9875 N Port Dr · McCordsville, IN 46055

$548,000

5 bd · 3.5 ba · 3,202 sqft · SingleFamily public records · 9 Days on market

Built 2015 0.26 ac lot Est $509k · 8% over $40/mo HOA · 1% of rent

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Why this score? — see what drove the F 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 +5.3/30.0
• ARV discount +4.1/15.0
• Schools +4.1/10.0
• Rent growth +3.8/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.3/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 5 bedroom, 3.5 bath home located near Geist lake. 1st floor brick wrap w/covered front porch greets you the moment you arrive! Open door to a 2-story foyer, formal dining room & gourmet kitchen w/sparkling granite ctops, Brkfs bar, kitchen island, stainless steel appliances & DBL ovens! Large Great Room with frplc opens to brkfst room. 2nd bdrm w/private bath on main level is perfect for guests/in laws. Upper level features 4 spacious bdrms, plus bonus room/loft area. Convenient 2nd floor laundry w/sink. Huge mstr suite w/deluxe shower & huge walk in closet. Full bsmt w/9ft ceilings, egress windows, wet-bar & bath rough in ready for your finishing touches. Enjoy screen porch & deck overlooking large fenced in yard. Community pool!

Key facts

• Gas stove
• In law quarters
• Double oven

Tags

• ENGINEERED WOOD FLOOR
• STAINLESS STEEL APPLIANCES
• DOUBLE OVEN
• GAS STOVE
• IN LAW QUARTERS
• UPSTAIRS LAUNDRY

Property features AI

Finance

• Other: Property sits on approximately 0.26 acres (1/4–1/2 acre)
• HOA & community: HOA provides insurance, maintenance, management, park, playground, pool, snow removal, and trails; HOA enforces covenants and restrictions; Annual HOA fee

Exterior

• Parking: Attached 3-car garage
• Security: Smoke alarm
• Utilities: Public water; Municipal sewer connected; Natural gas connected; Cable connected
• Home design: Single-family residence; Three or more levels; Mandatory HOA membership
• Construction: Built with vinyl and brick exterior; Concrete perimeter foundation
• Exterior features: Covered, screened patio/porch; Full yard fence; Sidewalks; Small trees on lot

Interior

• Kitchen: Gas cooktop; Double oven; Microwave; Dishwasher; Refrigerator; Kitchen island; Pantry; Breakfast room adjacent to kitchen
• Bedrooms: Five bedrooms on upper/main levels (4 upper, 1 main); One additional bedroom in the basement; Primary bedroom with walk-in closet
• Bathrooms: Three full bathrooms on main/upper levels (2 upper, 1 main); One full bathroom in the basement; One half bath on the main level; Primary bathroom with double sinks and a full shower stall
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Attic access; Breakfast bar; High ceilings; Tray ceilings; Kitchen island; In-law arrangement; Pantry; Walk-in closets; Fireplace with gas log in the great room; Finished basement with 9+ ft ceilings, egress window(s), finished ceiling and walls, storage space, and roughed-in utilities
• Laundry & utility: Upper-level laundry; Washer and dryer included; Gas water heater; Sump pump

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $548k.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• To cash-flow at today's rent, offer at most $331k (39.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $293k (46.5% below list).
• Recommended offer: $293k (46.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#181 in IN) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Mt Vernon Community School Corporation (rural): math 43% / reading 48% proficiency, ranked #70 of 301 in IN (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+5.2%/yr); 422 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 1,091 units permitted in Hancock County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($114k/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 $4k of loan paydown is wiped out by about $16k of value loss. Plan a longer hold.
• Hancock County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 12y 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 $355k; list at $548k implies a 54% gain — meaningful room to come down on a strong offer.

Recommended offer $293,003 (46.5% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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?
5. 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?
6. 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.
7. 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.
8. 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: 0.53% ✗
• Cap rate: 3.61%
• Cash-on-cash: -9.59%
• DSCR: 0.57
• GRM: 15.6

CMA / ARV

• ARV (on-the-fly): $509,118
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9712 N Port Dr	0.24mi	5/3.5	3,487 (+9%)	0mo	$484,000	$139	74
9800 Ridgecrest Ln	0.36mi	5/3.5	3,344 (+4%)	4mo	$405,000	$121	72
9690 Highview Ln	0.40mi	4/2.5 (-1)	3,092 (-3%)	1mo	$507,500	$164	66
9896 Timberwood Ln	0.43mi	4/2.5 (-1)	3,335 (+4%)	7mo	$570,000	$171	58
9840 N Anchor Bnd	0.12mi	4/3.5 (-1)	3,626 (+13%)	11mo	$500,000	$138	58
9711 Ridgecrest Ln	0.42mi	4/2.5 (-1)	2,988 (-7%)	4mo	$394,000	$132	57
9741 Forest Ridge Ln	0.73mi	4/3.5 (-1)	3,226 (+1%)	7mo	$549,261	$170	54
9716 Cimmaron Ave	0.27mi	5/4.5	3,651 (+14%)	11mo	$510,000	$140	51
9671 Ridgecrest Ln	0.49mi	4/2.5 (-1)	2,988 (-7%)	11mo	$475,000	$159	48
9770 Highland Springs Dr N	0.68mi	5/3.0	3,458 (+8%)	8mo	$600,000	$174	46
6062 W Nautica Blvd	0.68mi	4/3.0 (-1)	3,360 (+5%)	10mo	$465,000	$138	45
9880 Creekside Cir	0.73mi	5/2.5	3,410 (+6%)	10mo	$565,000	$166	43

