Woodford Plan · Indianapolis city (balance), IN 46239

$320,990

5 bd · 3.0 ba · 2,275 sqft · SingleFamily · 170 Days on market

Good condition

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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).

• ARV discount +7.5/15.0
• Cash flow +5.7/30.0
• Schools +4.5/10.0
• Rent growth +4.0/5.0
• Condition / age +4.0/5.0
• Livability +2.5/5.0
• 1% rule +1.2/10.0
• DSCR +0.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to The Woodford at Palermo Gardens, the lowest-priced new single-family homes in Franklin Township. This single-family home offers the space you've been searching for! The welcoming great room opens into the gourmet kitchen and dining area with a large eat-at island. Take dinner parties outside with an optional rear covered patio. The convenient first-floor bedroom and bath provides flexibility for guests or multi-generational living. Upstairs, three bedrooms and a versatile loft space offer room for the whole family. You luxurious owner's suite features dual walk-in closets and a spa-like double vanity.

Key facts

• First-floor bedroom
• Gourmet kitchen
• Dining area

Tags

• GREAT ROOM
• GOURMET KITCHEN
• DINING AREA
• LARGE EAT-AT ISLAND
• REAR COVERED PATIO
• FIRST-FLOOR BEDROOM

🏗️ New construction. The $320,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $416,925.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $321k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-847 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $294k (8.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $258k (19.8% below list).
• Recommended offer: $258k (19.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• Franklin Township Community School Corporation (urban): math 42% / reading 47% proficiency, ranked #87 of 301 in IN (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Franklin Central Junior High (math 31% / reading 40%, grade F, #162 of 330 statewide, top 49%, 1,711 students, 51% FRL); Franklin Central High School (math 41% / reading 69%, grade C, #77 of 369 statewide, top 21%, 3,319 students, 46% FRL) — zoned schools average 48% FRL vs 29% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.1%/yr); 502 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 104d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,906 units permitted in Marion County in 2024 (621 in 5+ unit buildings).
• This rent runs 31% of the median local income ($100k/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 $3k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.
• Marion County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 170 days — a 12% lower offer ($282k) is reasonable based on typical stale-listing flexibility.

Recommended offer $257,538 (19.8% 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 170 days. Have you received any prior offers? Is the seller open to a 20% 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. 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: 0.62% ✗
• Cap rate: 3.86%
• Cash-on-cash: -8.70%
• DSCR: 0.61
• GRM: 13.5

CMA / ARV

• ARV (median comp): $416,925
• List price: $320,990
• Delta: -23.01%
• 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
10451 Pintail Ln	0.42mi	4/3.0 (-1)	2,302 (+1%)	5mo	$315,000	$137	69
4445 Wild Turkey Dr	0.44mi	5/3.0	2,424 (+6%)	3mo	$340,000	$140	67
10334 Deercrest Ln	0.29mi	4/2.5 (-1)	2,291 (+1%)	14mo	$338,000	$148	67
10644 Pintail Ln	0.64mi	5/3.0	2,308 (+2%)	6mo	$342,500	$148	63
10447 Pintail Ln	0.41mi	4/2.5 (-1)	2,322 (+2%)	14mo	$329,000	$142	59
9570 Vandergriff Rd	0.70mi	4/3.0 (-1)	2,176 (-4%)	2mo	$450,000	$207	54
10602 Pintail Ln	0.56mi	4/2.5 (-1)	2,326 (+2%)	15mo	$329,000	$141	51
4218 Mendocino Blvd	0.74mi	5/3.0	2,422 (+6%)	11mo	$335,000	$138	46
4142 Mendocino Blvd	0.73mi	5/3.0	2,427 (+7%)	11mo	$346,000	$143	45
10448 Pintail Ln	0.40mi	4/2.5 (-1)	2,512 (+10%)	14mo	$310,000	$123	45
4236 Mendocino Blvd	0.74mi	5/3.0	2,427 (+7%)	12mo	$345,000	$142	44
10419 Pronghorn Ln	0.42mi	5/3.5	2,580 (+13%)	15mo	$350,000	$136	44

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 · 6.11% rent growth · sell at horizon

5-year hold

• IRR: -28.3%
• Equity multiple: 0.03×
• Total profit: $-113,140
• Equity at exit: $62,165

10-year hold

• IRR: -18.5%
• Equity multiple: -0.13×
• Total profit: $-131,455
• Equity at exit: $36,048

