10965 Sweetsen Rd · Indianapolis city (balance), IN 46113

$210,000

3 bd · 2.5 ba · 1,724 sqft · SingleFamily public records · 28 Days on market

Built 1999 4,356 sqft lot $122/sqft · 16% below area Est $251k · 16% under $62/mo HOA · 3% 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 +18.6/30.0
• ARV discount +14.8/15.0
• DSCR +5.9/10.0
• Schools +5.5/10.0
• 1% rule +4.4/10.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 4 Bed, 2.5 Bath Single Family Home! Flowing Open Floor Plan With Completely Remodeled Interior, And Large Bedrooms. Many Updates Include All New Kitchen Appliances in 2016, New A/C in 2014. Bathrooms Have All Been Remodeled. Fence Is 3 Years Old.

Key facts

• Built-in garage
• Private yard
• 4,356 sq ft lot

Tags

• PRIVATE YARD
• BUILT-IN GARAGE

Property features AI

Finance

• HOA & community: Homeowners association (quarterly fee of $187); HOA includes management; HOA disclosures: Covenants & Restrictions

Exterior

• Parking: Attached 2-car garage (approximately 380 sq ft)
• Utilities: Public water; Municipal sewer connected; Cable connected; Natural gas connected
• Home design: Single family residence; Two levels; Ownership: Other/See Remarks
• Construction: Vinyl siding; Slab foundation
• Exterior features: Deck; Full yard fence; Sidewalks; Storm sewer; Street lights; Suburban setting

Interior

• Kitchen: Electric oven; Microwave; Microhood; Dishwasher; Disposal; Refrigerator; Pantry; Eat-in kitchen
• Bedrooms: 4 bedrooms on the upper level
• Bathrooms: 2 full bathrooms; 1 half bathroom; Primary suite bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Attic access; Walk-in closet(s); Painted woodwork; Eat-in kitchen; Pantry; Utility room
• Laundry & utility: Main level laundry room; Washer; Dryer; Gas water heater; Owned water softener

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/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 $198k (5.9% below list).
• Recommended offer: $198k (5.9% 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.
• Plainfield Community School Corporation (suburban): math 62% / reading 65% proficiency, ranked #11 of 301 in IN (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.9%/yr); 63 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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

• It's been on market 28 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 19y 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 $152k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $197,607 (5.9% 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: 0.94% ✗
• Cap rate: 7.46%
• Cash-on-cash: 4.17%
• DSCR: 1.19
• GRM: 8.9

CMA / ARV

• ARV (median comp): $250,776
• List price: $210,000
• Delta: -16.26%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10863 Walnut Grv	0.11mi	2/1.5 (-1)	1,728 (+0%)	10mo	$205,000	$119	77
10853 Sweetsen Rd	0.11mi	3/2.5	1,759 (+2%)	19mo	$220,000	$125	76
10797 Glenayr Dr	0.17mi	3/2.5	1,728 (+0%)	23mo	$260,000	$150	72
8821 Taggart Dr	0.17mi	4/2.0 (+1)	1,733 (+0%)	22mo	$259,900	$150	66
10829 Glenayr Dr	0.14mi	3/2.5	1,536 (-11%)	21mo	$230,500	$150	58
10938 Delphi Dr	0.26mi	3/2.5	1,967 (+14%)	12mo	$236,000	$120	54
5483 E Allison Rd	0.59mi	3/2.0	1,704 (-1%)	22mo	$365,000	$214	50
8838 Taggart Dr	0.18mi	3/2.5	1,971 (+14%)	23mo	$250,000	$127	49
6171 E Newberry Ct	0.74mi	3/2.0	1,770 (+3%)	15mo	$262,000	$148	47
6130 E Solitude Ct	0.71mi	3/2.0	1,844 (+7%)	22mo	$270,000	$146	35

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 · 2.88% rent growth · sell at horizon

5-year hold

• IRR: -9.9%
• Equity multiple: 0.64×
• Total profit: $-21,277
• Equity at exit: $31,312

10-year hold

• IRR: -0.7%
• Equity multiple: 0.95×
• Total profit: $-2,855
• 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 46113

• Home prices YoY: -13.0%
• Rents YoY: 2.9%
• Active inventory: 63
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,976 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$106 /mo · $1,271/yr
• Insurance: −$88
• HOA: −$62
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $204

