512 Woodview Dr · Noblesville, IN 46060

$167,500

2 bd · 2.5 ba · 1,040 sqft · SingleFamily public records · 1 Days on market

Built 1958 0.31 ac lot Est $205k · 18% under

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Why this score? — see what drove the B- 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 +23.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +5.3/10.0
• Schools +4.8/10.0
• Livability +4.3/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice ranch home in an established and desirable neighborhood. Close to dowtown Noblesville, shopping, hospital and many area attractions. Nice large lot- a little bit of country in town! 3bd/2ba all for under $100K! Home could use some updating, but is quite livable as is. Hardwood floors under carpeting in most rooms, new flooring to be laid in kitchen. HOME WARRANTY provided! See TODAY!

Key facts

• 0.31 acre lot
• Garage
• Built 1958

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Municipal sewer; 200+ amp electric service
• Home design: Single-family residence; One-story home
• Construction: Wood siding; Block foundation
• Exterior features: Front porch; Chain link fence; Mature trees on the lot

Interior

• Kitchen: Microwave; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms on the main level
• Flooring: Hardwood floors
• Bathrooms: 2 full bathrooms; Primary bathroom with full shower stall
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Attic access; Hardwood floors; Eat-in kitchen; One fireplace (free-standing)
• Laundry & utility: In-unit laundry with washer and dryer connections; Washer; Dryer; Water softener (owned)

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $168k.

Deal economics

• At list price, monthly cash flow is $299 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $168k).
• Cap rate 8.4% vs local median 3.2% in Noblesville — 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 86/100 on livability (#3 in IN, #446 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, cost of living A+; Watch: commute F.
• Noblesville Schools (suburban): math 51% / reading 57% proficiency, ranked #26 of 301 in IN (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+1.8%/yr); 456 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,661 units permitted in Hamilton County in 2024 (1,528 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 $5k of value loss. Plan a longer hold.
• Hamilton County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $94k; list at $168k implies a 77% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $167,500

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.03% ✓
• Cap rate: 8.43%
• Cash-on-cash: 7.65%
• DSCR: 1.34
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $204,880
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
432 Woodview Dr	0.12mi	3/1.0 (+1)	1,080 (+4%)	6mo	$212,500	$197	72
462 Woodview Dr	0.08mi	3/1.0 (+1)	1,080 (+4%)	11mo	$185,000	$171	70
551 Lakeview Dr	0.08mi	3/1.0 (+1)	988 (-5%)	19mo	$239,000	$242	62

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 · 1.79% rent growth · sell at horizon

5-year hold

• IRR: -5.9%
• Equity multiple: 0.78×
• Total profit: $-10,217
• Equity at exit: $24,975

10-year hold

• IRR: 2.3%
• Equity multiple: 1.15×
• Total profit: $7,177
• Equity at exit: $14,482

Cash invested: $46,900 (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 46060

• Rents YoY: 1.8%
• Active inventory: 456
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,723 high
• Mortgage (P&I): −$878
• Tax from tax record: −$114 /mo · $1,367/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $299

Break-even live

Break-even rent $1,344

Max offer price $167,500

Occupancy floor 78%

Sensitivity live

Price	-10% $394	-5% $346	+0% $299	+5% $251	+10% $204
Rent	-10% $163	-5% $231	+0% $299	+5% $367	+10% $435
Rate	-1.0pp $383	-0.5pp $341	base $299	+0.5pp $255	+1.0pp $211

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: $41,875
• Closing costs: $5,025
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
314 Great Lakes Dr Noblesville, IN	1.0–2.0	1.0–2.0	775	$1,795	$2.32	2d	10	0.39mi
7983 Stayer Dr Noblesville, IN	1.0–2.0	1.0–2.0	915	$1,775	$1.94	2d	22	0.52mi
196 Westfield Rd Noblesville, IN	2.0	1.0–2.0	921	$2,129	$2.31	24d	25	0.65mi
1055 N 10th St Noblesville, IN	2.0	1.0	915	$1,350	$1.48	2d	1	0.67mi
1142 Evans Ave Unit 3 Noblesville, IN	2.0	1.0	775	$1,100	$1.42	24d	1	0.78mi
297 N 9th St Unit 2 Noblesville, IN	1.0	1.0	1196	$1,225	$1.02	44d	1	0.80mi
490 Maple Ave Noblesville, IN	2.0	2.0	598	$1,799	$3.01	2d	27	0.86mi
19219 Prairie Crossing Dr Noblesville, IN	3.0	2.0	1244	$1,800	$1.45	24d	1	0.87mi
1260 Lincoln Dr Noblesville, IN	3.0	2.0	1112	$1,900	$1.71	24d	1	0.91mi
880 Maple Ave Noblesville, IN	1.0–2.0	1.0–2.0	862	$1,950	$2.26	15d	13	0.97mi
639 Cherry St Noblesville, IN	1.0	1.0	700	$1,300	$1.86	24d	1	0.99mi
1485 Central Ave Noblesville, IN	2.0	2.0	1212	$1,999	$1.65	5d	1	1.00mi
7756 Mistflower Ln Noblesville, IN	3.0	2.0	1326	$1,855	$1.40	5d	1	1.00mi
19539 Prairie Crossing Dr Noblesville, IN	3.0	2.0	1248	$1,950	$1.56	17d	1	1.08mi

