14461 Brook Meadow Dr · Fishers, IN 46055

$415,000

4 bd · 2.0 ba · 1,869 sqft · SingleFamily public records · 6 Days on market

Built 2009 0.27 ac lot $222/sqft · 62% above area Est $511k · 19% under $38/mo HOA · 1% of rent ↓ 2% 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 +15.0/15.0
• Cash flow +6.4/30.0
• Schools +5.3/10.0
• Livability +4.2/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• 1% rule +1.1/10.0
• DSCR +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Located in the booming McCordsville/Fishers area, this all-brick ranch offers 3,738 sq. ft. , 3 bedrooms, 2 full baths, and a full unfinished basement-creating the perfect combination of move-in ready living with incredible future potential. With a 2 car finished garage and timeless curb appeal, this home is built for both comfort and long-term value. Step inside to find a well-designed layout featuring arched doorways, 2-panel doors, and a spacious feel throughout. The kitchen is both functional and inviting with tile flooring, 42" birch cabinets, stainless steel appliances, and a raised bar top that easily accommodates four stools-perfect for casual dining or entertaining. The adjace

Key facts

• Double vanity
• All brick ranch
• Separate shower

Tags

• ALL BRICK RANCH
• FULL UNFINISHED BASEMENT
• REBUILT SCREENED IN PORCH
• DOUBLE VANITY
• GARDEN TUB
• SEPARATE SHOWER

Property features AI

Finance

• Other: Property on approximately 0.27 acres (1/4–1/2 acre)
• HOA & community: Homeowners association with annual fee ($450/year); HOA covers insurance, maintenance, snow removal, and walking trails; Association amenities include trails

Exterior

• Parking: Attached finished garage with automatic garage door opener; 2 garage spaces
• Security: Smoke alarm
• Utilities: Public water; Municipal sewer connection; Cable available
• Home design: Single-family residence; One story; Located in a planned unit development
• Construction: Brick and cement siding exterior; Concrete perimeter foundation
• Exterior features: Screened patio/porch; Irregular lot with sidewalks and storm sewer

Interior

• Kitchen: Electric cooktop; Electric oven; Range hood; Dishwasher; Refrigerator; Breakfast room adjacent to kitchen
• Bedrooms: 3 bedrooms on the main level; Primary bedroom with walk-in closet
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Attic access; Breakfast bar; High ceilings; Smart thermostat; Woodwork painted
• Laundry & utility: Main level laundry (washer and dryer included); Gas water heater; Sump pump

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $415k.

Deal economics

• At list price, monthly cash flow is $-718 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $288k (30.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $254k (38.7% below list).
• Recommended offer: $254k (38.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 83/100 on livability (#11 in IN, #898 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, amenities A+; Watch: commute F.
• Hamilton Southeastern Schools (suburban): math 57% / reading 59% proficiency, ranked #14 of 301 in IN (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+5.2%/yr); 422 active listings in the ZIP; high-income renter base; 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 $3k of loan paydown is wiped out by about $12k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 2y 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.

Recommended offer $254,379 (38.7% 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 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?
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: 0.61% ✗
• Cap rate: 4.22%
• Cash-on-cash: -7.42%
• DSCR: 0.67
• GRM: 13.6

CMA / ARV

• ARV (median comp): $511,049
• List price: $415,000
• Delta: -18.79%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9752 Brook Wood Dr	0.18mi	3/2.0 (-1)	1,940 (+4%)	10mo	$375,500	$194	72
9704 Brook Wood Dr	0.19mi	3/2.0 (-1)	1,673 (-10%)	0mo	$340,000	$203	68
5173 Covington Ave	0.41mi	3/2.0 (-1)	2,063 (+10%)	8mo	$433,000	$210	52
9695 Timberbrooke Blvd	0.23mi	3/2.0 (-1)	1,630 (-13%)	15mo	$330,000	$202	51
9925 Glendon Ct	0.39mi	3/2.0 (-1)	2,051 (+10%)	13mo	$399,900	$195	50
5269 Parkhurst Xing	0.56mi	3/2.0 (-1)	2,038 (+9%)	10mo	$439,900	$216	46
5246 Parkhurst Xing	0.52mi	3/2.0 (-1)	2,032 (+9%)	13mo	$420,000	$207	45
9539 Rocky Shore Dr	0.47mi	3/2.0 (-1)	2,114 (+13%)	11mo	$442,500	$209	43
5017 Winnsboro Dr	0.75mi	3/2.0 (-1)	1,800 (-4%)	16mo	$356,995	$198	41
9716 Holborn Ave	0.59mi	3/2.0 (-1)	2,098 (+12%)	14mo	$435,000	$207	35
5151 Winnsboro Dr	0.75mi	3/2.0 (-1)	2,096 (+12%)	12mo	$409,000	$195	29
5050 Winnsboro Dr	0.75mi	3/2.0 (-1)	2,092 (+12%)	17mo	$379,995	$182	26

