11417 N Meadowbend Dr · Monrovia, IN 46157

$309,900

3 bd · 2.5 ba · 3,008 sqft · SingleFamily public records · 78 Days on market

Built 2006 6,273 sqft lot $103/sqft · at area comps Est $302k · at est. $42/mo HOA · 2% 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).

• Cash flow +12.1/30.0
• ARV discount +6.4/15.0
• Appreciation +4.5/10.0
• DSCR +3.6/10.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome home to this spacious and beautifully maintained 4-bedroom, 2.5-bath property offering comfort, functionality, and community living in the Monrovia School District. With generous square footage, every room feels open and inviting-ideal for everyday living and entertaining. The open-concept layout creates a seamless flow between the living and kitchen areas, and the kitchen offers great workspace with quartz contertops along with a pantry for added storage. Upstairs, you'll find the conveniently located laundry room, 4 spacious bedrooms with large closets and ceiling fans, plus an extremely large loft area that offers incredible flexibility-perfect for a second living space, home office, or easily converted into an additional bedroom if needed. Step outside and take in the stunning backyard pond view from your deck- perfect for relaxing evenings, quiet mornings or hosting guests. The fully fenced yard provides privacy and space to relax. Beyond your own back yard, the community also offers a pool, clubhouse, shelter house, walking trails, and fishing access at the pond. HVAC system was upgraded in 2025,and the sellers are also offering an upgraded home warranty for added peace of mind. This location is convenient for commuters with easy access to I-70 and is just 20 minutes from the airport. This home offers so much more that is already established-features and upgrades you won't get with a newly built home! From the spacious layout to the scenic setting, this one truly checks all the boxes and offers a lifestyle you'll love coming home to. Pictures are great, but you truly need to see this one in person. Schedule your private showing today!

Key facts

• Open floor plan
• Walk-in closet
• Shaker cabinets

Tags

• KITCHEN ISLAND
• GRANITE COUNTERTOPS
• SHAKER CABINETS
• OPEN FLOOR PLAN
• WALK-IN CLOSET
• OUTDOOR LIVING SPACES

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $-68 ($-814/yr) — negative.
• To cash-flow at today's rent, offer at most $298k (3.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $237k (23.6% below list).
• Recommended offer: $237k (23.6% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.4% in Monrovia — 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 66/100 on livability (#304 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Monroe-Gregg School District (rural): math 31% / reading 45% proficiency, ranked #143 of 301 in IN (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Monrovia Elementary School (math 42% / reading 44%, grade F, #417 of 994 statewide, top 43%, 702 students, 47% FRL); Monrovia Middle School (math 24% / reading 42%, grade F, #180 of 330 statewide, top 56%, 328 students, 47% FRL); Monrovia High School (math 32% / reading 57%, grade F, #169 of 369 statewide, top 51%, 528 students, 36% FRL).
• Market conditions: 56 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 330 units permitted in Morgan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Morgan County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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 $236,778 (23.6% 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 78 days. Have you received any prior offers? Is the seller open to a 24% 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.76% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.94%
• DSCR: 0.96
• GRM: 10.9

CMA / ARV

• ARV (median comp): $302,339
• List price: $309,900
• Delta: 2.50%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3052 W Meadowbend Dr	0.10mi	4/2.5 (+1)	3,018 (+0%)	1mo	$320,000	$106	89
3137 W Meadowbend Dr	0.15mi	4/2.5 (+1)	2,894 (-4%)	19mo	$300,000	$104	66
11441 N Creekside Dr	0.13mi	3/2.5	2,574 (-14%)	7mo	$236,000	$92	64
11356 N Creekside Dr	0.14mi	4/2.5 (+1)	2,621 (-13%)	15mo	$235,000	$90	55
3115 W Crosscreek Dr	0.12mi	4/2.5 (+1)	2,648 (-12%)	24mo	$289,900	$109	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.4%
• Equity multiple: 0.68×
• Total profit: $-27,696
• Equity at exit: $74,857

10-year hold

• IRR: -0.6%
• Equity multiple: 0.95×
• Total profit: $-4,750
• Equity at exit: $78,648

Cash invested: $86,772 (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 46157

• Home prices YoY: -0.5%
• Active inventory: 56
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,368 medium
• Mortgage (P&I): −$1,625
• Tax from tax record: −$142 /mo · $1,705/yr
• Insurance: −$129
• HOA: −$42
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $-68

