2174 Kestral Blvd · West Lafayette, IN 47906

$282,900

2 bd · 2.0 ba · 1,854 sqft · SingleFamily public records · 71 Days on market

Built 1991 6,970 sqft lot $153/sqft · 14% below area Est $330k · 14% under

---

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 +13.9/15.0
• Cash flow +8.1/30.0
• Livability +4.5/5.0
• Schools +4.0/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this well-maintained single-level ranch home located in desirable West Lafayette. This home offers comfortable and convenient one-floor living, ideal for buyers seeking ease of access and functional layout. Featuring approximately 1,854 sq ft, the home provides a spacious living area with a practical floor plan suitable for a variety of lifestyles. Recent price improvement places this home under $300,000, creating a strong opportunity in today’s market for buyers looking for value in West Lafayette. Conveniently located near local amenities, schools, and Purdue University, this property offers both accessibility and long-term livability. Don’t miss this opportunity to own a ranch home in a sought-after location at an improved price point.

Key facts

• 6,970 sq ft lot
• 2 garage spots
• Built 1991

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $283k.

Deal economics

• At list price, monthly cash flow is $-282 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (17.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (30.9% below list).
• Recommended offer: $196k (30.9% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 3.0% in West 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 90/100 on livability (#1 in IN, #74 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute A+; Watch: housing C-, employment D.
• 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: Klondike Elementary School (math 46% / reading 44%, grade D-, #374 of 994 statewide, top 38%, 981 students, 39% FRL); Klondike Middle School (math 45% / reading 57%, grade C, #40 of 330 statewide, top 12%, 465 students, 36% FRL); William Henry Harrison High School (math 53% / reading 73%, grade B-, #39 of 369 statewide, top 11%, 2,136 students, 30% FRL).
• Market conditions: Rents rising (+3.2%/yr); 342 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 44% of the median local income ($53k/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 $2k of loan paydown is wiped out by about $8k 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

• It's been on market 71 days — a 6% lower offer ($266k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $50k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $195,617 (30.9% 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 71 days. Have you received any prior offers? Is the seller open to a 31% 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: 0.69% ✗
• Cap rate: 5.10%
• Cash-on-cash: -4.27%
• DSCR: 0.81
• GRM: 12.1

CMA / ARV

• ARV (median comp): $330,165
• List price: $282,900
• Delta: -14.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1813 Mallard Ct	0.15mi	3/2.0 (+1)	1,826 (-2%)	9mo	$298,500	$163	78
2111 Kestral Blvd	0.13mi	3/2.0 (+1)	1,818 (-2%)	18mo	$350,000	$193	70

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 · 3.2% rent growth · sell at horizon

5-year hold

• IRR: -23.3%
• Equity multiple: 0.20×
• Total profit: $-63,461
• Equity at exit: $42,181

10-year hold

• IRR: -17.6%
• Equity multiple: 0.03×
• Total profit: $-76,966
• Equity at exit: $24,460

Cash invested: $79,212 (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 47906

• Rents YoY: 3.2%
• Active inventory: 342
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,956 high
• Mortgage (P&I): −$1,484
• Tax from tax record: −$226 /mo · $2,712/yr
• Insurance: −$118
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $-282

Break-even live

Break-even rent $2,313

Max offer price $233,073

Occupancy floor —

Sensitivity live

Price	-10% $-122	-5% $-202	+0% $-282	+5% $-362	+10% $-442
Rent	-10% $-437	-5% $-359	+0% $-282	+5% $-205	+10% $-128
Rate	-1.0pp $-140	-0.5pp $-210	base $-282	+0.5pp $-355	+1.0pp $-430

