8140 Burnett Blvd · Avon, IN 46123

$245,000

2 bd · 2.0 ba · 1,416 sqft · SingleFamily public records · 95 Days on market

Built 2000 6,098 sqft lot $173/sqft · 22% below area Est $315k · 22% under $175/mo HOA · 9% of rent

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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 +8.2/30.0
• Schools +4.7/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully maintained 2-bedroom, 2-bath residence offering just over 1,400 square feet of well-designed living space. This home combines comfort and functionality with a desirable maintenance-free lifestyle. The interior features a thoughtfully designed split floor plan, providing added privacy between the primary suite and secondary bedroom. Spacious living areas create a welcoming atmosphere, while the well-appointed bedrooms offer comfort and convenience. Pride of ownership is evident throughout, making this home truly move-in ready. Enjoy the screened-in porch overlooking a private, fenced courtyard-perfect for relaxing or entertaining in a peaceful outdoor setting. With its excellent condition, low-maintenance living, and inviting atmosphere, this property presents a wonderful opportunity!

Key facts

• Screened in porch
• Split floor plan
• 6,098 sq ft lot

Tags

• SPLIT FLOOR PLAN
• SCREENED IN PORCH
• PRIVATE FENCED COURTYARD

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-233 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (16.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (23.2% below list).
• Recommended offer: $188k (23.2% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 3.8% in Avon — 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 74/100 on livability (#75 in IN, #4,686 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Avon Community School Corporation (suburban): math 51% / reading 53% proficiency, ranked #32 of 301 in IN (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Zoned schools: Pine Tree Elementary School (math 67% / reading 52%, grade B-, #128 of 994 statewide, top 15%, 428 students, 55% FRL); Avon Middle School South (math 48% / reading 54%, grade C, #40 of 330 statewide, top 12%, 835 students, 44% FRL); Avon High School (math 44% / reading 76%, grade C+, #46 of 369 statewide, top 13%, 3,348 students, 38% FRL) — zoned schools average 46% FRL vs 20% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.0%/yr); 383 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,294 units permitted in Hendricks County in 2024 (18 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Hendricks County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 23y 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 $188,147 (23.2% 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 95 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.77% ✗
• Cap rate: 5.15%
• Cash-on-cash: -4.08%
• DSCR: 0.82
• GRM: 10.9

CMA / ARV

• ARV (median comp): $314,551
• List price: $245,000
• Delta: -22.11%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
721 Treeview Cir	0.02mi	2/2.0	1,388 (-2%)	3mo	$235,000	$169	93
8187 Overbrooke Ln	0.07mi	2/2.0	1,369 (-3%)	2mo	$260,000	$190	90
8199 Overbrooke Ln	0.07mi	3/2.0 (+1)	1,401 (-1%)	8mo	$254,900	$182	83
7456 Jack Pine Ct	0.66mi	3/2.0 (+1)	1,466 (+4%)	12mo	$295,000	$201	48
1248 Joanna Ct	0.68mi	3/1.5 (+1)	1,356 (-4%)	8mo	$335,000	$247	48
654 Shortleaf Dr	0.70mi	3/2.0 (+1)	1,564 (+10%)	2mo	$280,000	$179	43
1345 Westwind Dr	0.69mi	3/2.0 (+1)	1,517 (+7%)	10mo	$339,000	$223	43
8214 Stonelick Dr	0.74mi	3/2.0 (+1)	1,525 (+8%)	8mo	$300,000	$197	41
7425 Monterey Cir	0.69mi	3/2.0 (+1)	1,540 (+9%)	14mo	$310,000	$201	37
8172 Stonelick Dr	0.73mi	3/2.0 (+1)	1,574 (+11%)	20mo	$286,000	$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 · 2.98% rent growth · sell at horizon

5-year hold

• IRR: -23.2%
• Equity multiple: 0.20×
• Total profit: $-54,547
• Equity at exit: $36,530

10-year hold

• IRR: -17.8%
• Equity multiple: 0.03×
• Total profit: $-66,599
• Equity at exit: $21,183

Cash invested: $68,600 (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 46123

• Home prices YoY: -21.3%
• Rents YoY: 3.0%
• Active inventory: 383
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,881 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$158 /mo · $1,892/yr
• Insurance: −$102
• HOA: −$175
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $-233