Break-even live

Break-even rent $2,454

Max offer price $297,918

Occupancy floor 98%

Sensitivity live

Price	-10% $108	-5% $20	+0% $-68	+5% $-156	+10% $-243
Rent	-10% $-255	-5% $-161	+0% $-68	+5% $26	+10% $119
Rate	-1.0pp $88	-0.5pp $11	base $-68	+0.5pp $-148	+1.0pp $-230

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: $77,475
• Closing costs: $9,297
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3098 W Meadowbend Ln Monrovia, IN	4.0	2.5	2790	$2,281	$0.82	12d	1	0.12mi
2919 W Bargello Ln Monrovia, IN	4.0	2.5	2366	$2,800	$1.18	9d	1	0.50mi

HOA detail

• Monthly dues: $42 · $504/yr
• Likely covers: pool

Listing history 15 events

1. 2026-05-17
   status Pending 1677-char remark

   Show marketing remark (1677 chars)

   Welcome home to this spacious and beautifully maintained 4-bedroom, 2.5-bath property offering comfort, functionality, and community living in the Monrovia School District. With generous square footage, every room feels open and inviting-ideal for everyday living and entertaining. The open-concept layout creates a seamless flow between the living and kitchen areas, and the kitchen offers great workspace with quartz contertops along with a pantry for added storage. Upstairs, you'll find the conveniently located laundry room, 4 spacious bedrooms with large closets and ceiling fans, plus an extremely large loft area that offers incredible flexibility-perfect for a second living space, home office, or easily converted into an additional bedroom if needed. Step outside and take in the stunning backyard pond view from your deck- perfect for relaxing evenings, quiet mornings or hosting guests. The fully fenced yard provides privacy and space to relax. Beyond your own back yard, the community also offers a pool, clubhouse, shelter house, walking trails, and fishing access at the pond. HVAC system was upgraded in 2025,and the sellers are also offering an upgraded home warranty for added peace of mind. This location is convenient for commuters with easy access to I-70 and is just 20 minutes from the airport. This home offers so much more that is already established-features and upgrades you won't get with a newly built home! From the spacious layout to the scenic setting, this one truly checks all the boxes and offers a lifestyle you'll love coming home to. Pictures are great, but you truly need to see this one in person. Schedule your private showing today!

2. 2026-04-15
   price $309,900 1677-char remark

   Show marketing remark (1677 chars)

   Welcome home to this spacious and beautifully maintained 4-bedroom, 2.5-bath property offering comfort, functionality, and community living in the Monrovia School District. With generous square footage, every room feels open and inviting-ideal for everyday living and entertaining. The open-concept layout creates a seamless flow between the living and kitchen areas, and the kitchen offers great workspace with quartz contertops along with a pantry for added storage. Upstairs, you'll find the conveniently located laundry room, 4 spacious bedrooms with large closets and ceiling fans, plus an extremely large loft area that offers incredible flexibility-perfect for a second living space, home office, or easily converted into an additional bedroom if needed. Step outside and take in the stunning backyard pond view from your deck- perfect for relaxing evenings, quiet mornings or hosting guests. The fully fenced yard provides privacy and space to relax. Beyond your own back yard, the community also offers a pool, clubhouse, shelter house, walking trails, and fishing access at the pond. HVAC system was upgraded in 2025,and the sellers are also offering an upgraded home warranty for added peace of mind. This location is convenient for commuters with easy access to I-70 and is just 20 minutes from the airport. This home offers so much more that is already established-features and upgrades you won't get with a newly built home! From the spacious layout to the scenic setting, this one truly checks all the boxes and offers a lifestyle you'll love coming home to. Pictures are great, but you truly need to see this one in person. Schedule your private showing today!

3. 2026-04-07
   price $315,000 1677-char remark

   Show marketing remark (1677 chars)

   Welcome home to this spacious and beautifully maintained 4-bedroom, 2.5-bath property offering comfort, functionality, and community living in the Monrovia School District. With generous square footage, every room feels open and inviting-ideal for everyday living and entertaining. The open-concept layout creates a seamless flow between the living and kitchen areas, and the kitchen offers great workspace with quartz contertops along with a pantry for added storage. Upstairs, you'll find the conveniently located laundry room, 4 spacious bedrooms with large closets and ceiling fans, plus an extremely large loft area that offers incredible flexibility-perfect for a second living space, home office, or easily converted into an additional bedroom if needed. Step outside and take in the stunning backyard pond view from your deck- perfect for relaxing evenings, quiet mornings or hosting guests. The fully fenced yard provides privacy and space to relax. Beyond your own back yard, the community also offers a pool, clubhouse, shelter house, walking trails, and fishing access at the pond. HVAC system was upgraded in 2025,and the sellers are also offering an upgraded home warranty for added peace of mind. This location is convenient for commuters with easy access to I-70 and is just 20 minutes from the airport. This home offers so much more that is already established-features and upgrades you won't get with a newly built home! From the spacious layout to the scenic setting, this one truly checks all the boxes and offers a lifestyle you'll love coming home to. Pictures are great, but you truly need to see this one in person. Schedule your private showing today!