Listing history 4 events

1. 2026-05-20
   status Pending
2. 2026-05-20
   listed $167,500 Active
3. 2007-06-22
   soldstatus $94,500 397-char remark

   Show marketing remark (397 chars)

   Nice ranch home in an established and desirable neighborhood. Close to dowtown Noblesville, shopping, hospital and many area attractions. Nice large lot- a little bit of country in town! 3bd/2ba all for under $100K! Home could use some updating, but is quite livable as is. Hardwood floors under carpeting in most rooms, new flooring to be laid in kitchen. HOME WARRANTY provided! See TODAY!

4. 2007-05-19
   listed $96,000 397-char remark

   Show marketing remark (397 chars)

   Nice ranch home in an established and desirable neighborhood. Close to dowtown Noblesville, shopping, hospital and many area attractions. Nice large lot- a little bit of country in town! 3bd/2ba all for under $100K! Home could use some updating, but is quite livable as is. Hardwood floors under carpeting in most rooms, new flooring to be laid in kitchen. HOME WARRANTY provided! See TODAY!

ⓘ 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: $1,367 · $114/mo
• Projected year-2 tax: $1,396 · $116/mo
• Expected delta: +$28/yr (+$2/mo · 2.1%)

ⓘ 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 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,672
• − Mortgage interest: −$9,383
• − Property taxes: −$1,367
• − Insurance: −$838
• − Repairs & maintenance: −$1,654
• − Management: −$1,654
• − Depreciation: −$4,873
• Taxable income: $905
• Est. tax owed @ 24.0%: −$217
• After-tax cash flow: $3,369/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: Noblesville Schools
• NCES district ID: 1807650
• Math proficiency: 51% ▼ -12.00%
• Reading proficiency: 57% ▼ -8.00%
• Median HH income: $71,719
• Composite: 48.16/100
• National rank: #2177
• State rank: #26 of 301 in IN

Livability — Noblesville

• Score: 86/100
• State rank: #3
• US rank: #446

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Noblesville, IN
• County: Hamilton County · 337,479 people
• City population: 88,670
• Metro: Indianapolis-Carmel-Anderson, IN
• Population (ZIP): 47,610
• Household income: $91,918
• Rent vs Own: 31.2% rent · 68.8% own
• Severe rent burden: 641.0

Population outlook (Hamilton County) Hauer SSP2

• Today (2025): 381,938 people
• By 2030: 417,496 · +9.3%
• By 2040: 486,684 · +27.4%
• By 2050: 549,805 · +44.0%
• By 2075: 687,078 · +79.9%
• By 2100: 754,495 · +97.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 7% Two or more races 6% Black 6% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Romanian 3% Slovak 2% Italian 2%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 5% Other Indo-European 2% French/Haitian/Cajun 1%

Political lean MEDSL · Hamilton

• 2024 margin: Lean R (+6.1) · D 46.0% · R 52.1% · Other 1.9%
• 2008→2024 swing: +16.2pp toward D · 2008: -22.2pp · 2024: -6.1pp
• All cycles: 2024: R+6.1 2020: R+6.8 2016: R+19.6 2012: R+34.3 2008: R+22.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -165.86%
• Current HPI: 234.6658
• Rent YoY: ▲ 1.79%
• 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

+74.5% since first listed

4 events — show timeline

• 2026-05-20 Pending — MIBOR as Distributed by MLS Grid
• 2026-05-20 Listed $167,500 MIBOR as Distributed by MLS Grid
• 2007-06-22 Sold (MLS) $94,500 MIBOR as Distributed by MLS Grid
• 2007-05-19 Listed $96,000 MIBOR as Distributed by MLS Grid

Property tax history

+5.3%/yr

Latest (2025): $1,367 · -5.5% YoY. Source: county tax records.