6932 Gentle Wind Ln · Whitestown, IN 46075

$419,990

5 bd · 3.0 ba · 2,718 sqft · SingleFamily · 75 Days on market

Built 2026 Excellent condition $155/sqft · at area comps Est $424k · at est. ↓ 3% since listing

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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).

• ARV discount +7.9/15.0
• Cash flow +7.4/30.0
• Condition / age +5.0/5.0
• Schools +4.8/10.0
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• 1% rule +2.1/10.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move into your new home this spring at Windswept Farms, the most convenient location for new homes in Whitestown, built just for you inside and out with your personalization. Enjoy over $14,000 in included upgrades and up to $17,000 towards closing costs or a lower interest rate! Get the space your growing family needs with the Hudson quick move-in home. Everyone will have room to spread out with 5 bedrooms, including a 1st floor bed and full bath that is perfect for out-of-town guests. Enjoy beautiful views from both the covered font porch and back patio overlooking a pond. No need to spend money on costly renovation, this home is move-in ready with included upgraded features like quartz countertops, luxury vinyl plank flooring, kitchen appliances, lighting, and modern cabinetry. Enjoy the perks of new construction, without the wait! Schedule a private tour of this move-in ready home today!

Key facts

• Covered front porch
• Quartz countertops
• Pond views

Tags

• CONVENIENT LOCATION
• BACK PATIO
• POND VIEWS
• COVERED FRONT PORCH
• QUARTZ COUNTERTOPS
• LUXURY VINYL PLANK FLOORING

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $420k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-548 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $341k (18.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $298k (29.0% below list).
• Recommended offer: $298k (29.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#109 in IN) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living A; Watch: amenities F, commute F, health & safety F.
• Lebanon Community School Corporation (town): math 41% / reading 44% proficiency, ranked #115 of 301 in IN (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Perry Worth Elementary School (math 57% / reading 47%, grade C-, #237 of 994 statewide, top 26%, 430 students, 30% FRL); Lebanon Middle School (math 35% / reading 40%, grade F, #146 of 330 statewide, top 46%, 807 students, 46% FRL); Lebanon Senior High School (math 43% / reading 68%, grade C, #75 of 369 statewide, top 20%, 1,027 students, 38% FRL) — zoned schools at 38% FRL track the district average.
• Market conditions: Rents flat; 356 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 36d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 898 units permitted in Boone County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($117k/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 $3k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.
• Boone County population projected at +46% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($395k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $297,987 (29.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.71% ✗
• Cap rate: 4.73%
• Cash-on-cash: -5.60%
• DSCR: 0.75
• GRM: 11.7

CMA / ARV

• ARV (median comp): $423,609
• List price: $419,990
• Delta: -0.85%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6911 Emerald Ln	0.03mi	5/3.0	2,718 (0%)	3mo	$424,990	$156	96
6724 Red Barn Dr	0.09mi	4/2.5 (-1)	2,630 (-3%)	3mo	$414,900	$158	81
4867 Saddle Back Way	0.61mi	4/2.5 (-1)	2,671 (-2%)	1mo	$415,000	$155	61
3769 Limelight Ln	0.64mi	4/2.5 (-1)	2,692 (-1%)	2mo	$318,200	$118	60
6658 Park Grove Blvd	0.66mi	4/2.5 (-1)	2,760 (+2%)	2mo	$398,000	$144	58
6680 Park Grove Blvd	0.65mi	4/2.5 (-1)	2,658 (-2%)	3mo	$415,000	$156	57
6842 Shooting Star Dr	0.70mi	4/2.5 (-1)	2,662 (-2%)	2mo	$400,000	$150	55
4557 Timberline Trl	0.42mi	4/3.0 (-1)	2,400 (-12%)	1mo	$369,500	$154	55
4696 Homestead Dr	0.32mi	4/2.5 (-1)	2,321 (-15%)	0mo	$382,500	$165	53
3851 Tartan Trl	0.53mi	5/2.5	3,050 (+12%)	3mo	$407,500	$134	50
6657 Shooting Star Dr	0.74mi	4/2.5 (-1)	2,604 (-4%)	2mo	$400,000	$154	49
5783 Blue Sky Dr	0.67mi	4/2.5 (-1)	2,456 (-10%)	2mo	$369,900	$151	44

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 · 0.77% rent growth · sell at horizon

