3769 Limelight Ln · Whitestown, IN 46075

$330,000

4 bd · 2.5 ba · 2,692 sqft · SingleFamily public records · 19 Days on market

Built 2004 6,970 sqft lot $123/sqft · at area comps Est $330k · at est. $42/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).

• Cash flow +14.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 4 Bedrooms/2.5 Baths in desirable Walker Farms. Numerous upgrades & improvements include: new Carrier Heat Pump/ tankless H2O htr/high end SS appls/restored & re-painted walls & ceilings/newer flooring thru out/remodeled kitchen - ctr isle/walk-in pantry/new custom counter and fixtures in kitchen & baths. Luxurious & spacious master w/dbl WIC's, dbl sinks plus ceramic floor & jetted tub. Tasteful selections offer quality feel with plantations blinds & designer lighting. Open concept main level w/ brick hearth in great room and windows galore. New 3-D roof on South/privacy fence & green space behind. Easy walk to trails, parks & pool. Convenient to Anson/Z'ville shopping & dining and just minutes to I-65 for commuting.

Key facts

• Roof changed
• Siding changed
• Storage unit

Tags

• ROOF CHANGED
• SIDING CHANGED
• STORAGE UNIT

Property features AI

Finance

• Other: Mandatory fee ownership interest
• HOA & community: HOA with semi-annual fee ($250 every six months)

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Municipal sewer
• Home design: Single family residence; Two levels; Residential property
• Construction: Vinyl siding; Slab foundation
• Exterior features: Covered patio/porch; Lot under 1/4 acre (approximately 0.16 acre)

Interior

• Kitchen: Electric oven; Microwave; Dishwasher; Refrigerator
• Bedrooms: 4 bedrooms on the upper level; Office on the main level
• Bathrooms: 2 full bathrooms (upper level); 1 half bathroom (main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Great room; Covered patio/porch; Fireplace in family room
• Laundry & utility: Washer; Dryer; Upper-level laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $61 ($736/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 $283k (14.2% below list).
• Recommended offer: $283k (14.2% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.2% in Whitestown — 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 73/100 on livability (#109 in IN) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living A; Watch: amenities F, commute F, health & safety F.
• Lebanon Community School Corporation (town): math 41% / reading 44% proficiency, ranked #115 of 301 in IN (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Perry Worth Elementary School (math 57% / reading 47%, grade C-, #237 of 994 statewide, top 26%, 430 students, 30% FRL); Lebanon Middle School (math 35% / reading 40%, grade F, #146 of 330 statewide, top 46%, 807 students, 46% FRL); Lebanon Senior High School (math 43% / reading 68%, grade C, #75 of 369 statewide, top 20%, 1,027 students, 38% FRL) — zoned schools at 38% FRL track the district average.
• Market conditions: Rents flat; 270 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 898 units permitted in Boone County in 2024 (0 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 $10k of value loss. Plan a longer hold.
• Boone County population projected at +46% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($325k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y 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 $283,233 (14.2% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.86% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.80%
• DSCR: 1.04
• GRM: 9.7

CMA / ARV

• ARV (median comp): $330,262
• List price: $330,000
• Delta: -0.08%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6559 Seabiscuit Rd	0.33mi	4/2.5	2,618 (-3%)	1mo	$415,000	$159	80
3413 Roundlake Ln	0.35mi	4/3.0	2,832 (+5%)	1mo	$400,000	$141	72
6548 Seattle Slew Dr	0.52mi	4/2.5	2,602 (-3%)	0mo	$445,000	$171	70
6724 Red Barn Dr	0.58mi	4/2.5	2,630 (-2%)	1mo	$414,900	$158	68
3851 Tartan Trl	0.13mi	5/2.5 (+1)	3,050 (+13%)	2mo	$407,500	$134	66
5767 Bluff View Ln	0.60mi	3/2.5 (-1)	2,640 (-2%)	2mo	$365,000	$138	62
6911 Emerald Ln	0.66mi	5/3.0 (+1)	2,718 (+1%)	1mo	$424,990	$156	60
5783 Blue Sky Dr	0.61mi	4/2.5	2,456 (-9%)	0mo	$369,900	$151	57
5752 Bluff View Ln	0.63mi	3/2.5 (-1)	2,528 (-6%)	1mo	$369,900	$146	55
4649 Indigo Blue Blvd	0.52mi	3/2.5 (-1)	2,456 (-9%)	2mo	$350,000	$143	54
6856 Seabiscuit Rd	0.58mi	4/2.5	2,390 (-11%)	1mo	$395,000	$165	53
3359 Churchill Ln	0.51mi	3/2.5 (-1)	2,410 (-10%)	1mo	$405,000	$168	53