Break-even live

Break-even rent $2,177

Max offer price $203,802

Occupancy floor —

Sensitivity live

Price	-10% $-95	-5% $-164	+0% $-233	+5% $-303	+10% $-372
Rent	-10% $-382	-5% $-308	+0% $-233	+5% $-159	+10% $-85
Rate	-1.0pp $-110	-0.5pp $-171	base $-233	+0.5pp $-297	+1.0pp $-361

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8060 Clarks Creek Ct Avon, IN	3.0	2.0	1643	$2,125	$1.29	45d	1	0.43mi
8060 Clarks Creek Ct Avon, IN	3.0	2.0	1643	$2,125	$1.29	46d	1	0.43mi
8140 Elsen Rdg Avon, IN	3.0	2.0	1506	$2,049	$1.36	23d	1	0.65mi
129 Satori Pkwy Avon, IN	1.0–2.0	1.0–2.0	992	$1,840	$1.85	45d	18	1.14mi
129 Satori Pkwy Avon, IN	1.0–2.0	1.0–2.0	992	$1,840	$1.85	0d	31	1.14mi
7046 E US Highway 36 #9 Avon, IN	3.0	1.0	875	$850	$0.97	21d	1	1.34mi
7046 E US Highway 36 #7 Avon, IN	2.0	1.0	875	$800	$0.91	21d	1	1.34mi
8335 Eagles Nest Dr Avon, IN	3.0	2.0	1410	$1,830	$1.30	25d	1	1.37mi
345 Angelina Way Avon, IN	3.0	2.0	1744	$2,149	$1.23	45d	1	1.48mi

HOA detail

• Monthly dues: $175 · $2,100/yr

Listing history 35 events

1. 2026-06-21
   days on market $245,000 Active 95 DOM
2. 2026-06-18
   days on market $245,000 Active 92 DOM
3. 2026-06-17
   days on market $245,000 Active 91 DOM
4. 2026-06-16
   days on market $245,000 Active 90 DOM
5. 2026-06-15
   days on market $245,000 Active 89 DOM
6. 2026-06-13
   days on market $245,000 Active 87 DOM
7. 2026-06-13
   days on market $245,000 Active 86 DOM
8. 2026-06-09
   days on market $245,000 Active 83 DOM
9. 2026-06-08
   days on market $245,000 Active 82 DOM
10. 2026-06-07
    days on market $245,000 Active 81 DOM
11. 2026-06-03
    days on market $245,000 Active 77 DOM
12. 2026-06-02
    days on market $245,000 Active 76 DOM
13. 2026-06-01
    days on market $245,000 Active 75 DOM
14. 2026-05-31
    days on market $245,000 Active 74 DOM
15. 2026-05-12
    price $245,000 822-char remark

    Show marketing remark (822 chars)

    Welcome to this beautifully maintained 2-bedroom, 2-bath residence offering just over 1,400 square feet of well-designed living space. This home combines comfort and functionality with a desirable maintenance-free lifestyle. The interior features a thoughtfully designed split floor plan, providing added privacy between the primary suite and secondary bedroom. Spacious living areas create a welcoming atmosphere, while the well-appointed bedrooms offer comfort and convenience. Pride of ownership is evident throughout, making this home truly move-in ready. Enjoy the screened-in porch overlooking a private, fenced courtyard-perfect for relaxing or entertaining in a peaceful outdoor setting. With its excellent condition, low-maintenance living, and inviting atmosphere, this property presents a wonderful opportunity!

16. 2026-04-27
    price $249,000 822-char remark

    Show marketing remark (822 chars)

    Welcome to this beautifully maintained 2-bedroom, 2-bath residence offering just over 1,400 square feet of well-designed living space. This home combines comfort and functionality with a desirable maintenance-free lifestyle. The interior features a thoughtfully designed split floor plan, providing added privacy between the primary suite and secondary bedroom. Spacious living areas create a welcoming atmosphere, while the well-appointed bedrooms offer comfort and convenience. Pride of ownership is evident throughout, making this home truly move-in ready. Enjoy the screened-in porch overlooking a private, fenced courtyard-perfect for relaxing or entertaining in a peaceful outdoor setting. With its excellent condition, low-maintenance living, and inviting atmosphere, this property presents a wonderful opportunity!

