5748 Arcade Blvd · McCordsville, IN 46055

$389,999

4 bd · 3.5 ba · 2,817 sqft · Land · 71 Days on market

Built 2026 2,880 sqft lot $250/mo HOA · 9% of rent ↓ 1% since listing

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +5.3/30.0
• Schools +4.1/10.0
• Rent growth +3.8/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Burg at 5748 Arcade Boulevard in Colonnade! This beautifully designed three-story home begins with a welcoming first floor that includes a flex room, a game room, a comfortable bedroom and a full bathroom. On the second floor, open concept living brings together the great room, casual dining area and a kitchen with a spacious island, offering an easy flow for everyday routines. The tucked away primary suite provides a serene escape with its spa like bathroom and generous walk-in closet. A laundry room and powder room add extra convenience on this level. The third floor offers even more room to relax and unwind. Here you'll find two additional secondary bedrooms with walk in closets, a full bathroom and a comfortable loft that feels perfect for movie nights or quiet downtime. Welcome to McCordsville, one of the best places to live in Indiana! Outside, discover a peaceful pond, walking trails and open spaces. Plus, the McCord Square Downtown District is on the way and will feature an outdoor amphitheater for concerts and shows! Additional Highlights Include: rear deck on 2nd floor, sliding glass door out to the deck, extra storage space in the garage, water softener rough-in located in the utility room, gas line in kitchen for future gas range, and water closet in the primary bath. MLS#22094055

Key facts

• Flex room
• Great room
• Game room

Tags

• OVERSIZED PANTRY
• CORNER LOT
• 1ST FLOOR GUEST SUITE
• FLEX ROOM
• GAME ROOM
• GREAT ROOM

Property features AI

Finance

• Other: Mandatory fee ownership interest type
• HOA & community: Homeowners association with monthly fee (includes lawncare, structure maintenance, entrance common maintenance, snow removal) — Covenants & Restrictions apply; Association provides maintenance and snow removal

Exterior

• Parking: Attached 2-car garage with approximately 490 sq ft; Garage faces rear; Garage includes storage, garage door opener, and keyless entry; Concrete driveway and alley access
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; Municipal sewer connected; No solid waste service listed
• Home design: Single family residence (attached property); New construction by Taylor Morrison; Three or more levels; Faces south; Low-maintenance lifestyle
• Construction: Brick and cement siding exterior; Slab foundation; Property listed as completed / new construction
• Exterior features: Covered patio/porch; Deck; No fence; Curbs, sidewalks and street lights in neighborhood; Small trees (under 20 ft)

Interior

• Kitchen: Electric oven; Microwave with hood; Dishwasher; Disposal
• Bedrooms: Four bedrooms total (one on the main level, three on the upper level); Primary bedroom includes a walk-in closet
• Bathrooms: Three full bathrooms; One half bathroom; Primary bathroom with full shower stall, double sinks, and suite layout
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Attic access; Kitchen island; Pantry; Smart thermostat; Walk-in closets; Painted woodwork
• Laundry & utility: Laundry room on upper level with full hookups; Electric water heater

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath land listed at $390k.

Deal economics

• At list price, monthly cash flow is $-866 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $265k (32.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $263k (32.5% below list).
• Recommended offer: $263k (32.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#181 in IN) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Mt Vernon Community School Corporation (rural): math 43% / reading 48% proficiency, ranked #70 of 301 in IN (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Mccordsville Elementary School (math 54% / reading 38%, grade D-, #357 of 994 statewide, top 37%, 673 students, 25% FRL); Mt Vernon High School (math 41% / reading 71%, grade C, #73 of 369 statewide, top 20%, 1,431 students, 27% FRL).
• Market conditions: Rents rising fast (+5.2%/yr); 422 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 1,091 units permitted in Hancock County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Hancock County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($367k) is reasonable based on typical stale-listing flexibility.
• 2 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 $263,210 (32.5% 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 71 days. Have you received any prior offers? Is the seller open to a 33% 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 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?
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: 0.67% ✗
• Cap rate: 3.63%
• Cash-on-cash: -9.51%
• DSCR: 0.58
• GRM: 12.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.18% rent growth · sell at horizon