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 · 0.77% rent growth · sell at horizon

5-year hold

• IRR: -17.5%
• Equity multiple: 0.40×
• Total profit: $-55,808
• Equity at exit: $49,204

10-year hold

• IRR: -14.1%
• Equity multiple: 0.26×
• Total profit: $-68,050
• Equity at exit: $28,532

Cash invested: $92,400 (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 46075

• Home prices YoY: -20.0%
• Rents YoY: 0.8%
• Active inventory: 270
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,832 high
• Mortgage (P&I): −$1,731
• Tax from tax record: −$266 /mo · $3,194/yr
• Insurance: −$138
• HOA: −$42
• Vacancy / Maint / Mgmt: −$595
• Net cashflow: $61

Break-even live

Break-even rent $2,755

Max offer price $330,000

Occupancy floor 93%

Sensitivity live

Price	-10% $248	-5% $155	+0% $61	+5% $-32	+10% $-125
Rent	-10% $-162	-5% $-51	+0% $61	+5% $173	+10% $285
Rate	-1.0pp $227	-0.5pp $145	base $61	+0.5pp $-24	+1.0pp $-111

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3766 White Cliff Way Unit 1464961P Whitestown, IN	5.0	2.0	2798	$5,704	$2.04	4d	1	0.05mi
3786 White Cliff Way Whitestown, IN	3.0	2.0	1944	$1,971	$1.01	45d	1	0.06mi
3807 Tartan Trl Whitestown, IN	3.0	3.0	2130	$2,381	$1.12	45d	1	0.06mi
3822 Limelight Ln Whitestown, IN	3.0	2.5	2760	$2,149	$0.78	45d	1	0.07mi
6259 Dusty Laurel Dr Whitestown, IN	3.0	2.5	2736	$2,320	$0.85	45d	1	0.24mi
3823 Indigo Blue Blvd Whitestown, IN	3.0	2.5	1992	$1,941	$0.97	14d	1	0.28mi
3825 Gray Heather Ln Whitestown, IN	3.0	2.5	1992	$1,976	$0.99	9d	1	0.34mi
6258 Colonial Dr Whitestown, IN	3.0	2.5	1900	$2,150	$1.13	45d	1	0.42mi
5773 Weeping Willow Pl Whitestown, IN	4.0	2.5	2514	$2,201	$0.88	9d	1	0.48mi
408 S Main St Whitestown, IN	3.0	2.0	3004	$1,799	$0.60	4d	1	0.49mi
3340 Preakness St Whitestown, IN	4.0	2.5	2426	$2,699	$1.11	4d	1	0.54mi
5782 Open Fields Dr Whitestown, IN	3.0	2.5	2672	$2,426	$0.91	25d	1	0.63mi
3567 Sugar Grove Dr Unit 1542524P Whitestown, IN	3.0	2.0	1829	$3,369	$1.84	0d	1	0.80mi
6251 Rhinecliff Dr Whitestown, IN	5.0	2.5	2376	$2,399	$1.01	45d	1	0.92mi
2838 Maricopa Blvd Whitestown, IN	3.0	2.5	3156	$2,400	$0.76	45d	1	0.92mi
6389 Wasco Dr Whitestown, IN	3.0	2.5	1802	$2,150	$1.19	6d	1	0.99mi
2881 Cross Branch Dr Whitestown, IN	3.0–4.0	2.5	1835	$2,399	$1.31	21d	4	1.06mi
2606 Plano Dr Unit NA Whitestown, IN	4.0	3.0	2119	$2,600	$1.23	0d	1	1.16mi
2557 Lamar Dr Whitestown, IN	4.0	2.5	1981	$2,199	$1.11	45d	1	1.21mi
6924 Park Grove Blvd Whitestown, IN	4.0	3.0	2539	$2,476	$0.98	0d	1	1.25mi
6831 Orchard Run Cir Whitestown, IN	4.0	2.5	2131	$2,350	$1.10	0d	1	1.47mi
7073 Fowler Dr Whitestown, IN	4.0	3.5	2491	$2,550	$1.02	0d	1	1.48mi