Cash invested: $116,739 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 23 active · 7 under contract
• Months of supply: 17.2 mo (6%/mo absorbed)
• Median asking: $375,677 ($149/sqft)
• Median days on market: 94 d
• This list price: 26% of active listings are priced below it
• ARV vs active asking: +22.6% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 46239

• Home prices YoY: -29.2%
• Rents YoY: 6.1%
• Active inventory: 502
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,575 medium
• Mortgage (P&I): −$2,186
• Tax est. 1.5%: −$521 /mo · $6,254/yr
• Insurance: −$174
• HOA: −$0
• Vacancy / Maint / Mgmt: −$541
• Net cashflow: $-847

Break-even live

Break-even rent $3,647

Max offer price $294,403

Occupancy floor —

Sensitivity live

Price	-10% $-559	-5% $-703	+0% $-847	+5% $-991	+10% $-1,135
Rent	-10% $-1,050	-5% $-948	+0% $-847	+5% $-745	+10% $-643
Rate	-1.0pp $-637	-0.5pp $-741	base $-847	+0.5pp $-955	+1.0pp $-1,065

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: $104,231
• Closing costs: $12,508
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10303 Deercrest Ln Indianapolis, IN	4.0	2.5	2085	$2,336	$1.12	0d	1	0.26mi
4526 Wild Turkey Dr Indianapolis, IN	4.0	2.5	1880	$1,950	$1.04	103d	1	0.43mi
4242 Indigo Walk Ln Indianapolis, IN	5.0	3.0	2787	$2,200	$0.79	67d	1	0.43mi
5824 Fire Opal Way Indianapolis, IN	5.0	3.5	2750	$2,950	$1.07	119d	1	1.27mi

Property features AI

Finance

• Other: Address: 4133 Palermo Dr, Indianapolis, IN 46239Listing status: Active
• Financial info: List price $317,990

Exterior

• Parking: 2 parking spaces
• Utilities: Has cooling (central air)
• Home design: Plan: WoodfordNew construction plan
• Exterior features: Living area of 2,275 (listed)

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Central air conditioning

Listing history 50 events

1. 2026-09-24
   days on market $320,990 Active 170 DOM
2. 2026-09-23
   days on market $320,990 Active 169 DOM
3. 2026-09-22
   days on market $320,990 Active 168 DOM
4. 2026-09-21
   days on market $320,990 Active 167 DOM
5. 2026-09-20
   days on market $320,990 Active 166 DOM
6. 2026-09-19
   days on market $320,990 Active 165 DOM
7. 2026-09-18
   days on market $320,990 Active 164 DOM
8. 2026-09-17
   days on market $320,990 Active 163 DOM
9. 2026-09-16
   days on market $320,990 Active 162 DOM
10. 2026-09-15
    days on market $320,990 Active 161 DOM
11. 2026-09-14
    days on market $320,990 Active 160 DOM
12. 2026-09-13
    days on market $320,990 Active 159 DOM
13. 2026-09-12
    days on market $320,990 Active 158 DOM
14. 2026-09-11
    days on market $320,990 Active 157 DOM
15. 2026-09-05
    days on market $320,990 Active 151 DOM
16. 2026-09-04
    days on market $320,990 Active 150 DOM
17. 2026-09-03
    days on market $320,990 Active 149 DOM
18. 2026-08-31
    days on market $320,990 Active 146 DOM
19. 2026-08-30
    days on market $320,990 Active 145 DOM
20. 2026-08-29
    days on market $320,990 Active 144 DOM
21. 2026-08-28
    days on market $320,990 Active 143 DOM
22. 2026-08-27
    days on market $320,990 Active 142 DOM
23. 2026-08-26
    days on market $320,990 Active 141 DOM
24. 2026-08-25
    days on market $320,990 Active 140 DOM
25. 2026-08-24
    days on market $320,990 Active 139 DOM
26. 2026-08-23
    days on market $320,990 Active 138 DOM
27. 2026-08-22
    days on market $320,990 Active 137 DOM
28. 2026-08-21
    days on market $320,990 Active 136 DOM
29. 2026-08-20
    days on market $320,990 Active 135 DOM
30. 2026-08-19
    days on market $320,990 Active 134 DOM
31. 2026-08-18
    days on market $320,990 Active 133 DOM
32. 2026-08-17
    days on market $320,990 Active 132 DOM
33. 2026-08-16
    days on market $320,990 Active 131 DOM
34. 2026-08-15
    days on market $320,990 Active 130 DOM
35. 2026-08-14
    days on market $320,990 Active 129 DOM
36. 2026-08-13
    days on market $320,990 Active 128 DOM
37. 2026-08-12
    days on market $320,990 Active 127 DOM
38. 2026-08-11
    days on market $320,990 Active 126 DOM
39. 2026-08-10
    days on market $320,990 Active 125 DOM
40. 2026-08-09
    days on market $320,990 Active 124 DOM
41. 2026-08-08
    days on market $320,990 Active 123 DOM
42. 2026-08-07
    days on market $320,990 Active 122 DOM
43. 2026-08-06
    days on market $320,990 Active 121 DOM
44. 2026-08-05
    days on market $320,990 Active 120 DOM
45. 2026-08-04
    days on market $320,990 Active 119 DOM
46. 2026-08-03
    days on market $320,990 Active 118 DOM
47. 2026-07-31
    days on market $320,990 Active 115 DOM
48. 2026-07-30
    days on market $320,990 Active 113 DOM
49. 2026-07-28
    days on market $320,990 Active 112 DOM
50. 2026-07-26
    days on market $320,990 Active 110 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $30,905
• − Mortgage interest: −$23,354
• − Property taxes: −$6,254
• − Insurance: −$2,085
• − Repairs & maintenance: −$2,472
• − Management: −$2,472
• − Depreciation: −$12,129
• Taxable loss: −$17,862
• Est. tax savings @ 24.0%: +$4,287
• After-tax cash flow: $-5,874/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.