5-year hold

• IRR: -28.4%
• Equity multiple: 0.07×
• Total profit: $-109,478
• Equity at exit: $62,622

10-year hold

• IRR: -38.9%
• Equity multiple: -0.41×
• Total profit: $-165,786
• Equity at exit: $36,313

Cash invested: $117,597 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 45 active · 22 under contract
• Months of supply: 5.9 mo (17%/mo absorbed)
• Median asking: $387,990 ($155/sqft)
• Median days on market: 89 d
• This list price: 80% of active listings are priced below it
• ARV vs active asking: +0.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 46075

• Home prices YoY: -20.0%
• Rents YoY: 0.8%
• Active inventory: 356
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $2,980 high
• Mortgage (P&I): −$2,202
• Tax est. 1.5%: −$525 /mo · $6,300/yr
• Insurance: −$175
• HOA: −$0
• Vacancy / Maint / Mgmt: −$626
• Net cashflow: $-548

Break-even live

Break-even rent $3,674

Max offer price $340,642

Occupancy floor —

Sensitivity live

Price	-10% $-258	-5% $-403	+0% $-548	+5% $-693	+10% $-839
Rent	-10% $-784	-5% $-666	+0% $-548	+5% $-431	+10% $-313
Rate	-1.0pp $-337	-0.5pp $-442	base $-548	+0.5pp $-657	+1.0pp $-768

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: $104,998
• Closing costs: $12,600
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6645 Timberline Trl Whitestown, IN	4.0	3.0	2400	$2,495	$1.04	39d	1	0.33mi
3766 White Cliff Way Unit 1464961P Whitestown, IN	5.0	2.0	2798	$5,704	$2.04	51d	1	0.61mi
5788 Waterstone Way Whitestown, IN	4.0	2.5	2529	$2,291	$0.91	35d	1	0.64mi
6924 Park Grove Blvd Whitestown, IN	4.0	3.0	2539	$2,396	$0.94	28d	1	0.65mi
5773 Weeping Willow Pl Whitestown, IN	4.0	2.5	2514	$2,201	$0.88	56d	1	0.72mi
6837 Bridle Oaks Ct Whitestown, IN	4.0	2.5	2402	$2,600	$1.08	16d	1	0.85mi
3340 Preakness St Whitestown, IN	4.0	2.5	2426	$2,699	$1.11	9d	1	0.93mi
3820 Sterling Dr Whitestown, IN	4.0	3.0	2016	$2,800	$1.39	13d	1	1.04mi
5051 Maywood Dr Whitestown, IN	5.0	3.0	2410	$2,495	$1.04	9d	1	1.27mi
2881 Cross Branch Dr Whitestown, IN	3.0–4.0	2.5	1835	$2,399	$1.31	68d	4	1.39mi

Listing history 7 events

1. 2026-05-31
   days on market $419,990 Active 75 DOM
2. 2026-05-18
   price $419,990
3. 2026-05-17
   price $419,990 905-char remark

   Show marketing remark (905 chars)

   Move into your new home this spring at Windswept Farms, the most convenient location for new homes in Whitestown, built just for you inside and out with your personalization. Enjoy over $14,000 in included upgrades and up to $17,000 towards closing costs or a lower interest rate! Get the space your growing family needs with the Hudson quick move-in home. Everyone will have room to spread out with 5 bedrooms, including a 1st floor bed and full bath that is perfect for out-of-town guests. Enjoy beautiful views from both the covered font porch and back patio overlooking a pond. No need to spend money on costly renovation, this home is move-in ready with included upgraded features like quartz countertops, luxury vinyl plank flooring, kitchen appliances, lighting, and modern cabinetry. Enjoy the perks of new construction, without the wait! Schedule a private tour of this move-in ready home today!

4. 2026-05-11
   price $429,990
5. 2026-05-10
   price $429,990 905-char remark

   Show marketing remark (905 chars)

   Move into your new home this spring at Windswept Farms, the most convenient location for new homes in Whitestown, built just for you inside and out with your personalization. Enjoy over $14,000 in included upgrades and up to $17,000 towards closing costs or a lower interest rate! Get the space your growing family needs with the Hudson quick move-in home. Everyone will have room to spread out with 5 bedrooms, including a 1st floor bed and full bath that is perfect for out-of-town guests. Enjoy beautiful views from both the covered font porch and back patio overlooking a pond. No need to spend money on costly renovation, this home is move-in ready with included upgraded features like quartz countertops, luxury vinyl plank flooring, kitchen appliances, lighting, and modern cabinetry. Enjoy the perks of new construction, without the wait! Schedule a private tour of this move-in ready home today!