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 · 5.18% rent growth · sell at horizon

5-year hold

• IRR: -31.4%
• Equity multiple: -0.05×
• Total profit: $-160,423
• Equity at exit: $81,709

10-year hold

• IRR: -27.0%
• Equity multiple: -0.38×
• Total profit: $-212,498
• Equity at exit: $47,381

Cash invested: $153,440 (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 46055

• Home prices YoY: -20.1%
• Rents YoY: 5.2%
• Active inventory: 422
• Price-to-rent: 15.6×

Monthly cashflow live

• Estimated rent: $2,930 medium
• Mortgage (P&I): −$2,874
• Tax from tax record: −$399 /mo · $4,783/yr
• Insurance: −$228
• HOA: −$40
• Vacancy / Maint / Mgmt: −$615
• Net cashflow: $-1,226

Break-even live

Break-even rent $4,482

Max offer price $331,428

Occupancy floor —

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: $137,000
• Closing costs: $16,440
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8775 N Springview Dr McCordsville, IN	4.0	2.5	3062	$2,476	$0.81	12d	1	1.16mi

HOA detail

• Monthly dues: $40 · $480/yr
• Likely covers: pool

Listing history 20 events

1. 2026-06-07
   statusdays on market $548,000 Pending 9 DOM
2. 2026-06-05
   days on market $548,000 Active 7 DOM
3. 2026-06-03
   days on market $548,000 Active 6 DOM
4. 2026-06-02
   days on market $548,000 Active 5 DOM
5. 2026-06-01
   days on market $548,000 Active 4 DOM
6. 2026-05-31
   days on market $548,000 Active 3 DOM
7. 2026-05-28
   listed $548,000 Active
8. 2023-12-15
   historical
9. 2023-05-30
   price $676,000
10. 2023-04-25
    listed $686,000 Active
11. 2019-09-12
    soldstatus $355,000 Sold 770-char remark

    Show marketing remark (770 chars)

    Beautiful 5 bedroom, 3.5 bath home located near Geist lake. 1st floor brick wrap w/covered front porch greets you the moment you arrive! Open door to a 2-story foyer, formal dining room & gourmet kitchen w/sparkling granite ctops, Brkfs bar, kitchen island, stainless steel appliances & DBL ovens! Large Great Room with frplc opens to brkfst room. 2nd bdrm w/private bath on main level is perfect for guests/in laws. Upper level features 4 spacious bdrms, plus bonus room/loft area. Convenient 2nd floor laundry w/sink. Huge mstr suite w/deluxe shower & huge walk in closet. Full bsmt w/9ft ceilings, egress windows, wet-bar & bath rough in ready for your finishing touches. Enjoy screen porch & deck overlooking large fenced in yard. Community pool!

12. 2019-07-25
    status Pending 770-char remark

    Show marketing remark (770 chars)

    Beautiful 5 bedroom, 3.5 bath home located near Geist lake. 1st floor brick wrap w/covered front porch greets you the moment you arrive! Open door to a 2-story foyer, formal dining room & gourmet kitchen w/sparkling granite ctops, Brkfs bar, kitchen island, stainless steel appliances & DBL ovens! Large Great Room with frplc opens to brkfst room. 2nd bdrm w/private bath on main level is perfect for guests/in laws. Upper level features 4 spacious bdrms, plus bonus room/loft area. Convenient 2nd floor laundry w/sink. Huge mstr suite w/deluxe shower & huge walk in closet. Full bsmt w/9ft ceilings, egress windows, wet-bar & bath rough in ready for your finishing touches. Enjoy screen porch & deck overlooking large fenced in yard. Community pool!

13. 2019-07-14
    price $367,000 770-char remark

    Show marketing remark (770 chars)

    Beautiful 5 bedroom, 3.5 bath home located near Geist lake. 1st floor brick wrap w/covered front porch greets you the moment you arrive! Open door to a 2-story foyer, formal dining room & gourmet kitchen w/sparkling granite ctops, Brkfs bar, kitchen island, stainless steel appliances & DBL ovens! Large Great Room with frplc opens to brkfst room. 2nd bdrm w/private bath on main level is perfect for guests/in laws. Upper level features 4 spacious bdrms, plus bonus room/loft area. Convenient 2nd floor laundry w/sink. Huge mstr suite w/deluxe shower & huge walk in closet. Full bsmt w/9ft ceilings, egress windows, wet-bar & bath rough in ready for your finishing touches. Enjoy screen porch & deck overlooking large fenced in yard. Community pool!