Condition & rehab AI · 6 photos

Good 80/100 Cosmetic rehab Est. rehab $11,375–$34,125 screening

This well-maintained single-family home in Franklin Township offers a modern kitchen, hardwood floors, and a good curb appeal. It is ready for move-in and can be enhanced with minor exterior updates and smart home devices to boost its value.

Value-add opportunities

• Both Paint exterior shutters — Enhances curb appeal and can increase both resale and rental value ↑
• Both Install smart home devices — Improves convenience and can attract tech-savvy buyers ↑
• Both Add a smart thermostat — Saves energy and can lower utility bills ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 45/100

Zoned Schools

Middle Franklin Central Junior High F IN #162/330 Nat'l #7,347/14,009 High Franklin Central High School C IN #77/369 Nat'l #4,413/17,239

Schools (NCES district)

• District: Franklin Township Community School Corporation
• NCES district ID: 1803750
• Math proficiency: 42% ▼ -12.00%
• Reading proficiency: 47% ▼ -6.00%
• Median HH income: $67,825
• Composite: 39.91/100
• National rank: #3852
• State rank: #87 of 301 in IN

Livability — Indianapolis city (balance)

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Indianapolis city (balance), IN
• County: Marion County · 1,025,572 people
• City population: 881,119
• Metro: Indianapolis-Carmel-Anderson, IN
• Population (ZIP): 33,931
• Household income: $100,331
• Rent vs Own: 17.6% rent · 82.4% own
• Severe rent burden: 7% of renters

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Population outlook (Marion County) Hauer SSP2

• Today (2025): 1,025,572 people
• By 2030: 1,065,727 · +3.9%
• By 2040: 1,141,577 · +11.3%
• By 2050: 1,208,920 · +17.9%
• By 2075: 1,367,288 · +33.3%
• By 2100: 1,438,201 · +40.2%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 57% Black 24% Hispanic / Latino 9% Two or more races 9% Asian 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 1%
• Foreign-born: 7% · Canada, Philippines, China
• Languages at home: 89% English-only · Spanish 6% Other Indo-European 2% Chinese 1%

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Political lean MEDSL · Marion

• 2024 margin: Strong D (+27.7) · D 63.0% · R 35.3% · Other 1.7%
• 2008→2024 swing: -0.7pp no change · 2008: 28.4pp · 2024: 27.7pp
• All cycles: 2024: D+27.7 2020: D+29.1 2016: D+22.8 2012: D+22.2 2008: D+28.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -93.15%
• Current HPI: 226.1965
• Rent YoY: ▲ 6.11%
• Metro: Indianapolis-Carmel-Anderson, IN
• State GDP YoY: ▲ 2.90%
• F500 in state: 18

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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

Property features AI

Finance

• Other: Address: 4133 Palermo Dr, Indianapolis, IN 46239Listing status: Active
• Financial info: List price $317,990

Exterior

• Parking: 2 parking spaces
• Utilities: Has cooling (central air)
• Home design: Plan: WoodfordNew construction plan
• Exterior features: Living area of 2,275 (listed)

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Central air conditioning