16 Glenda Dr · Plainfield, IN 46168

$224,000

4 bd · 2.0 ba · 1,440 sqft · SingleFamily public records · 13 Days on market

Built 1926 0.33 ac lot Est $269k · 17% under

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Why this score? — see what drove the C+ 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 +21.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• Schools +5.5/10.0
• 1% rule +4.4/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home! Step into this open concept ranch that been tastefully updated . Updates throughout include completely renovated bathrooms, LVP flooring, all new kitchen counters, cabinets, fixtures & much more. Located near top rated Plainfield schools, an abundance of shopping, and just 10 minutes from Indianapolis International Airport - you'll love the convenience of this property's location. Schedule a private tour today!

Key facts

• Large concrete patio
• 0.33 acre lot
• Garage

Tags

• QUIET DEAD-END STREET
• DURABLE VINYL PLANK FLOORING
• LARGE CONCRETE PATIO

Property features AI

Finance

• Other: Property on approximately 0.33 acre

Exterior

• Parking: Gravel parking
• Utilities: Public water; Municipal sewer connected; Electricity connected; Cable available; Sewer connected; Water connected
• Home design: Single-family residence; One level; Faces south
• Construction: Vinyl with stone exterior; Block and brick foundation
• Exterior features: Mature trees

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: Four bedrooms on the main level
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Woodwork stained/painted
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $224k.

Deal economics

• At list price, monthly cash flow is $-88 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $208k (7.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (6.0% below list).
• Recommended offer: $208k (7.0% below list) — sets the bar for cash-flow.
• Cap rate 8.1% vs local median 3.7% in Plainfield — 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 (#69 in IN, #4,418 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Plainfield Community School Corporation (suburban): math 62% / reading 65% proficiency, ranked #11 of 301 in IN (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Clarks Creek Elementary (math 66% / reading 56%, grade B, #120 of 994 statewide, top 12%, 494 students, 50% FRL); Plainfield High School (math 59% / reading 84%, grade B+, #15 of 369 statewide, top 4%, 1,782 students, 26% FRL) — zoned schools average 38% FRL vs 21% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.6%/yr); 290 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $208,401 (7.0% 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. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.94% ✗
• Cap rate: 8.10%
• Cash-on-cash: 6.47%
• DSCR: 1.29
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $269,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1704 Hawthorne Dr	0.27mi	3/1.5 (-1)	1,336 (-7%)	1mo	$229,900	$172	67
417 Hickory Ln	0.36mi	3/1.5 (-1)	1,340 (-7%)	4mo	$250,000	$187	61
1613 Section St	0.43mi	3/2.0 (-1)	1,392 (-3%)	16mo	$215,000	$154	56
218 Brookside Ln	0.47mi	3/1.0 (-1)	1,442 (+0%)	16mo	$224,000	$155	56
1415 Section St	0.59mi	3/2.0 (-1)	1,473 (+2%)	11mo	$293,400	$199	55
1626 Franklin Dr	0.27mi	3/1.0 (-1)	1,336 (-7%)	15mo	$249,900	$187	54
1187 Blackthorne Trl S	0.73mi	3/2.0 (-1)	1,439 (-0%)	11mo	$315,000	$219	52
11414 Tulip Dr	0.72mi	4/2.0	1,540 (+7%)	9mo	$175,000	$114	47
404 Hickory Ln	0.33mi	3/1.5 (-1)	1,230 (-15%)	16mo	$207,000	$168	40
1713 Sycamore Dr	0.65mi	3/2.0 (-1)	1,652 (+15%)	2mo	$269,600	$163	38
1531 Section St	0.55mi	3/1.5 (-1)	1,236 (-14%)	7mo	$250,000	$202	38
420 Brookside Ln	0.60mi	3/1.5 (-1)	1,236 (-14%)	11mo	$250,000	$202	32

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 · 3.65% rent growth · sell at horizon

5-year hold

• IRR: -18.2%
• Equity multiple: 0.36×
• Total profit: $-40,379
• Equity at exit: $33,399

10-year hold

• IRR: -8.9%
• Equity multiple: 0.43×
• Total profit: $-36,006
• Equity at exit: $19,367

Cash invested: $62,720 (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 46168

• Rents YoY: 3.6%
• Active inventory: 290
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,105 high
• Mortgage (P&I): −$1,175
• Tax from tax record: −$57 /mo · $680/yr
• Insurance: −$93
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $-88

Break-even live

Break-even rent $2,217

Max offer price $208,401

Occupancy floor 99%

Sensitivity live

Price	-10% $39	-5% $-25	+0% $-88	+5% $-152	+10% $-215
Rent	-10% $-255	-5% $-171	+0% $-88	+5% $-5	+10% $78
Rate	-1.0pp $25	-0.5pp $-31	base $-88	+0.5pp $-146	+1.0pp $-205