HOA detail

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

Listing history 13 events

1. 2026-05-18
   status Pending 705-char remark
2. 2026-04-27
   listed $330,000 Active 705-char remark
3. 2018-05-02
   soldstatus $215,000
4. 2018-05-01
   soldstatus $215,000 Sold 781-char remark

   Show marketing remark (781 chars)

   Spacious 4 Bedrooms/2.5 Baths in desirable Walker Farms. Numerous upgrades & improvements include: new Carrier Heat Pump/ tankless H2O htr/high end SS appls/restored & re-painted walls & ceilings/newer flooring thru out/remodeled kitchen - ctr isle/walk-in pantry/new custom counter and fixtures in kitchen & baths. Luxurious & spacious master w/dbl WIC's, dbl sinks plus ceramic floor & jetted tub. Tasteful selections offer quality feel with plantations blinds & designer lighting. Open concept main level w/ brick hearth in great room and windows galore. New 3-D roof on South/privacy fence & green space behind. Easy walk to trails, parks & pool. Convenient to Anson/Z'ville shopping & dining and just minutes to I-65 for commuting.

5. 2018-04-08
   status Pending 781-char remark

   Show marketing remark (781 chars)

   Spacious 4 Bedrooms/2.5 Baths in desirable Walker Farms. Numerous upgrades & improvements include: new Carrier Heat Pump/ tankless H2O htr/high end SS appls/restored & re-painted walls & ceilings/newer flooring thru out/remodeled kitchen - ctr isle/walk-in pantry/new custom counter and fixtures in kitchen & baths. Luxurious & spacious master w/dbl WIC's, dbl sinks plus ceramic floor & jetted tub. Tasteful selections offer quality feel with plantations blinds & designer lighting. Open concept main level w/ brick hearth in great room and windows galore. New 3-D roof on South/privacy fence & green space behind. Easy walk to trails, parks & pool. Convenient to Anson/Z'ville shopping & dining and just minutes to I-65 for commuting.

6. 2018-03-20
   historical Active with Contingency 781-char remark

   Show marketing remark (781 chars)

   Spacious 4 Bedrooms/2.5 Baths in desirable Walker Farms. Numerous upgrades & improvements include: new Carrier Heat Pump/ tankless H2O htr/high end SS appls/restored & re-painted walls & ceilings/newer flooring thru out/remodeled kitchen - ctr isle/walk-in pantry/new custom counter and fixtures in kitchen & baths. Luxurious & spacious master w/dbl WIC's, dbl sinks plus ceramic floor & jetted tub. Tasteful selections offer quality feel with plantations blinds & designer lighting. Open concept main level w/ brick hearth in great room and windows galore. New 3-D roof on South/privacy fence & green space behind. Easy walk to trails, parks & pool. Convenient to Anson/Z'ville shopping & dining and just minutes to I-65 for commuting.

7. 2018-02-23
   listed $215,000 Active 781-char remark

   Show marketing remark (781 chars)

   Spacious 4 Bedrooms/2.5 Baths in desirable Walker Farms. Numerous upgrades & improvements include: new Carrier Heat Pump/ tankless H2O htr/high end SS appls/restored & re-painted walls & ceilings/newer flooring thru out/remodeled kitchen - ctr isle/walk-in pantry/new custom counter and fixtures in kitchen & baths. Luxurious & spacious master w/dbl WIC's, dbl sinks plus ceramic floor & jetted tub. Tasteful selections offer quality feel with plantations blinds & designer lighting. Open concept main level w/ brick hearth in great room and windows galore. New 3-D roof on South/privacy fence & green space behind. Easy walk to trails, parks & pool. Convenient to Anson/Z'ville shopping & dining and just minutes to I-65 for commuting.

8. 2016-04-22
   soldstatus $139,000
9. 2016-04-11
   soldstatus $139,000 Sold

   Show marketing remark (249 chars)

   Reverse osmosis drinking tap, water softener, tank-less water heater, all appliances stay including washer & dryer. His & her closets in master, 4 spacious bedrooms in much desired Walker farms. Home is in need of cosmetic's. Priced to sell.

