12700 Antigua Dr · Noblesville, IN 46060

$315,000

4 bd · 2.5 ba · 2,152 sqft · SingleFamily public records · 4 Days on market

Built 2013 5,227 sqft lot Est $422k · 25% under $30/mo HOA · 1% 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 +10.3/30.0
• Schools +5.3/10.0
• Livability +4.3/5.0
• DSCR +2.9/10.0
• Rent growth +2.9/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Value + Location + Schools - This One Delivers. Savvy buyers, take note: 2,152 sq ft, 4 bedrooms, 2.5 baths, a very large kitchen, dedicated home office, and a brand-new heat pump - all at $315,000 in the Hamilton Southeastern school district. The open floorplan connects a generous great room to an oversized eat-in kitchen that truly stands out for the price point. Four spacious bedrooms upstairs, primary suite with walk in closet, double sink vanity and tiled tub/shower, and a main-level office/flex space round out a layout that just works. The home is priced honestly - fresh paint and new carpet are on the buyer's wish list, and the savings are built right into the asking price. Solid bon

Key facts

• Open floorplan
• Primary suite
• Large kitchen

Tags

• LARGE KITCHEN
• DEDICATED HOME OFFICE
• BRAND NEW HEAT PUMP
• OPEN FLOORPLAN
• OVERSIZED EAT IN KITCHEN
• PRIMARY SUITE

Property features AI

Finance

• Other: Lot approximately 0.12 acre; Mandatory fee ownership interest
• HOA & community: Homeowners association with annual fee (maintenance, management, walking trails) — $360 annually; Covenants and restrictions apply; Association provides maintenance and management and access to trails

Exterior

• Parking: Attached 2-car garage (approx. 506 sq ft)
• Utilities: Public water; Municipal sewer connected; 200+ amp electrical service; Cable available; Sewer and water connected
• Home design: Single-family residence; Two levels; Residential property
• Construction: Vinyl siding; Slab foundation; Built by Pulte
• Exterior features: Patio

Interior

• Kitchen: Dishwasher; Microwave; Electric oven; Refrigerator; Garbage disposal
• Bedrooms: Four upper-level bedrooms; Primary bedroom with walk-in closet
• Bathrooms: Two full bathrooms; One half bathroom; Primary bathroom with double sinks, suite layout, and tub with shower
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Attic access; Eat-in kitchen; Pantry; Walk-in closet(s); Painted woodwork; Utility room
• Laundry & utility: Laundry on main level; Laundry on upper level; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-175 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $284k (9.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $241k (23.6% below list).
• Recommended offer: $241k (23.6% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 3.2% in Noblesville — 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 86/100 on livability (#3 in IN, #446 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, cost of living 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.
• Zoned schools: Deer Creek Elementary (607 students, 27% FRL); Hamilton Southeastern Hs (math 66% / reading 85%, grade A-, #7 of 369 statewide, top 2%, 3,450 students, 15% FRL).
• Zoned-school proficiency averages 76% at this address vs 58% district-wide (+18 pts) — the actual schools serving this property are materially stronger than the Hamilton Southeastern Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+1.8%/yr); 456 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 4,661 units permitted in Hamilton County in 2024 (1,528 in 5+ unit buildings).
• This rent runs 31% of the median local income ($92k/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 $2k of loan paydown is wiped out by about $9k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $240,642 (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. 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 B-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: 0.76% ✗
• Cap rate: 5.62%
• Cash-on-cash: -2.39%
• DSCR: 0.89
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $421,792
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12735 Cold Stream Rd	0.04mi	4/2.5	2,069 (-4%)	1mo	$348,500	$168	91
12626 Wolf Run Rd	0.22mi	4/2.5	2,426 (+13%)	3mo	$379,000	$156	66
12961 South Rim Dr	0.75mi	4/2.5	2,131 (-1%)	1mo	$390,000	$183	63
12948 South Rim Dr	0.75mi	4/2.5	2,126 (-1%)	2mo	$389,995	$183	62
15507 Dry Creek Rd	0.38mi	3/2.5 (-1)	1,940 (-10%)	1mo	$357,500	$184	60
12985 South Rim Dr	0.67mi	4/2.5	2,006 (-7%)	0mo	$399,000	$199	57
15632 Showdown Rd	0.65mi	3/2.5 (-1)	2,062 (-4%)	2mo	$461,200	$224	56
12901 South Rim Dr	0.65mi	4/2.5	2,006 (-7%)	3mo	$393,000	$196	56
12328 Wright Ct	0.60mi	3/2.0 (-1)	2,045 (-5%)	2mo	$400,000	$196	56
15622 Showdown Rd	0.65mi	4/3.0	2,334 (+8%)	2mo	$448,800	$192	52
15732 Showdown Rd	0.69mi	4/3.0	2,334 (+8%)	1mo	$465,000	$199	51
15725 Showdown Rd	0.70mi	3/2.5 (-1)	1,900 (-12%)	1mo	$419,999	$221	42