4. 2026-03-30
   price $320,000 1677-char remark

   Show marketing remark (1677 chars)

   Welcome home to this spacious and beautifully maintained 4-bedroom, 2.5-bath property offering comfort, functionality, and community living in the Monrovia School District. With generous square footage, every room feels open and inviting-ideal for everyday living and entertaining. The open-concept layout creates a seamless flow between the living and kitchen areas, and the kitchen offers great workspace with quartz contertops along with a pantry for added storage. Upstairs, you'll find the conveniently located laundry room, 4 spacious bedrooms with large closets and ceiling fans, plus an extremely large loft area that offers incredible flexibility-perfect for a second living space, home office, or easily converted into an additional bedroom if needed. Step outside and take in the stunning backyard pond view from your deck- perfect for relaxing evenings, quiet mornings or hosting guests. The fully fenced yard provides privacy and space to relax. Beyond your own back yard, the community also offers a pool, clubhouse, shelter house, walking trails, and fishing access at the pond. HVAC system was upgraded in 2025,and the sellers are also offering an upgraded home warranty for added peace of mind. This location is convenient for commuters with easy access to I-70 and is just 20 minutes from the airport. This home offers so much more that is already established-features and upgrades you won't get with a newly built home! From the spacious layout to the scenic setting, this one truly checks all the boxes and offers a lifestyle you'll love coming home to. Pictures are great, but you truly need to see this one in person. Schedule your private showing today!

5. 2026-02-28
   listed $325,000 Active 1677-char remark

   Show marketing remark (1677 chars)

   Welcome home to this spacious and beautifully maintained 4-bedroom, 2.5-bath property offering comfort, functionality, and community living in the Monrovia School District. With generous square footage, every room feels open and inviting-ideal for everyday living and entertaining. The open-concept layout creates a seamless flow between the living and kitchen areas, and the kitchen offers great workspace with quartz contertops along with a pantry for added storage. Upstairs, you'll find the conveniently located laundry room, 4 spacious bedrooms with large closets and ceiling fans, plus an extremely large loft area that offers incredible flexibility-perfect for a second living space, home office, or easily converted into an additional bedroom if needed. Step outside and take in the stunning backyard pond view from your deck- perfect for relaxing evenings, quiet mornings or hosting guests. The fully fenced yard provides privacy and space to relax. Beyond your own back yard, the community also offers a pool, clubhouse, shelter house, walking trails, and fishing access at the pond. HVAC system was upgraded in 2025,and the sellers are also offering an upgraded home warranty for added peace of mind. This location is convenient for commuters with easy access to I-70 and is just 20 minutes from the airport. This home offers so much more that is already established-features and upgrades you won't get with a newly built home! From the spacious layout to the scenic setting, this one truly checks all the boxes and offers a lifestyle you'll love coming home to. Pictures are great, but you truly need to see this one in person. Schedule your private showing today!

6. 2022-04-12
   soldstatus $290,000 Closed 695-char remark

   Show marketing remark (695 chars)

   Wonderful 4 bedroom home with a beautiful lake view! This very well cared for 3,000+ sq.ft. home has room for everyone and feels like a cozy home! Fully fenced back yard with a fire pit and paver patio. Kitchen with engineered bamboo flooring, Stainless appliances, plus a kitchen sink window that overlooks the back yard! Laundry room upstairs! Upgraded lighting, ceiling fans and new roof in 2016. Beautifully landscaped, lots of perennials. Huge loft makes a perfect space for office and/or study space. 3 bedrooms with walk-in closets. Tons of storage too! Great neighborhood with pool, clubhouse splash park, park and walking trails. Convenient location to Indy, shopping, airport and more.

7. 2022-03-13
   status Pending 695-char remark

   Show marketing remark (695 chars)

   Wonderful 4 bedroom home with a beautiful lake view! This very well cared for 3,000+ sq.ft. home has room for everyone and feels like a cozy home! Fully fenced back yard with a fire pit and paver patio. Kitchen with engineered bamboo flooring, Stainless appliances, plus a kitchen sink window that overlooks the back yard! Laundry room upstairs! Upgraded lighting, ceiling fans and new roof in 2016. Beautifully landscaped, lots of perennials. Huge loft makes a perfect space for office and/or study space. 3 bedrooms with walk-in closets. Tons of storage too! Great neighborhood with pool, clubhouse splash park, park and walking trails. Convenient location to Indy, shopping, airport and more.