17. 2026-04-13
    price $252,000 822-char remark

    Show marketing remark (822 chars)

    Welcome to this beautifully maintained 2-bedroom, 2-bath residence offering just over 1,400 square feet of well-designed living space. This home combines comfort and functionality with a desirable maintenance-free lifestyle. The interior features a thoughtfully designed split floor plan, providing added privacy between the primary suite and secondary bedroom. Spacious living areas create a welcoming atmosphere, while the well-appointed bedrooms offer comfort and convenience. Pride of ownership is evident throughout, making this home truly move-in ready. Enjoy the screened-in porch overlooking a private, fenced courtyard-perfect for relaxing or entertaining in a peaceful outdoor setting. With its excellent condition, low-maintenance living, and inviting atmosphere, this property presents a wonderful opportunity!

18. 2026-03-18
    listed $255,000 Active 822-char remark

    Show marketing remark (822 chars)

    Welcome to this beautifully maintained 2-bedroom, 2-bath residence offering just over 1,400 square feet of well-designed living space. This home combines comfort and functionality with a desirable maintenance-free lifestyle. The interior features a thoughtfully designed split floor plan, providing added privacy between the primary suite and secondary bedroom. Spacious living areas create a welcoming atmosphere, while the well-appointed bedrooms offer comfort and convenience. Pride of ownership is evident throughout, making this home truly move-in ready. Enjoy the screened-in porch overlooking a private, fenced courtyard-perfect for relaxing or entertaining in a peaceful outdoor setting. With its excellent condition, low-maintenance living, and inviting atmosphere, this property presents a wonderful opportunity!

19. 2025-03-13
    soldstatus $242,000 Closed 490-char remark

    Show marketing remark (490 chars)

    Welcome to maintenance free living! This beautifully appointed 2 bedroom, 2 bath condo, provides the perfect blend of comfort and style, ideal for anyone looking for a serene retreat. It provides a spacious living area for entertainment as well as a screened in porch with a private fenced-in court yard. New appliances as well as a completely remodeled primary bathroom are a few of the updates completed the last 2 years. This home has been well maintained and ready to make it your home.

20. 2025-02-16
    status Pending 490-char remark

    Show marketing remark (490 chars)

    Welcome to maintenance free living! This beautifully appointed 2 bedroom, 2 bath condo, provides the perfect blend of comfort and style, ideal for anyone looking for a serene retreat. It provides a spacious living area for entertainment as well as a screened in porch with a private fenced-in court yard. New appliances as well as a completely remodeled primary bathroom are a few of the updates completed the last 2 years. This home has been well maintained and ready to make it your home.

21. 2025-02-05
    price $250,000 490-char remark

    Show marketing remark (490 chars)

    Welcome to maintenance free living! This beautifully appointed 2 bedroom, 2 bath condo, provides the perfect blend of comfort and style, ideal for anyone looking for a serene retreat. It provides a spacious living area for entertainment as well as a screened in porch with a private fenced-in court yard. New appliances as well as a completely remodeled primary bathroom are a few of the updates completed the last 2 years. This home has been well maintained and ready to make it your home.

22. 2024-12-31
    listed $255,000 Active 490-char remark

    Show marketing remark (490 chars)

    Welcome to maintenance free living! This beautifully appointed 2 bedroom, 2 bath condo, provides the perfect blend of comfort and style, ideal for anyone looking for a serene retreat. It provides a spacious living area for entertainment as well as a screened in porch with a private fenced-in court yard. New appliances as well as a completely remodeled primary bathroom are a few of the updates completed the last 2 years. This home has been well maintained and ready to make it your home.

