2995 Peebleshire Ln · Lafayette, IN 47909

$215,000

3 bd · 1.5 ba · 2,243 sqft · SingleFamily public records · 5 Days on market

Built 2008 0.26 ac lot Est $395k · 46% 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 +21.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +4.9/10.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

The traditional two story vinyl sided home is located in Hunters Crest subdivision on the south side of Lafayette. Over 2200 sq ft of living space with 3 bedrooms and 2 1/2 baths. All bedrooms located on the upper level, along with a flex room and laundry room. The main level boasts an L shaped family/dining room. Oak kitchen cabinetry w/ the sink situated under a window so you can see out to the backyard while preparing meals. Rear yard is privacy fenced. A corner lot, so there is also a good sized side yard. Top it all off with a 2 car attached garage and covered front porch.

Key facts

• 0.26 acre lot
• 2 garage spots
• Built 2008

Property features AI

Exterior

• Parking: Attached concrete garage with 2 spaces
• Utilities: Public water; Public sewer
• Home design: Single-family site-built home; 2 stories
• Construction: Vinyl siding
• Exterior features: Covered porch; Privacy fencing; Corner, level lot

Interior

• Kitchen: Laminate counters (kitchen)
• Bedrooms: Upper-level laundry (bedroom levels not specified)
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom; 1 bathroom on the main level
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Walk-in closets; Laminate countertops; One fireplace
• Laundry & utility: Laundry on upper level

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $337 ($4k/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 $213k (1.1% below list).
• Recommended offer: $213k (1.1% below list) — sets the bar for 1% rule.
• Cap rate 8.2% vs local median 4.2% in Lafayette — 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 (#68 in IN, #4,374 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D+, employment D+, crime F.
• Tippecanoe School Corporation (rural): math 44% / reading 49% proficiency, ranked #80 of 301 in IN (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Woodland Elementary School (math 40% / reading 40%, grade F, #494 of 994 statewide, top 50%, 638 students, 58% FRL); Wea Ridge Middle School (math 31% / reading 36%, grade F, #176 of 330 statewide, top 54%, 710 students, 54% FRL) — zoned schools average 56% FRL vs 30% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.7%/yr); 186 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 1,341 units permitted in Tippecanoe County in 2024 (869 in 5+ unit buildings).
• This rent runs 37% of the median local income ($68k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Tippecanoe County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 10y 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 $137k; list at $215k implies a 57% gain — meaningful room to come down on a strong offer.

Recommended offer $212,577 (1.1% below list)

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 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?
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.99% ✗
• Cap rate: 8.17%
• Cash-on-cash: 6.71%
• DSCR: 1.30
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $394,768
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4674 Peebleshire Ln	0.13mi	4/2.5 (+1)	2,262 (+1%)	6mo	$289,999	$128	78
3081 Bardsdell St	0.11mi	4/2.5 (+1)	2,189 (-2%)	5mo	$315,000	$144	78
4578 Glastonbury Way	0.43mi	3/2.5	2,194 (-2%)	0mo	$294,000	$134	72
2720 Tristan Dr	0.27mi	4/2.5 (+1)	2,128 (-5%)	1mo	$339,000	$159	68
4559 Lamplighter Trl	0.62mi	3/2.5	2,272 (+1%)	6mo	$450,000	$198	60
4366 Regatta Dr	0.54mi	3/2.5	2,124 (-5%)	6mo	$379,900	$179	56
4381 Regatta Dr	0.57mi	4/2.5 (+1)	2,352 (+5%)	0mo	$415,000	$176	56
2714 Margesson Xing	0.45mi	4/2.5 (+1)	2,382 (+6%)	5mo	$240,000	$101	55
2683 Tristan Dr	0.31mi	4/2.5 (+1)	2,506 (+12%)	3mo	$325,000	$130	55
3582 Hyacinth Ln	0.72mi	4/2.5 (+1)	2,383 (+6%)	0mo	$437,000	$183	47
2347 Dentelle St	0.75mi	3/2.5	2,035 (-9%)	4mo	$380,000	$187	42
4603 Leeward Ln	0.69mi	4/2.5 (+1)	2,463 (+10%)	4mo	$450,000	$183	39

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 · 2.74% rent growth · sell at horizon

5-year hold

• IRR: -6.3%
• Equity multiple: 0.77×
• Total profit: $-14,016
• Equity at exit: $32,057