8. 2022-03-09
   listed $279,900 Active 695-char remark

   Show marketing remark (695 chars)

   Wonderful 4 bedroom home with a beautiful lake view! This very well cared for 3,000+ sq.ft. home has room for everyone and feels like a cozy home! Fully fenced back yard with a fire pit and paver patio. Kitchen with engineered bamboo flooring, Stainless appliances, plus a kitchen sink window that overlooks the back yard! Laundry room upstairs! Upgraded lighting, ceiling fans and new roof in 2016. Beautifully landscaped, lots of perennials. Huge loft makes a perfect space for office and/or study space. 3 bedrooms with walk-in closets. Tons of storage too! Great neighborhood with pool, clubhouse splash park, park and walking trails. Convenient location to Indy, shopping, airport and more.

9. 2017-04-28
   soldstatus $159,900 Sold
10. 2015-09-02
    status Pending
11. 2015-06-17
    status Pending
12. 2015-04-21
    price $159,900
13. 2015-03-20
    price $162,900
14. 2015-03-20
    price $162,990
15. 2014-12-29
    listed $169,900 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: $1,705 · $142/mo
• Projected year-2 tax: $2,170 · $181/mo
• Expected delta: +$464/yr (+$39/mo · 27.2%)

ⓘ 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 4/10 Moderate 7 d/yr ≥102°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $28,413
• − Mortgage interest: −$17,359
• − Property taxes: −$1,705
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,273
• − Management: −$2,273
• − HOA: −$504
• − Depreciation: −$9,015
• Taxable loss: −$6,266
• Est. tax savings @ 24.0%: +$1,504
• After-tax cash flow: $690/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: Monroe-Gregg School District
• NCES district ID: 1804140
• Math proficiency: 31% ▼ -9.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $64,767
• Composite: 34.2/100
• National rank: #5266
• State rank: #143 of 301 in IN

Livability — Monrovia

• Score: 66/100
• State rank: #304
• US rank: #12092

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Monrovia, IN
• Population (ZIP): 4,370

Population outlook (Morgan County) Hauer SSP2

• Today (2025): 71,081 people
• By 2030: 71,178 · +0.1%
• By 2040: 69,907 · -1.7%
• By 2050: 66,455 · -6.5%
• By 2075: 57,291 · -19.4%
• By 2100: 43,782 · -38.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 3% Black 2% Asian 1%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 1%
• Foreign-born: 2%
• Languages at home: 98% English-only · Tagalog/Filipino 1%

Political lean MEDSL · Morgan

• 2024 margin: Solid R (+54.3) · D 22.0% · R 76.3% · Other 1.7%
• 2008→2024 swing: -27.3pp toward R · 2008: -27.1pp · 2024: -54.3pp
• All cycles: 2024: R+54.3 2020: R+54.6 2016: R+56.6 2012: R+41.1 2008: R+27.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.00%
• Current HPI: 212.8798
• Rent YoY: —
• Metro: —
• 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

+82.4% since first listed

15 events — show timeline

• 2026-05-17 Pending — MIBOR as Distributed by MLS Grid
• 2026-04-15 Price Changed $309,900 MIBOR as Distributed by MLS Grid
• 2026-04-07 Price Changed $315,000 MIBOR as Distributed by MLS Grid
• 2026-03-30 Price Changed $320,000 MIBOR as Distributed by MLS Grid
• 2026-02-28 Listed $325,000 MIBOR as Distributed by MLS Grid
• 2022-04-12 Sold (MLS) $290,000 MIBOR as Distributed by MLS Grid
• 2022-03-13 Pending — MIBOR as Distributed by MLS Grid
• 2022-03-09 Listed $279,900 MIBOR as Distributed by MLS Grid
• 2017-04-28 Sold (MLS) $159,900 MIBOR as Distributed by MLS Grid
• 2015-09-02 Pending — MIBOR as Distributed by MLS Grid
• 2015-06-17 Pending — MIBOR as Distributed by MLS Grid
• 2015-04-21 Price Changed $159,900 MIBOR as Distributed by MLS Grid
• 2015-03-20 Price Changed $162,990 MIBOR as Distributed by MLS Grid
• 2015-03-20 Price Changed $162,900 MIBOR as Distributed by MLS Grid
• 2014-12-29 Listed $169,900 MIBOR as Distributed by MLS Grid

Property tax history

+4.8%/yr

Latest (2025): $1,705 · +5.8% YoY. Source: county tax records.