10. 2016-02-25
    historical Active with Contingency

    Show marketing remark (249 chars)

    Reverse osmosis drinking tap, water softener, tank-less water heater, all appliances stay including washer & dryer. His & her closets in master, 4 spacious bedrooms in much desired Walker farms. Home is in need of cosmetic's. Priced to sell.

11. 2016-02-15
    listed $140,000 Active

    Show marketing remark (249 chars)

    Reverse osmosis drinking tap, water softener, tank-less water heater, all appliances stay including washer & dryer. His & her closets in master, 4 spacious bedrooms in much desired Walker farms. Home is in need of cosmetic's. Priced to sell.

12. 2006-12-27
    historical
13. 2006-06-28
    listed $159,900

ⓘ 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: $3,194 · $266/mo
• Projected year-2 tax: $3,194 · $266/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 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 · 18 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: $33,988
• − Mortgage interest: −$18,485
• − Property taxes: −$3,194
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,719
• − Management: −$2,719
• − HOA: −$504
• − Depreciation: −$9,600
• Taxable loss: −$4,883
• Est. tax savings @ 24.0%: +$1,172
• After-tax cash flow: $1,908/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: Lebanon Community School Corporation
• NCES district ID: 1805790
• Math proficiency: 41% ▼ -11.00%
• Reading proficiency: 44% ▼ -5.00%
• Median HH income: $52,178
• Composite: 36.77/100
• National rank: #4571
• State rank: #115 of 301 in IN

Livability — Whitestown

• Score: 73/100
• State rank: #109
• US rank: #5691

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Whitestown, IN
• County: Boone County · 69,822 people
• City population: 9,509
• Metro: Indianapolis-Carmel-Anderson, IN
• Population (ZIP): 9,509
• Household income: $117,002
• Rent vs Own: 24.0% rent · 76.0% own
• Severe rent burden: 287.0

Population outlook (Boone County) Hauer SSP2

• Today (2025): 77,877 people
• By 2030: 85,185 · +9.4%
• By 2040: 99,753 · +28.1%
• By 2050: 113,572 · +45.8%
• By 2075: 145,674 · +87.1%
• By 2100: 161,165 · +106.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 6% Asian 4% Hispanic / Latino 3% Black 3%
• Common ancestry: Italian 4% Romanian 3% Slovak 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 91% English-only · Other Indo-European 5% Spanish 2% Chinese 1%

Political lean MEDSL · Boone

• 2024 margin: R (+16.0) · D 41.0% · R 57.0% · Other 2.0%
• 2008→2024 swing: +9.8pp toward D · 2008: -25.8pp · 2024: -16.0pp
• All cycles: 2024: R+16.0 2020: R+18.4 2016: R+29.5 2012: R+37.8 2008: R+25.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -49.51%
• Current HPI: 198.3353
• Rent YoY: ▲ 0.77%
• 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

+99.0% since first listed

14 events — show timeline

• 2026-06-18 Sold (MLS) $318,200 MIBOR as Distributed by MLS Grid
• 2026-05-18 Pending — MIBOR as Distributed by MLS Grid
• 2026-04-27 Listed $330,000 MIBOR as Distributed by MLS Grid
• 2018-05-02 Sold (Public Records) $215,000 Public Records
• 2018-05-01 Sold (MLS) $215,000 MIBOR as Distributed by MLS Grid
• 2018-04-08 Pending — MIBOR as Distributed by MLS Grid
• 2018-03-20 Contingent — MIBOR as Distributed by MLS Grid
• 2018-02-23 Listed $215,000 MIBOR as Distributed by MLS Grid
• 2016-04-22 Sold (Public Records) $139,000 Public Records
• 2016-04-11 Sold (MLS) $139,000 MIBOR as Distributed by MLS Grid
• 2016-02-25 Contingent — MIBOR as Distributed by MLS Grid
• 2016-02-15 Listed $140,000 MIBOR as Distributed by MLS Grid
• 2006-12-27 Listing Removed — MIBOR as Distributed by MLS Grid
• 2006-06-28 Listed $159,900 MIBOR as Distributed by MLS Grid

Property tax history

+5.1%/yr

Latest (2025): $3,194 · -8.1% YoY. Source: county tax records.