,900 MIBOR as Distributed by MLS Grid
• 2015-09-09 Sold (MLS) $99,500 MIBOR as Distributed by MLS Grid
• 2015-06-05 Contingent — MIBOR as Distributed by MLS Grid
• 2015-04-17 Listed $103,500 MIBOR as Distributed by MLS Grid
• 2012-04-19 Listing Removed — MIBOR as Distributed by MLS Grid
• 2012-04-19 Sold (MLS) $83,500 MIBOR as Distributed by MLS Grid
• 2012-01-06 Listed $84,900 MIBOR as Distributed by MLS Grid
• 2012-01-04 Listing Removed — MIBOR as Distributed by MLS Grid
• 2011-05-02 Listed $84,900 MIBOR as Distributed by MLS Grid
• 2008-10-17 Listing Removed — MIBOR as Distributed by MLS Grid
• 2008-04-14 Listed $99,900 MIBOR as Distributed by MLS Grid

Property tax history

+7.1%/yr

Latest (2025): $1,856 · +20.5% YoY. Source: county tax records.