7155 E County Road 150 S · Avon, IN 46123

$263,000

3 bd · 2.0 ba · 1,625 sqft · SingleFamily public records · 30 Days on market

Built 1965 0.48 ac lot $162/sqft · 14% below area Est $306k · 14% under ↓ 5% since listing

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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 +14.1/30.0
• ARV discount +13.8/15.0
• Schools +4.7/10.0
• DSCR +4.3/10.0
• Livability +3.7/5.0
• 1% rule +3.2/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this wonderful 3 bed two bath home with a great open floor plan. Step inside and see new carpet and paint throughout. Great room, kitchen and dining room are open to each other which are great for entertaining. Step through your sliding doors and enter your large bonus room. Exit the bonus room straight outdoors to your fenced in pool area and have a great time floating or barbequing. The .48 acre lot also had a large 3 car detached garage which is a perfect shop for the car lover. Laundry room has its own private entrance and can be converted to another living area or bedroom if needed.

Key facts

• Open floor plan
• Fenced in pool area
• Large bonus room

Tags

• OPEN FLOOR PLAN
• LARGE BONUS ROOM
• FENCED IN POOL AREA
• PRIVATE ENTRANCE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $263k.

Deal economics

• At list price, monthly cash flow is $41 ($490/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (17.8% below list).
• Recommended offer: $216k (17.8% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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.
• Market conditions: Rents rising (+3.0%/yr); 380 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $8k 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 30 days — a 2% lower offer ($259k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts 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 $216,233 (17.8% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.82% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.67%
• DSCR: 1.03
• GRM: 10.1

CMA / ARV

• ARV (median comp): $305,620
• List price: $263,000
• Delta: -13.29%
• 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
2002 Oakbrooke Ct	0.52mi	3/2.5	1,719 (+6%)	1mo	$318,500	$185	63
1426 Westwind Dr	0.70mi	3/2.0	1,631 (+0%)	5mo	$320,000	$196	62
1243 James Dr	0.53mi	3/2.5	1,719 (+6%)	3mo	$350,000	$204	61
1423 Maria Ln	0.45mi	3/2.0	1,480 (-9%)	8mo	$280,000	$189	58
7370 Hidden Valley Dr	0.70mi	3/2.0	1,537 (-5%)	3mo	$300,000	$195	56
1074 S Avon Ave	0.48mi	3/1.5	1,479 (-9%)	6mo	$180,000	$122	56
6784 E County Road 100 S	0.67mi	3/1.5	1,517 (-7%)	1mo	$310,000	$204	55
2030 Whitetail Ct	0.65mi	3/2.0	1,535 (-6%)	8mo	$350,000	$228	54
1157 Runningbrook Ct	0.60mi	3/2.0	1,800 (+11%)	2mo	$334,900	$186	53
7315 Hidden Valley Dr	0.72mi	3/2.0	1,482 (-9%)	5mo	$312,500	$211	47
7086 E County Road 100 S	0.51mi	4/1.5 (+1)	1,416 (-13%)	2mo	$255,000	$180	46
6805 E County Road 100 S	0.65mi	4/2.0 (+1)	1,863 (+15%)	3mo	$305,000	$164	38

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: -15.3%
• Equity multiple: 0.46×
• Total profit: $-40,119
• Equity at exit: $39,214

10-year hold

• IRR: -6.8%
• Equity multiple: 0.57×
• Total profit: $-32,005
• Equity at exit: $22,739

Cash invested: $73,640 (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: 380
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,162 high
• Mortgage (P&I): −$1,379
• Tax from tax record: −$179 /mo · $2,143/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $41

Break-even live

Break-even rent $2,111

Max offer price $263,000

Occupancy floor 93%

Sensitivity live

Price	-10% $190	-5% $115	+0% $41	+5% $-34	+10% $-108
Rent	-10% $-130	-5% $-45	+0% $41	+5% $126	+10% $212
Rate	-1.0pp $173	-0.5pp $108	base $41	+0.5pp $-27	+1.0pp $-97