23. 2022-02-18
    soldstatus $212,500 Closed
24. 2022-02-06
    status Pending
25. 2022-02-04
    listed $210,000 Active
26. 2011-01-05
    historical
27. 2011-01-04
    soldstatus $107,000
28. 2010-07-09
    listed $115,000
29. 2009-08-10
    historical
30. 2009-08-07
    soldstatus $111,000
31. 2008-10-08
    listed $118,900
32. 2007-09-18
    soldstatus $123,000
33. 2007-03-28
    listed $124,900
34. 2003-08-31
    historical
35. 2003-05-27
    listed $127,000

ⓘ 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: $1,892 · $158/mo
• Projected year-2 tax: $1,987 · $166/mo
• Expected delta: +$95/yr (+$8/mo · 5.0%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $22,578
• − Mortgage interest: −$13,724
• − Property taxes: −$1,892
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,806
• − Management: −$1,806
• − HOA: −$2,100
• − Depreciation: −$7,127
• Taxable loss: −$7,103
• Est. tax savings @ 24.0%: +$1,705
• After-tax cash flow: $-1,094/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: Avon Community School Corporation
• NCES district ID: 1800270
• Math proficiency: 51% ▼ -8.00%
• Reading proficiency: 53% ▼ -8.00%
• Median HH income: $75,987
• Composite: 46.93/100
• National rank: #2362
• State rank: #32 of 301 in IN

Livability — Avon

• Score: 74/100
• State rank: #75
• US rank: #4686

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Avon, IN
• County: Hendricks County · 143,373 people
• City population: 43,353
• Metro: Indianapolis-Carmel-Anderson, IN
• Population (ZIP): 43,353
• Household income: $103,485
• Rent vs Own: 19.6% rent · 80.4% own
• Severe rent burden: 529.0

Population outlook (Hendricks County) Hauer SSP2

• Today (2025): 187,418 people
• By 2030: 201,494 · +7.5%
• By 2040: 228,487 · +21.9%
• By 2050: 253,068 · +35.0%
• By 2075: 308,920 · +64.8%
• By 2100: 336,510 · +79.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 12% Hispanic / Latino 7% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 3% Romanian 2% Italian 1%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 2%

Political lean MEDSL · Hendricks

• 2024 margin: Strong R (+21.5) · D 38.4% · R 59.9% · Other 1.7%
• 2008→2024 swing: +1.9pp toward D · 2008: -23.4pp · 2024: -21.5pp
• All cycles: 2024: R+21.5 2020: R+23.9 2016: R+34.2 2012: R+34.9 2008: R+23.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -55.05%
• Current HPI: 203.9226
• Rent YoY: ▲ 2.98%
• 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

+92.9% since first listed

21 events — show timeline

• 2026-05-12 Price Changed $245,000 MIBOR as Distributed by MLS Grid
• 2026-04-27 Price Changed $249,000 MIBOR as Distributed by MLS Grid
• 2026-04-13 Price Changed $252,000 MIBOR as Distributed by MLS Grid
• 2026-03-18 Listed $255,000 MIBOR as Distributed by MLS Grid
• 2025-03-13 Sold (MLS) $242,000 MIBOR as Distributed by MLS Grid
• 2025-02-16 Pending — MIBOR as Distributed by MLS Grid
• 2025-02-05 Price Changed $250,000 MIBOR as Distributed by MLS Grid
• 2024-12-31 Listed $255,000 MIBOR as Distributed by MLS Grid
• 2022-02-18 Sold (MLS) $212,500 MIBOR as Distributed by MLS Grid
• 2022-02-06 Pending — MIBOR as Distributed by MLS Grid
• 2022-02-04 Listed $210,000 MIBOR as Distributed by MLS Grid
• 2011-01-05 Listing Removed — MIBOR as Distributed by MLS Grid
• 2011-01-04 Sold (MLS) $107,000 MIBOR as Distributed by MLS Grid
• 2010-07-09 Listed $115,000 MIBOR as Distributed by MLS Grid
• 2009-08-10 Listing Removed — MIBOR as Distributed by MLS Grid
• 2009-08-07 Sold (MLS) $111,000 MIBOR as Distributed by MLS Grid
• 2008-10-08 Listed $118,900 MIBOR as Distributed by MLS Grid
• 2007-09-18 Sold (MLS) $123,000 MIBOR as Distributed by MLS Grid
• 2007-03-28 Listed $124,900 MIBOR as Distributed by MLS Grid
• 2003-08-31 Listing Removed — MIBOR as Distributed by MLS Grid
• 2003-05-27 Listed $127,000 MIBOR as Distributed by MLS Grid

Property tax history

+4.5%/yr

Latest (2025): $1,892 · +9.4% YoY. Source: county tax records.