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: -27.0%
• Equity multiple: 0.08×
• Total profit: $-107,331
• Equity at exit: $61,878

10-year hold

• IRR: -18.9%
• Equity multiple: -0.10×
• Total profit: $-128,088
• Equity at exit: $35,882

Cash invested: $116,200 (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: 13.6×

Monthly cashflow live

• Estimated rent: $2,544 medium
• Mortgage (P&I): −$2,176
• Tax from tax record: −$340 /mo · $4,086/yr
• Insurance: −$173
• HOA: −$38
• Vacancy / Maint / Mgmt: −$534
• Net cashflow: $-718

Break-even live

Break-even rent $3,453

Max offer price $288,144

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: $103,750
• Closing costs: $12,450
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $38 · $456/yr

Listing history 23 events

1. 2026-06-18
   days on market $415,000 Active 6 DOM
2. 2026-06-17
   days on market $415,000 Active 5 DOM
3. 2026-06-16
   days on market $415,000 Active 4 DOM
4. 2026-06-15
   days on market $415,000 Active 3 DOM
5. 2026-06-13
   days on marketlisting id $415,000 Active 1 DOM
6. 2026-06-09
   days on market $415,000 Active 48 DOM
7. 2026-06-08
   days on market $415,000 Active 47 DOM
8. 2026-06-07
   days on market $415,000 Active 46 DOM
9. 2026-06-03
   days on market $415,000 Active 42 DOM
10. 2026-06-02
    days on market $415,000 Active 41 DOM
11. 2026-06-01
    days on market $415,000 Active 40 DOM
12. 2026-05-31
    days on market $415,000 Active 39 DOM
13. 2026-04-22
    listed $415,000 Active 1716-char remark
14. 2025-06-19
    historical
15. 2025-02-19
    listed $415,000 Active
16. 2024-12-18
    historical
17. 2024-10-30
    listed $415,000 Active
18. 2024-10-16
    historical
19. 2024-10-09
    listed $412,000 Active
20. 2024-05-02
    historical
21. 2024-03-22
    listed $415,000 Active
22. 2024-02-20
    historical
23. 2024-01-18
    listed $425,000 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: $4,086 · $340/mo
• Projected year-2 tax: $4,086 · $340/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: $30,525
• − Mortgage interest: −$23,246
• − Property taxes: −$4,086
• − Insurance: −$2,075
• − Repairs & maintenance: −$2,442
• − Management: −$2,442
• − HOA: −$456
• − Depreciation: −$12,073
• Taxable loss: −$16,294
• Est. tax savings @ 24.0%: +$3,911
• After-tax cash flow: $-4,707/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: Hamilton Southeastern Schools
• NCES district ID: 1810650
• Math proficiency: 57% ▼ -11.00%
• Reading proficiency: 59% ▼ -7.00%
• Median HH income: $87,726
• Composite: 53.02/100
• National rank: #1520
• State rank: #14 of 301 in IN

Livability — Fishers

• Score: 83/100
• State rank: #11
• US rank: #898

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fishers, IN
• County: Hancock County · 59,521 people
• City population: 92,467
• 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 (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 (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 · 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: ▼ -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

-2.4% since first listed

13 events — show timeline

• 2026-06-12 Listed $415,000 MIBOR as Distributed by MLS Grid
• 2026-06-10 Listing Removed — MIBOR as Distributed by MLS Grid
• 2026-04-22 Listed $415,000 MIBOR as Distributed by MLS Grid
• 2025-06-19 Listing Removed — MIBOR as Distributed by MLS Grid
• 2025-02-19 Listed $415,000 MIBOR as Distributed by MLS Grid
• 2024-12-18 Listing Removed — MIBOR as Distributed by MLS Grid
• 2024-10-30 Listed $415,000 MIBOR as Distributed by MLS Grid
• 2024-10-16 Listing Removed — MIBOR as Distributed by MLS Grid
• 2024-10-09 Listed $412,000 MIBOR as Distributed by MLS Grid
• 2024-05-02 Listing Removed — MIBOR as Distributed by MLS Grid
• 2024-03-22 Listed $415,000 MIBOR as Distributed by MLS Grid
• 2024-02-20 Listing Removed — MIBOR as Distributed by MLS Grid
• 2024-01-18 Listed $425,000 MIBOR as Distributed by MLS Grid

Property tax history

+4.6%/yr

Latest (2025): $4,086 · +6.6% YoY. Source: county tax records.