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: $65,750
• Closing costs: $7,890
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7147 Governors Row Avon, IN	3.0	3.5	2130	$1,999	$0.94	44d	1	0.18mi
8060 Clarks Creek Ct Avon, IN	3.0	2.0	1643	$2,125	$1.29	44d	1	1.00mi
8060 Clarks Creek Ct Avon, IN	3.0	2.0	1643	$2,125	$1.29	45d	1	1.00mi
8140 Elsen Rdg Avon, IN	3.0	2.0	1506	$2,049	$1.36	22d	1	1.00mi
8325 Bluestem Ln Plainfield, IN	4.0	2.5	2160	$2,495	$1.16	22d	1	1.32mi
8151 Lupine Dr Plainfield, IN	3.0	2.5	2003	$2,450	$1.22	44d	1	1.45mi

Listing history 26 events

1. 2026-06-18
   days on market $263,000 Active 30 DOM
2. 2026-06-17
   days on market $263,000 Active 29 DOM
3. 2026-06-16
   days on market $263,000 Active 28 DOM
4. 2026-06-15
   price $263,000 Active 27 DOM
5. 2026-06-15
   days on market $269,000 Active 27 DOM
6. 2026-06-13
   days on market $269,000 Active 25 DOM
7. 2026-06-13
   days on market $269,000 Active 24 DOM
8. 2026-06-09
   days on market $269,000 Active 21 DOM
9. 2026-06-08
   days on market $269,000 Active 20 DOM
10. 2026-06-07
    pricedays on market $269,000 Active 19 DOM
11. 2026-06-03
    days on market $275,000 Active 15 DOM
12. 2026-06-02
    days on market $275,000 Active 14 DOM
13. 2026-06-01
    days on market $275,000 Active 13 DOM
14. 2026-05-31
    days on market $275,000 Active 12 DOM
15. 2026-05-19
    listed $275,000 Active 610-char remark

    Show marketing remark (610 chars)

    Welcome home to this wonderful 3 bed two bath home with a great open floor plan. Step inside and see new carpet and paint throughout. Great room, kitchen and dining room are open to each other which are great for entertaining. Step through your sliding doors and enter your large bonus room. Exit the bonus room straight outdoors to your fenced in pool area and have a great time floating or barbequing. The .48 acre lot also had a large 3 car detached garage which is a perfect shop for the car lover. Laundry room has its own private entrance and can be converted to another living area or bedroom if needed.

16. 2026-05-16
    historical
17. 2026-04-23
    status Active
18. 2026-04-13
    status Pending
19. 2026-04-09
    price $265,000
20. 2026-03-08
    status Active
21. 2026-03-05
    historical
22. 2026-03-01
    listed $274,000
23. 2026-02-27
    historical
24. 2025-11-07
    price $274,000
25. 2025-09-18
    price $279,000
26. 2025-08-14
    listed $289,000 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: $2,143 · $179/mo
• Projected year-2 tax: $2,189 · $182/mo
• Expected delta: +$46/yr (+$4/mo · 2.2%)

ⓘ 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 3/10 Moderate 7 d/yr ≥101°F today · 19 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: $25,948
• − Mortgage interest: −$14,732
• − Property taxes: −$2,143
• − Insurance: −$1,315
• − Repairs & maintenance: −$2,076
• − Management: −$2,076
• − Depreciation: −$7,651
• Taxable loss: −$4,045
• Est. tax savings @ 24.0%: +$971
• After-tax cash flow: $1,461/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

• 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

-4.8% since first listed

12 events — show timeline

• 2026-05-19 Listed $275,000 MIBOR as Distributed by MLS Grid
• 2026-05-16 Listing Removed — MIBOR as Distributed by MLS Grid
• 2026-04-23 Relisted — MIBOR as Distributed by MLS Grid
• 2026-04-13 Pending — MIBOR as Distributed by MLS Grid
• 2026-04-09 Price Changed $265,000 MIBOR as Distributed by MLS Grid
• 2026-03-08 Relisted — MIBOR as Distributed by MLS Grid
• 2026-03-05 Listing Removed — MIBOR as Distributed by MLS Grid
• 2026-03-01 Listed $274,000 MIBOR as Distributed by MLS Grid
• 2026-02-27 Listing Removed — MIBOR as Distributed by MLS Grid
• 2025-11-07 Price Changed $274,000 MIBOR as Distributed by MLS Grid
• 2025-09-18 Price Changed $279,000 MIBOR as Distributed by MLS Grid
• 2025-08-14 Listed $289,000 MIBOR as Distributed by MLS Grid

Property tax history

+3.6%/yr

Latest (2025): $2,143 · +8.1% YoY. Source: county tax records.