14. 2019-07-04
    listed $374,000 Active 770-char remark

    Show marketing remark (770 chars)

    Beautiful 5 bedroom, 3.5 bath home located near Geist lake. 1st floor brick wrap w/covered front porch greets you the moment you arrive! Open door to a 2-story foyer, formal dining room & gourmet kitchen w/sparkling granite ctops, Brkfs bar, kitchen island, stainless steel appliances & DBL ovens! Large Great Room with frplc opens to brkfst room. 2nd bdrm w/private bath on main level is perfect for guests/in laws. Upper level features 4 spacious bdrms, plus bonus room/loft area. Convenient 2nd floor laundry w/sink. Huge mstr suite w/deluxe shower & huge walk in closet. Full bsmt w/9ft ceilings, egress windows, wet-bar & bath rough in ready for your finishing touches. Enjoy screen porch & deck overlooking large fenced in yard. Community pool!

15. 2015-02-20
    status Pending
16. 2015-02-19
    soldstatus $312,600 Sold
17. 2015-01-19
    historical Contingent - Backup Pending Other
18. 2015-01-07
    price $314,995
19. 2014-12-04
    price $319,995
20. 2014-10-20
    listed $334,995 Active

ⓘ 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: $4,783 · $399/mo
• Projected year-2 tax: $4,783 · $399/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 ≥100°F today · 18 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,160
• − Mortgage interest: −$30,697
• − Property taxes: −$4,783
• − Insurance: −$2,740
• − Repairs & maintenance: −$2,813
• − Management: −$2,813
• − HOA: −$480
• − Depreciation: −$15,942
• Taxable loss: −$25,107
• Est. tax savings @ 24.0%: +$6,026
• After-tax cash flow: $-8,686/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: Mt Vernon Community School Corporation
• NCES district ID: 1807260
• Math proficiency: 43% ▼ -12.00%
• Reading proficiency: 48% ▼ -7.00%
• Median HH income: $73,671
• Composite: 41.3/100
• National rank: #3514
• State rank: #70 of 301 in IN

Livability — McCordsville

• Score: 69/100
• State rank: #181
• US rank: #8388

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: McCordsville, IN
• County: Hancock County · 59,521 people
• City population: 16,010
• Metro: Indianapolis-Carmel-Anderson, IN
• Population (ZIP): 16,010
• Household income: $113,784
• Rent vs Own: 17.7% rent · 82.3% own
• Severe rent burden: 58.0

Population outlook (Hancock County) Hauer SSP2

• Today (2025): 77,820 people
• By 2030: 79,914 · +2.7%
• By 2040: 82,734 · +6.3%
• By 2050: 83,348 · +7.1%
• By 2075: 82,439 · +5.9%
• By 2100: 74,181 · -4.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 13% Two or more races 6% Hispanic / Latino 4% Asian 1%
• Common ancestry: Lithuanian 3% Italian 3% Romanian 3%
• Foreign-born: 4% · Canada, Vietnam, Jamaica
• Languages at home: 94% English-only · Spanish 4%

Political lean MEDSL · Hancock

• 2024 margin: Solid R (+33.7) · D 32.2% · R 65.9% · Other 1.9%
• 2008→2024 swing: -4.1pp toward R · 2008: -29.6pp · 2024: -33.7pp
• All cycles: 2024: R+33.7 2020: R+37.5 2016: R+44.8 2012: R+41.0 2008: R+29.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -52.35%
• Current HPI: 207.9764
• Rent YoY: ▲ 5.18%
• 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

+63.6% since first listed

14 events — show timeline

• 2026-05-28 Listed $548,000 MIBOR as Distributed by MLS Grid
• 2023-12-15 Listing Removed — MIBOR as Distributed by MLS Grid
• 2023-05-30 Price Changed $676,000 MIBOR as Distributed by MLS Grid
• 2023-04-25 Listed $686,000 MIBOR as Distributed by MLS Grid
• 2019-09-12 Sold (MLS) $355,000 MIBOR as Distributed by MLS Grid
• 2019-07-25 Pending — MIBOR as Distributed by MLS Grid
• 2019-07-14 Price Changed $367,000 MIBOR as Distributed by MLS Grid
• 2019-07-04 Listed $374,000 MIBOR as Distributed by MLS Grid
• 2015-02-20 Pending — MIBOR as Distributed by MLS Grid
• 2015-02-19 Sold (MLS) $312,600 MIBOR as Distributed by MLS Grid
• 2015-01-19 Contingent — MIBOR as Distributed by MLS Grid
• 2015-01-07 Price Changed $314,995 MIBOR as Distributed by MLS Grid
• 2014-12-04 Price Changed $319,995 MIBOR as Distributed by MLS Grid
• 2014-10-20 Listed $334,995 MIBOR as Distributed by MLS Grid

Property tax history

+64.7%/yr

Latest (2025): $4,783 · -38.3% YoY. Source: county tax records.