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: $56,000
• Closing costs: $6,720
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1995 Crown Plaza Blvd Plainfield, IN	1.0–3.0	1.0–2.0	924	$1,700	$1.84	0d	5	0.41mi
311 Country Ln Plainfield, IN	1.0–3.0	1.0–2.0	920	$1,700	$1.85	0d	9	0.56mi
429 Brookside Ln Plainfield, IN	3.0	1.5	1236	$1,731	$1.40	13d	1	0.64mi
311 Harpers Xing Plainfield, IN	1.0–3.0	1.0–1.5	882	$1,350	$1.53	12d	8	0.65mi
2471 Ascent Way Plainfield, IN	1.0–3.0	1.0–2.0	997	$2,240	$2.25	0d	25	0.74mi
2514 Grand Central BLVD Cartersburg, IN	1.0–3.0	1.0–2.5	1324	$3,499	$2.64	0d	282	0.98mi
2870 Pearson Pkwy Plainfield, IN	3.0	1.0–2.0	918	$2,199	$2.40	18d	18	1.12mi
517 Gibbs St Plainfield, IN	3.0	1.5	1092	$1,595	$1.46	0d	1	1.14mi
2650 Creekhollow Rd Plainfield, IN	1.0–3.0	1.0–2.0	1008	$2,338	$2.32	0d	26	1.18mi
9074 Anthem Ave Plainfield, IN	3.0	2.5	1722	$2,450	$1.42	0d	1	1.24mi
800 Southfield Dr Plainfield, IN	3.0	2.0	1358	$1,698	$1.25	3d	1	1.30mi
2720 Canyon Club Dr Plainfield, IN	1.0–3.0	1.0–2.0	1077	$1,862	$1.73	0d	24	1.40mi

Listing history 9 events

1. 2026-06-21
   pricedays on market $224,000 Active 13 DOM
2. 2026-06-18
   days on market $229,000 Active 10 DOM
3. 2026-06-17
   days on market $229,000 Active 9 DOM
4. 2026-06-16
   days on market $229,000 Active 8 DOM
5. 2026-06-15
   days on market $229,000 Active 7 DOM
6. 2026-06-13
   days on market $229,000 Active 5 DOM
7. 2026-06-13
   days on market $229,000 Active 4 DOM
8. 2026-06-08
   remarks 699-char remark
9. 2026-06-08
   listed $229,000 Active 1 DOM

ⓘ 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: $680 · $57/mo
• Projected year-2 tax: $1,292 · $108/mo
• Expected delta: +$612/yr (+$51/mo · 89.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone AE · 95% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,260
• − Mortgage interest: −$12,547
• − Property taxes: −$680
• − Insurance: −$6,238
• − Repairs & maintenance: −$2,021
• − Management: −$2,021
• − Depreciation: −$6,516
• Taxable loss: −$4,764
• Est. tax savings @ 24.0%: +$1,143
• After-tax cash flow: $84/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: Plainfield Community School Corporation
• NCES district ID: 1808970
• Math proficiency: 62% ▼ -8.00%
• Reading proficiency: 65% ▼ -8.00%
• Median HH income: $58,531
• Composite: 54.79/100
• National rank: #1315
• State rank: #11 of 301 in IN

Livability — Plainfield

• Score: 74/100
• State rank: #69
• US rank: #4418

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Plainfield, IN
• County: Hendricks County · 143,373 people
• City population: 38,826
• Metro: Indianapolis-Carmel-Anderson, IN
• Population (ZIP): 38,826
• Household income: $90,000
• Rent vs Own: 33.4% rent · 66.6% own
• Severe rent burden: 1029.0

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 (76%)
• Race & ethnicity: White 76% Black 9% Two or more races 8% Hispanic / Latino 6% Asian 4%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 2% Lithuanian 1% Romanian 1%
• Foreign-born: 7% · Canada, China
• Languages at home: 90% English-only · Spanish 4% Other Indo-European 3% French/Haitian/Cajun 1%

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: ▼ -136.23%
• Current HPI: 205.5963
• Rent YoY: ▲ 3.65%
• 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

+76.3% since first listed

8 events — show timeline

• 2026-06-08 Listed $229,000 MIBOR as Distributed by MLS Grid
• 2023-10-25 Sold (MLS) $209,900 MIBOR as Distributed by MLS Grid
• 2023-09-20 Pending — MIBOR as Distributed by MLS Grid
• 2023-09-06 Price Changed $209,900 MIBOR as Distributed by MLS Grid
• 2023-08-19 Listed $219,900 MIBOR as Distributed by MLS Grid
• 2023-04-26 Sold (MLS) $114,000 MIBOR as Distributed by MLS Grid
• 2023-04-06 Pending — MIBOR as Distributed by MLS Grid
• 2023-03-29 Listed $129,900 MIBOR as Distributed by MLS Grid

Property tax history

+27.4%/yr

Latest (2025): $680 · +163.9% YoY. Source: county tax records.