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: $70,725
• Closing costs: $8,487
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1304 Palmer Dr West Lafayette, IN	3.0	3.0	1486	$779	$0.52	45d	1	0.77mi
1117 Anthrop Dr West Lafayette, IN	3.0–4.0	2.0	1508	$525	$0.35	15d	1	0.93mi
1136 Anthrop Dr West Lafayette, IN	2.0	1.5	1349	$1,400	$1.04	23d	1	0.94mi
1900 Foxglove Way West Lafayette, IN	1.0–3.0	1.0–2.5	988	$1,694	$1.71	15d	58	1.13mi
1820 Ravinia Rd West Lafayette, IN	3.0	2.0	1800	$1,975	$1.10	23d	1	1.15mi
2117 Cumulus Ct West Lafayette, IN	3.0	2.0	1270	$2,200	$1.73	15d	1	1.26mi
2773 Prosperity Way Unit 2990 West Lafayette, IN	3.0	2.5	1691	$2,195	$1.30	23d	1	1.35mi
2773 Prosperity Way Unit 2981 West Lafayette, IN	3.0	2.5	1691	$2,195	$1.30	45d	1	1.35mi
2781 Prosperity WAY West Lafayette, IN	3.0	2.5	1691	$2,414	$1.43	15d	1	1.39mi

Listing history 20 events

1. 2026-06-10
   status $282,900 Pending 71 DOM
2. 2026-06-09
   days on market $282,900 Active 71 DOM
3. 2026-06-08
   days on market $282,900 Active 70 DOM
4. 2026-06-07
   days on market $282,900 Active 69 DOM
5. 2026-06-05
   days on market $282,900 Active 66 DOM
6. 2026-06-02
   days on market $282,900 Active 64 DOM
7. 2026-06-01
   days on market $282,900 Active 63 DOM
8. 2026-05-31
   days on market $282,900 Active 62 DOM
9. 2026-05-30
   days on market $282,900 Active 61 DOM
10. 2026-05-04
    price $282,900 771-char remark

    Show marketing remark (771 chars)

    Welcome to this well-maintained single-level ranch home located in desirable West Lafayette. This home offers comfortable and convenient one-floor living, ideal for buyers seeking ease of access and functional layout. Featuring approximately 1,854 sq ft, the home provides a spacious living area with a practical floor plan suitable for a variety of lifestyles. Recent price improvement places this home under $300,000, creating a strong opportunity in today’s market for buyers looking for value in West Lafayette. Conveniently located near local amenities, schools, and Purdue University, this property offers both accessibility and long-term livability. Don’t miss this opportunity to own a ranch home in a sought-after location at an improved price point.

11. 2026-04-14
    price $302,900 771-char remark

    Show marketing remark (771 chars)

    Welcome to this well-maintained single-level ranch home located in desirable West Lafayette. This home offers comfortable and convenient one-floor living, ideal for buyers seeking ease of access and functional layout. Featuring approximately 1,854 sq ft, the home provides a spacious living area with a practical floor plan suitable for a variety of lifestyles. Recent price improvement places this home under $300,000, creating a strong opportunity in today’s market for buyers looking for value in West Lafayette. Conveniently located near local amenities, schools, and Purdue University, this property offers both accessibility and long-term livability. Don’t miss this opportunity to own a ranch home in a sought-after location at an improved price point.

12. 2026-03-30
    listed $332,900 Active 771-char remark

    Show marketing remark (771 chars)

    Welcome to this well-maintained single-level ranch home located in desirable West Lafayette. This home offers comfortable and convenient one-floor living, ideal for buyers seeking ease of access and functional layout. Featuring approximately 1,854 sq ft, the home provides a spacious living area with a practical floor plan suitable for a variety of lifestyles. Recent price improvement places this home under $300,000, creating a strong opportunity in today’s market for buyers looking for value in West Lafayette. Conveniently located near local amenities, schools, and Purdue University, this property offers both accessibility and long-term livability. Don’t miss this opportunity to own a ranch home in a sought-after location at an improved price point.

13. 2022-09-20
    soldstatus $250,000 Closed 315-char remark

    Show marketing remark (315 chars)

    Open concept ranch with soaring ceilings. Front entry offers enclosed porch. Great room with gas fireplace and lots of natural light. Spacious bedrooms all offer vaulted ceilings. The backyard offers a great all-season enclosed porch that opens to a deck in the private backyard. Shoes MUST be removed for showings.