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 · 1.79% rent growth · sell at horizon

5-year hold

• IRR: -21.6%
• Equity multiple: 0.26×
• Total profit: $-65,138
• Equity at exit: $46,968

10-year hold

• IRR: -18.2%
• Equity multiple: 0.06×
• Total profit: $-82,805
• Equity at exit: $27,235

Cash invested: $88,200 (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 46060

• Rents YoY: 1.8%
• Active inventory: 456
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,406 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$263 /mo · $3,160/yr
• Insurance: −$131
• HOA: −$30
• Vacancy / Maint / Mgmt: −$505
• Net cashflow: $-175

Break-even live

Break-even rent $2,629

Max offer price $284,008

Occupancy floor —

Sensitivity live

Price	-10% $3	-5% $-86	+0% $-175	+5% $-265	+10% $-354
Rent	-10% $-366	-5% $-270	+0% $-175	+5% $-80	+10% $15
Rate	-1.0pp $-17	-0.5pp $-95	base $-175	+0.5pp $-257	+1.0pp $-340

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15385 Dry Creek Rd Noblesville, IN	4.0	2.5	2000	$2,200	$1.10	24d	1	0.29mi
15563 Dusty Trl Noblesville, IN	4.0	2.5	1992	$2,016	$1.01	13d	1	0.46mi
12190 Whirlaway Dr Noblesville, IN	2.0–4.0	2.0	1225	$1,785	$1.46	3d	17	0.57mi
12889 S Rim Dr Noblesville, IN	5.0	3.0	2585	$2,790	$1.08	24d	1	0.66mi
15732 Showdown Rd Noblesville, IN	4.0	3.0	2334	$3,100	$1.33	21d	1	0.70mi
15732 Showdown Rd Noblesville, IN	4.0	3.0	2334	$3,100	$1.33	18d	1	0.70mi
15472 Fawn Meadow Dr Noblesville, IN	3.0	2.5	1952	$1,991	$1.02	2d	1	0.75mi
11960 Locus Ln Noblesville, IN	3.0	2.5	1500	$1,965	$1.31	2d	1	0.77mi
12014 Gia Ct Noblesville, IN	3.0	2.5	1720	$2,500	$1.45	18d	1	1.16mi
12179 Maize Dr Noblesville, IN	3.0	2.5	1812	$1,935	$1.07	8d	1	1.23mi
12158 E 141st St Noblesville, IN	3.0	2.0	1414	$1,806	$1.28	8d	1	1.26mi
11438 Lucky Dan Dr Noblesville, IN	3.0	2.5	1812	$1,941	$1.07	8d	1	1.29mi
13957 Royal Park DR Noblesville, IN	1.0–3.0	1.0–2.5	1325	$3,249	$2.45	2d	214	1.32mi
16406 Taconite Dr Noblesville, IN	5.0	3.0	2595	$2,600	$1.00	11d	1	1.48mi

HOA detail

• Monthly dues: $30 · $360/yr

Listing history 3 events

1. 2026-06-13
   statusdays on market $315,000 Pending 4 DOM
2. 2026-06-10
   remarks 699-char remark
3. 2026-06-10
   listed $315,000 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: $3,160 · $263/mo
• Projected year-2 tax: $3,160 · $263/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 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,877
• − Mortgage interest: −$17,645
• − Property taxes: −$3,160
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,310
• − Management: −$2,310
• − HOA: −$360
• − Depreciation: −$9,164
• Taxable loss: −$7,647
• Est. tax savings @ 24.0%: +$1,835
• After-tax cash flow: $-270/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 — Noblesville

• Score: 86/100
• State rank: #3
• US rank: #446

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Noblesville, IN
• County: Hamilton County · 337,479 people
• City population: 88,670
• Metro: Indianapolis-Carmel-Anderson, IN
• Population (ZIP): 47,610
• Household income: $91,918
• Rent vs Own: 31.2% rent · 68.8% own
• Severe rent burden: 641.0

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 7% Two or more races 6% Black 6% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Romanian 3% Slovak 2% Italian 2%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 5% Other Indo-European 2% French/Haitian/Cajun 1%

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: ▼ -165.86%
• Current HPI: 234.6658
• Rent YoY: ▲ 1.79%
• 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

1 event — show timeline

• 2026-06-09 Listed $315,000 MIBOR as Distributed by MLS Grid

Property tax history

+8.8%/yr

Latest (2025): $3,160 · -2.5% YoY. Source: county tax records.