Break-even live

Break-even rent $1,717

Max offer price $210,000

Occupancy floor 85%

Sensitivity live

Price	-10% $323	-5% $264	+0% $204	+5% $145	+10% $86
Rent	-10% $48	-5% $126	+0% $204	+5% $282	+10% $361
Rate	-1.0pp $310	-0.5pp $258	base $204	+0.5pp $150	+1.0pp $95

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 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10893 Glenayr Dr Camby, IN	3.0	2.0	1171	$1,659	$1.42	11d	1	0.08mi
10817 Sweetsen Rd Camby, IN	3.0	2.5	1739	$1,880	$1.08	2d	1	0.15mi
10940 Daylight Dr Camby, IN	3.0	2.5	2124	$2,025	$0.95	2d	1	0.16mi
10801 Sweetsen Rd Camby, IN	4.0	2.5	1752	$1,925	$1.10	8d	1	0.16mi
10762 Glenayr Dr Camby, IN	3.0	2.5	1816	$1,810	$1.00	44d	1	0.21mi
8396 Gunnoah Way E Camby, IN	1.0–2.0	1.0–2.0	929	$1,800	$1.94	2d	18	0.35mi
8607 Bluff Point Dr Camby, IN	3.0	2.0	1224	$1,650	$1.35	21d	1	0.36mi
9205 Middlebury Way Camby, IN	3.0	2.5	1792	$1,760	$0.98	8d	1	0.53mi
9210 Centenary Ln Camby, IN	3.0	2.5	2030	$1,910	$0.94	24d	1	0.70mi
8735 Limberlost Ct Camby, IN	3.0	2.5	1987	$1,895	$0.95	18d	1	0.72mi
13147 N Becks Grove Ct Camby, IN	3.0	2.0	1440	$1,885	$1.31	5d	1	1.25mi
13134 N Etna Green Dr Camby, IN	3.0	2.5	1613	$1,855	$1.15	17d	1	1.26mi
8624 Hosta Way Camby, IN	3.0	2.5	1846	$1,761	$0.95	13d	1	1.29mi
13320 N White Cloud Ct Camby, IN	3.0	2.0	1911	$2,000	$1.05	17d	1	1.29mi

HOA detail

• Monthly dues: $62 · $744/yr

Listing history 27 events

1. 2026-06-15
   status $210,000 Pending 28 DOM
2. 2026-06-13
   days on market $210,000 Active 28 DOM
3. 2026-06-13
   days on market $210,000 Active 27 DOM
4. 2026-06-09
   days on market $210,000 Active 26 DOM
5. 2026-06-08
   days on market $210,000 Active 25 DOM
6. 2026-06-07
   days on market $210,000 Active 24 DOM
7. 2026-06-02
   days on market $210,000 Active 22 DOM
8. 2026-06-01
   days on market $210,000 Active 21 DOM
9. 2026-05-31
   days on market $210,000 Active 20 DOM
10. 2026-05-09
    listed $210,000 Active 741-char remark
11. 2024-07-19
    historical $1,750
12. 2024-07-17
    listed $1,750
13. 2024-03-20
    listed $250,000 Active
14. 2020-04-10
    soldstatus $152,000 Sold

    Show marketing remark (255 chars)

    Spacious 4 Bed, 2.5 Bath Single Family Home! Flowing Open Floor Plan With Completely Remodeled Interior, And Large Bedrooms. Many Updates Include All New Kitchen Appliances in 2016, New A/C in 2014. Bathrooms Have All Been Remodeled. Fence Is 3 Years Old.

15. 2020-03-11
    status Pending

    Show marketing remark (255 chars)

    Spacious 4 Bed, 2.5 Bath Single Family Home! Flowing Open Floor Plan With Completely Remodeled Interior, And Large Bedrooms. Many Updates Include All New Kitchen Appliances in 2016, New A/C in 2014. Bathrooms Have All Been Remodeled. Fence Is 3 Years Old.

16. 2020-03-03
    status Active

    Show marketing remark (255 chars)

    Spacious 4 Bed, 2.5 Bath Single Family Home! Flowing Open Floor Plan With Completely Remodeled Interior, And Large Bedrooms. Many Updates Include All New Kitchen Appliances in 2016, New A/C in 2014. Bathrooms Have All Been Remodeled. Fence Is 3 Years Old.

17. 2020-03-02
    status Pending

    Show marketing remark (255 chars)

    Spacious 4 Bed, 2.5 Bath Single Family Home! Flowing Open Floor Plan With Completely Remodeled Interior, And Large Bedrooms. Many Updates Include All New Kitchen Appliances in 2016, New A/C in 2014. Bathrooms Have All Been Remodeled. Fence Is 3 Years Old.