14. 2022-08-16
    status Pending 315-char remark

    Show marketing remark (315 chars)

    Open concept ranch with soaring ceilings. Front entry offers enclosed porch. Great room with gas fireplace and lots of natural light. Spacious bedrooms all offer vaulted ceilings. The backyard offers a great all-season enclosed porch that opens to a deck in the private backyard. Shoes MUST be removed for showings.

15. 2022-08-11
    price $258,000 315-char remark

    Show marketing remark (315 chars)

    Open concept ranch with soaring ceilings. Front entry offers enclosed porch. Great room with gas fireplace and lots of natural light. Spacious bedrooms all offer vaulted ceilings. The backyard offers a great all-season enclosed porch that opens to a deck in the private backyard. Shoes MUST be removed for showings.

16. 2022-07-22
    price $270,000 315-char remark

    Show marketing remark (315 chars)

    Open concept ranch with soaring ceilings. Front entry offers enclosed porch. Great room with gas fireplace and lots of natural light. Spacious bedrooms all offer vaulted ceilings. The backyard offers a great all-season enclosed porch that opens to a deck in the private backyard. Shoes MUST be removed for showings.

17. 2022-06-21
    price $280,000 315-char remark

    Show marketing remark (315 chars)

    Open concept ranch with soaring ceilings. Front entry offers enclosed porch. Great room with gas fireplace and lots of natural light. Spacious bedrooms all offer vaulted ceilings. The backyard offers a great all-season enclosed porch that opens to a deck in the private backyard. Shoes MUST be removed for showings.

18. 2022-04-29
    listed $285,000 Active 315-char remark

    Show marketing remark (315 chars)

    Open concept ranch with soaring ceilings. Front entry offers enclosed porch. Great room with gas fireplace and lots of natural light. Spacious bedrooms all offer vaulted ceilings. The backyard offers a great all-season enclosed porch that opens to a deck in the private backyard. Shoes MUST be removed for showings.

19. 2018-08-03
    soldstatus $160,000
20. 2018-03-26
    listed $175,000

ⓘ 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: $2,712 · $226/mo
• Projected year-2 tax: $2,712 · $226/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 · 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: $23,474
• − Mortgage interest: −$15,847
• − Property taxes: −$2,712
• − Insurance: −$1,414
• − Repairs & maintenance: −$1,878
• − Management: −$1,878
• − Depreciation: −$8,230
• Taxable loss: −$8,485
• Est. tax savings @ 24.0%: +$2,036
• After-tax cash flow: $-1,348/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 — West Lafayette

• Score: 90/100
• State rank: #1
• US rank: #74

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Lafayette, IN
• County: Tippecanoe County · 181,820 people
• City population: 75,198
• Metro: Lafayette-West Lafayette, IN
• Population (ZIP): 75,198
• Household income: $53,103
• Rent vs Own: 56.5% rent · 43.5% own
• Severe rent burden: 5978.0

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 (69%)
• Race & ethnicity: White 69% Asian 16% Hispanic / Latino 7% Two or more races 5% Black 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 4% Slovak 3% Italian 2%
• Foreign-born: 18% · China, Canada, South Korea
• Languages at home: 79% English-only · Chinese 5% Spanish 4% Other Indo-European 4%

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: ▼ -134.80%
• Current HPI: 210.545
• Rent YoY: ▲ 3.20%
• 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

+61.7% since first listed

11 events — show timeline

• 2026-05-04 Price Changed $282,900 IRMLS
• 2026-04-14 Price Changed $302,900 IRMLS
• 2026-03-30 Listed $332,900 IRMLS
• 2022-09-20 Sold (MLS) $250,000 IRMLS
• 2022-08-16 Pending — IRMLS
• 2022-08-11 Price Changed $258,000 IRMLS
• 2022-07-22 Price Changed $270,000 IRMLS
• 2022-06-21 Price Changed $280,000 IRMLS
• 2022-04-29 Listed $285,000 IRMLS
• 2018-08-03 Sold (MLS) $160,000 IRMLS
• 2018-03-26 Listed $175,000 IRMLS

Property tax history

+6.8%/yr

Latest (2024): $2,712 · +10.6% YoY. Source: county tax records.