5-year hold

• IRR: -30.6%
• Equity multiple: -0.03×
• Total profit: $-112,250
• Equity at exit: $58,150

10-year hold

• IRR: -23.8%
• Equity multiple: -0.31×
• Total profit: $-142,659
• Equity at exit: $33,720

Cash invested: $109,200 (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 46055

• Home prices YoY: -20.1%
• Rents YoY: 5.2%
• Active inventory: 422
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $2,632 high
• Mortgage (P&I): −$2,045
• Tax est. 1.5%: −$487 /mo · $5,850/yr
• Insurance: −$162
• HOA: −$250
• Vacancy / Maint / Mgmt: −$553
• Net cashflow: $-866

Break-even live

Break-even rent $3,728

Max offer price $264,711

Occupancy floor —

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: $97,500
• Closing costs: $11,700
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5790 Arcade Blvd McCordsville, IN	3.0	2.5	2021	$2,250	$1.11	20d	1	0.04mi
5743 W 750 N Unit 5743 750 McCordsville, IN	3.0	2.5	2400	$2,050	$0.85	4d	1	0.04mi
6032 Windsor Dr Unit MC McCordsville, IN	3.0	4.0	2320	$2,400	$1.03	23d	1	0.41mi
5510 Wood Spring Ln McCordsville, IN	3.0	2.5	2009	$2,091	$1.04	21d	1	1.07mi
7044 N Mesquite Ct McCordsville, IN	3.0	2.0	2073	$1,991	$0.96	7d	1	1.14mi
6077 W Jamison Dr McCordsville, IN	4.0	2.5	1951	$2,569	$1.32	4d	1	1.23mi
8775 N Springview Dr McCordsville, IN	4.0	2.5	3062	$2,476	$0.81	12d	1	1.33mi
6654 Willow Way McCordsville, IN	3.0–4.0	2.0–2.5	1810	$2,590	$1.43	1d	10	1.38mi

HOA detail

• Monthly dues: $250 · $3,000/yr
• Likely covers: watergas

Listing history 18 events

1. 2026-06-18
   days on market $389,999 Active 71 DOM
2. 2026-06-17
   days on market $389,999 Active 70 DOM
3. 2026-06-16
   days on market $389,999 Active 69 DOM
4. 2026-06-15
   days on market $389,999 Active 68 DOM
5. 2026-06-13
   days on market $389,999 Active 66 DOM
6. 2026-06-13
   days on market $389,999 Active 65 DOM
7. 2026-06-09
   days on market $389,999 Active 62 DOM
8. 2026-06-08
   days on market $389,999 Active 61 DOM
9. 2026-06-07
   days on market $389,999 Active 60 DOM
10. 2026-06-05
    days on market $389,999 Active 57 DOM
11. 2026-06-03
    days on market $389,999 Active 56 DOM
12. 2026-06-02
    days on market $389,999 Active 55 DOM
13. 2026-06-01
    days on market $389,999 Active 54 DOM
14. 2026-05-31
    days on market $389,999 Active 53 DOM
15. 2026-05-14
    price $394,999 1328-char remark

    Show marketing remark (1328 chars)

    Welcome to the Burg at 5748 Arcade Boulevard in Colonnade! This beautifully designed three-story home begins with a welcoming first floor that includes a flex room, a game room, a comfortable bedroom and a full bathroom. On the second floor, open concept living brings together the great room, casual dining area and a kitchen with a spacious island, offering an easy flow for everyday routines. The tucked away primary suite provides a serene escape with its spa like bathroom and generous walk-in closet. A laundry room and powder room add extra convenience on this level. The third floor offers even more room to relax and unwind. Here you'll find two additional secondary bedrooms with walk in closets, a full bathroom and a comfortable loft that feels perfect for movie nights or quiet downtime. Welcome to McCordsville, one of the best places to live in Indiana! Outside, discover a peaceful pond, walking trails and open spaces. Plus, the McCord Square Downtown District is on the way and will feature an outdoor amphitheater for concerts and shows! Additional Highlights Include: rear deck on 2nd floor, sliding glass door out to the deck, extra storage space in the garage, water softener rough-in located in the utility room, gas line in kitchen for future gas range, and water closet in the primary bath. MLS#22094055