6. 2026-04-18
   listed $434,990 Active
7. 2026-03-17
   listed $434,990 Active 905-char remark

   Show marketing remark (905 chars)

   Move into your new home this spring at Windswept Farms, the most convenient location for new homes in Whitestown, built just for you inside and out with your personalization. Enjoy over $14,000 in included upgrades and up to $17,000 towards closing costs or a lower interest rate! Get the space your growing family needs with the Hudson quick move-in home. Everyone will have room to spread out with 5 bedrooms, including a 1st floor bed and full bath that is perfect for out-of-town guests. Enjoy beautiful views from both the covered font porch and back patio overlooking a pond. No need to spend money on costly renovation, this home is move-in ready with included upgraded features like quartz countertops, luxury vinyl plank flooring, kitchen appliances, lighting, and modern cabinetry. Enjoy the perks of new construction, without the wait! Schedule a private tour of this move-in ready home today!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,758
• − Mortgage interest: −$23,526
• − Property taxes: −$6,300
• − Insurance: −$2,100
• − Repairs & maintenance: −$2,861
• − Management: −$2,861
• − Depreciation: −$12,218
• Taxable loss: −$14,107
• Est. tax savings @ 24.0%: +$3,386
• After-tax cash flow: $-3,195/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.

Condition & rehab AI · 1 photo

Excellent 100/100 None rehab

This move-in ready home is brand new with no visible signs of wear or damage, making it an excellent investment opportunity.

F Composite school gradezoned avg 48/100

Zoned Schools

Elementary Perry Worth Elementary School C- IN #237/994 Nat'l #11,263/41,679 Middle Lebanon Middle School F IN #146/330 Nat'l #6,708/14,009 High Lebanon Senior High School C IN #75/369 Nat'l #4,365/17,239

Schools (NCES district)

• District: Lebanon Community School Corporation
• NCES district ID: 1805790
• Math proficiency: 41% ▼ -11.00%
• Reading proficiency: 44% ▼ -5.00%
• Median HH income: $52,178
• Composite: 36.77/100
• National rank: #4571
• State rank: #115 of 301 in IN

B Composite livability gradescore 73/100

Livability — Whitestown

• Score: 73/100
• State rank: #109
• US rank: #5691

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Whitestown, IN
• County: Boone County · 77,877 people
• City population: 9,509
• Metro: Indianapolis-Carmel-Anderson, IN
• Population (ZIP): 9,509
• Household income: $117,002
• Rent vs Own: 24.0% rent · 76.0% own
• Severe rent burden: 10% of renters

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Population outlook (Boone County) Hauer SSP2

• Today (2025): 77,877 people
• By 2030: 85,185 · +9.4%
• By 2040: 99,753 · +28.1%
• By 2050: 113,572 · +45.8%
• By 2075: 145,674 · +87.1%
• By 2100: 161,165 · +106.9%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 6% Asian 4% Hispanic / Latino 3% Black 3%
• Common ancestry: Italian 4% Romanian 3% Slovak 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 91% English-only · Other Indo-European 5% Spanish 2% Chinese 1%

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Political lean MEDSL · Boone

• 2024 margin: R (+16.0) · D 41.0% · R 57.0% · Other 2.0%
• 2008→2024 swing: +9.8pp toward D · 2008: -25.8pp · 2024: -16.0pp
• All cycles: 2024: R+16.0 2020: R+18.4 2016: R+29.5 2012: R+37.8 2008: R+25.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -49.51%
• Current HPI: 198.3353
• Rent YoY: ▲ 0.77%
• Metro: Indianapolis-Carmel-Anderson, IN
• State GDP YoY: ▲ 2.90%
• F500 in state: 18

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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

-3.4% since first listed

6 events — show timeline

• 2026-05-18 Price Changed $419,990 MIBOR as Distributed by MLS Grid
• 2026-05-17 Price Changed $419,990 Zillow
• 2026-05-11 Price Changed $429,990 MIBOR as Distributed by MLS Grid
• 2026-05-10 Price Changed $429,990 Zillow
• 2026-04-18 Listed $434,990 MIBOR as Distributed by MLS Grid
• 2026-03-17 Listed $434,990 Zillow