10-year hold

• IRR: 3.0%
• Equity multiple: 1.21×
• Total profit: $12,903
• Equity at exit: $18,589

Cash invested: $60,200 (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 47909

• Rents YoY: 2.7%
• Active inventory: 186
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,126 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$126 /mo · $1,509/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $337

Break-even live

Break-even rent $1,700

Max offer price $215,000

Occupancy floor 79%

Sensitivity live

Price	-10% $458	-5% $397	+0% $337	+5% $276	+10% $215
Rent	-10% $169	-5% $253	+0% $337	+5% $420	+10% $504
Rate	-1.0pp $445	-0.5pp $391	base $337	+0.5pp $281	+1.0pp $224

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2766 Gawain Dr Lafayette, IN	3.0	2.0	1571	$2,150	$1.37	14d	2	0.29mi
4182 Fletcher Dr Lafayette, IN	3.0	2.5	2916	$2,200	$0.75	22d	1	0.37mi
2101 E 430 S Lafayette, IN	4.0	2.0	1920	$2,000	$1.04	22d	1	0.95mi

Listing history 9 events

1. 2026-05-13
   status Pending
2. 2026-05-08
   listed $215,000 Active
3. 2018-08-01
   historical
4. 2018-06-26
   listed $149,900
5. 2018-06-26
   listed $149,900
6. 2016-03-11
   soldstatus $137,000
7. 2016-03-11
   soldstatus $137,000
8. 2016-02-01
   listed $139,900
9. 2016-02-01
   listed $139,900

ⓘ 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: $1,509 · $126/mo
• Projected year-2 tax: $1,668 · $139/mo
• Expected delta: +$159/yr (+$13/mo · 10.5%)

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,509
• − Mortgage interest: −$12,043
• − Property taxes: −$1,509
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,041
• − Management: −$2,041
• − Depreciation: −$6,255
• Taxable income: $546
• Est. tax owed @ 24.0%: −$131
• After-tax cash flow: $3,907/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: Tippecanoe School Corporation
• NCES district ID: 1811340
• Math proficiency: 44% ▼ -6.00%
• Reading proficiency: 49% ▼ -5.00%
• Median HH income: $55,087
• Composite: 40.36/100
• National rank: #3741
• State rank: #80 of 301 in IN

Livability — Lafayette

• Score: 74/100
• State rank: #68
• US rank: #4374

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Tippecanoe County · 181,820 people
• City population: 106,622
• Metro: Lafayette-West Lafayette, IN
• Population (ZIP): 43,561
• Household income: $68,035
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 1332.0

Population outlook (Tippecanoe County) Hauer SSP2

• Today (2025): 215,327 people
• By 2030: 232,284 · +7.9%
• By 2040: 266,517 · +23.8%
• By 2050: 302,826 · +40.6%
• By 2075: 394,445 · +83.2%
• By 2100: 463,500 · +115.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 12% Black 8% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Iranian 2% Slovak 2% Italian 2%
• Foreign-born: 7% · Canada
• Languages at home: 92% English-only · Spanish 6% Other Indo-European 1% French/Haitian/Cajun 1%

Political lean MEDSL · Tippecanoe

• 2024 margin: Toss-up / Even · D 49.0% · R 49.1% · Other 1.9%
• 2008→2024 swing: -11.8pp toward R · 2008: 11.6pp · 2024: -0.1pp
• All cycles: 2024: R+0.1 2020: D+0.6 2016: R+5.7 2012: R+3.6 2008: D+11.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -131.96%
• Current HPI: 214.2557
• Rent YoY: ▲ 2.74%
• Metro: Lafayette-West Lafayette, 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

+53.7% since first listed

9 events — show timeline

• 2026-05-13 Pending — IRMLS
• 2026-05-08 Listed $215,000 IRMLS
• 2018-08-01 Listing Removed — MIBOR as Distributed by MLS Grid
• 2018-06-26 Listed $149,900 MIBOR as Distributed by MLS Grid
• 2018-06-26 Listed $149,900 IRMLS
• 2016-03-11 Sold (MLS) $137,000 MIBOR as Distributed by MLS Grid
• 2016-03-11 Sold (MLS) $137,000 IRMLS
• 2016-02-01 Listed $139,900 MIBOR as Distributed by MLS Grid
• 2016-02-01 Listed $139,900 IRMLS

Property tax history

+8.1%/yr

Latest (2024): $1,509 · +11.2% YoY. Source: county tax records.