16. 2026-05-13
    price $394,999
17. 2026-04-08
    listed $399,999 Active
18. 2026-03-08
    listed $399,999 Active 1328-char remark

    Show marketing remark (1328 chars)

    Welcome to the Burg at 5748 Arcade Boulevard in Colonnade! This beautifully designed three-story home begins with a welcoming first floor that includes a flex room, a game room, a comfortable bedroom and a full bathroom. On the second floor, open concept living brings together the great room, casual dining area and a kitchen with a spacious island, offering an easy flow for everyday routines. The tucked away primary suite provides a serene escape with its spa like bathroom and generous walk-in closet. A laundry room and powder room add extra convenience on this level. The third floor offers even more room to relax and unwind. Here you'll find two additional secondary bedrooms with walk in closets, a full bathroom and a comfortable loft that feels perfect for movie nights or quiet downtime. Welcome to McCordsville, one of the best places to live in Indiana! Outside, discover a peaceful pond, walking trails and open spaces. Plus, the McCord Square Downtown District is on the way and will feature an outdoor amphitheater for concerts and shows! Additional Highlights Include: rear deck on 2nd floor, sliding glass door out to the deck, extra storage space in the garage, water softener rough-in located in the utility room, gas line in kitchen for future gas range, and water closet in the primary bath. MLS#22094055

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $31,585
• − Mortgage interest: −$21,846
• − Property taxes: −$5,850
• − Insurance: −$1,950
• − Repairs & maintenance: −$2,527
• − Management: −$2,527
• − HOA: −$3,000
• − Depreciation: −$11,345
• Taxable loss: −$17,460
• Est. tax savings @ 24.0%: +$4,190
• After-tax cash flow: $-6,200/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: Mt Vernon Community School Corporation
• NCES district ID: 1807260
• Math proficiency: 43% ▼ -12.00%
• Reading proficiency: 48% ▼ -7.00%
• Median HH income: $73,671
• Composite: 41.3/100
• National rank: #3514
• State rank: #70 of 301 in IN

Livability — McCordsville

• Score: 69/100
• State rank: #181
• US rank: #8388

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: McCordsville, IN
• County: Hancock County · 59,521 people
• City population: 16,010
• Metro: Indianapolis-Carmel-Anderson, IN
• Population (ZIP): 16,010
• Household income: $113,784
• Rent vs Own: 17.7% rent · 82.3% own
• Severe rent burden: 58.0

Population outlook (Hancock County) Hauer SSP2

• Today (2025): 77,820 people
• By 2030: 79,914 · +2.7%
• By 2040: 82,734 · +6.3%
• By 2050: 83,348 · +7.1%
• By 2075: 82,439 · +5.9%
• By 2100: 74,181 · -4.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 13% Two or more races 6% Hispanic / Latino 4% Asian 1%
• Common ancestry: Lithuanian 3% Italian 3% Romanian 3%
• Foreign-born: 4% · Canada, Vietnam, Jamaica
• Languages at home: 94% English-only · Spanish 4%

Political lean MEDSL · Hancock

• 2024 margin: Solid R (+33.7) · D 32.2% · R 65.9% · Other 1.9%
• 2008→2024 swing: -4.1pp toward R · 2008: -29.6pp · 2024: -33.7pp
• All cycles: 2024: R+33.7 2020: R+37.5 2016: R+44.8 2012: R+41.0 2008: R+29.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -52.35%
• Current HPI: 207.9764
• Rent YoY: ▲ 5.18%
• 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

-1.3% since first listed

4 events — show timeline

• 2026-05-14 Price Changed $394,999 Zillow
• 2026-05-13 Price Changed $394,999 MIBOR as Distributed by MLS Grid
• 2026-04-08 Listed $399,999 MIBOR as Distributed by MLS Grid
• 2026-03-08 Listed $399,999 Zillow

Property tax history

+111.0%/yr

Latest (2025): $18 · +111.0% YoY. Source: county tax records.