18. 2020-02-27
    listed $155,000 Active

    Show marketing remark (255 chars)

    Spacious 4 Bed, 2.5 Bath Single Family Home! Flowing Open Floor Plan With Completely Remodeled Interior, And Large Bedrooms. Many Updates Include All New Kitchen Appliances in 2016, New A/C in 2014. Bathrooms Have All Been Remodeled. Fence Is 3 Years Old.

19. 2014-08-29
    historical
20. 2014-08-26
    soldstatus $86,300
21. 2014-07-22
    listed $84,333
22. 2008-04-07
    historical
23. 2008-02-28
    listed $102,900
24. 2008-02-27
    historical
25. 2007-12-11
    soldstatus $70,000
26. 2007-09-22
    listed $75,000
27. 2007-08-10
    listed $75,000

ⓘ 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: $1,271 · $106/mo
• Projected year-2 tax: $1,528 · $127/mo
• Expected delta: +$257/yr (+$21/mo · 20.2%)

ⓘ 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 4/10 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,713
• − Mortgage interest: −$11,763
• − Property taxes: −$1,271
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,897
• − Management: −$1,897
• − HOA: −$744
• − Depreciation: −$6,109
• Taxable loss: −$1,019
• Est. tax savings @ 24.0%: +$244
• After-tax cash flow: $2,697/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: Plainfield Community School Corporation
• NCES district ID: 1808970
• Math proficiency: 62% ▼ -8.00%
• Reading proficiency: 65% ▼ -8.00%
• Median HH income: $58,531
• Composite: 54.79/100
• National rank: #1315
• State rank: #11 of 301 in IN

Livability — Indianapolis city (balance)

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

Census & demographics

• County: Marion County · 998,460 people
• City population: 881,119
• Metro: Indianapolis-Carmel-Anderson, IN
• Population (ZIP): 17,192
• Household income: $84,463
• Rent vs Own: 25.2% rent · 74.8% own
• Severe rent burden: 201.0

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: Predominantly White (73%)
• Race & ethnicity: White 73% Black 16% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Hispanic 5% Lithuanian 3% Slovak 2%
• Foreign-born: 10% · Canada
• Languages at home: 88% English-only · Spanish 5% French/Haitian/Cajun 5%

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: ▼ -33.73%
• Current HPI: 225.185
• Rent YoY: ▲ 2.88%
• 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

+180.0% since first listed

21 events — show timeline

• 2026-06-14 Pending — MIBOR as Distributed by MLS Grid
• 2026-06-12 Relisted — MIBOR as Distributed by MLS Grid
• 2026-06-07 Relisted — MIBOR as Distributed by MLS Grid
• 2026-05-09 Listed $210,000 MIBOR as Distributed by MLS Grid
• 2024-07-19 Rental Removed $1,750 MIBOR
• 2024-07-17 Listed for Rent $1,750 MIBOR
• 2024-03-20 Listed $250,000 MIBOR as Distributed by MLS Grid
• 2020-04-10 Sold (MLS) $152,000 MIBOR as Distributed by MLS Grid
• 2020-03-11 Pending — MIBOR as Distributed by MLS Grid
• 2020-03-03 Relisted — MIBOR as Distributed by MLS Grid
• 2020-03-02 Pending — MIBOR as Distributed by MLS Grid
• 2020-02-27 Listed $155,000 MIBOR as Distributed by MLS Grid
• 2014-08-29 Listing Removed — MIBOR as Distributed by MLS Grid
• 2014-08-26 Sold (MLS) $86,300 MIBOR as Distributed by MLS Grid
• 2014-07-22 Listed $84,333 MIBOR as Distributed by MLS Grid
• 2008-04-07 Listing Removed — MIBOR as Distributed by MLS Grid
• 2008-02-28 Listed $102,900 MIBOR as Distributed by MLS Grid
• 2008-02-27 Listing Removed — MIBOR as Distributed by MLS Grid
• 2007-12-11 Sold (MLS) $70,000 MIBOR as Distributed by MLS Grid
• 2007-09-22 Listed $75,000 MIBOR as Distributed by MLS Grid
• 2007-08-10 Listed $75,000 MIBOR as Distributed by MLS Grid

Property tax history

-3.2%/yr

Latest (2025): $1,271 · +18.7% YoY. Source: county tax records.