Rosewood Plan · Indianapolis city (balance), IN 46239

$274,990

3 bd · 2.0 ba · 1,434 sqft · SingleFamily · 170 Days on market

Good condition

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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 +6.3/30.0
• Schools +4.5/10.0
• Rent growth +4.0/5.0
• Condition / age +4.0/5.0
• Livability +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to the Rosewood at Palermo Gardens, the lowest-priced new single-family homes in Franklin Township. This two-car garage ranch home offers comfort and convenience on one exceptionally livable level. Enter the large foyer from the front or garage doors, where there's room to add functional family storage. Past the laundry room, the light-filled great room adjoins the gourmet kitchen, where a center island and separate dining space invite every opportunity to gather with friends and family. A full bath and two bedrooms will make guests feel at home, while you relax in the luxury owner's suite with a walk-in closet and dual vanity bath.

Key facts

• Large foyer
• Gourmet kitchen
• Two car garage

Tags

• TWO CAR GARAGE
• LARGE FOYER
• LIGHT FILLED GREAT ROOM
• GOURMET KITCHEN
• CENTER ISLAND
• SEPARATE DINING SPACE

🏗️ New construction. The $274,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $327,395.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-578 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (11.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (22.4% below list).
• Recommended offer: $213k (22.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• Franklin Township Community School Corporation (urban): math 42% / reading 47% proficiency, ranked #87 of 301 in IN (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Franklin Central Junior High (math 31% / reading 40%, grade F, #162 of 330 statewide, top 49%, 1,711 students, 51% FRL); Franklin Central High School (math 41% / reading 69%, grade C, #77 of 369 statewide, top 21%, 3,319 students, 46% FRL) — zoned schools average 48% FRL vs 29% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.1%/yr); 502 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 84d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 89% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,906 units permitted in Marion County in 2024 (621 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.
• Marion County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 170 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.

Recommended offer $213,267 (22.4% 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 170 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.65% ✗
• Cap rate: 4.18%
• Cash-on-cash: -7.56%
• DSCR: 0.66
• GRM: 12.8

CMA / ARV

• ARV (median comp): $327,395
• List price: $274,990
• Delta: -16.01%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4123 Palermo Garden Dr	0.10mi	2/2.0 (-1)	1,568 (+9%)	18mo	$282,890	$180	60
4121 Palermo Garden Dr	0.10mi	2/2.0 (-1)	1,563 (+9%)	18mo	$269,890	$173	60
10522 Hunters Crossing Blvd	0.49mi	3/2.0	1,600 (+12%)	3mo	$268,000	$168	55
10502 Mallard Glen Ct	0.49mi	3/2.0	1,633 (+14%)	2mo	$292,500	$179	52
9406 Northeastern Ave	0.68mi	3/2.0	1,338 (-7%)	16mo	$240,000	$179	44

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 · 6.11% rent growth · sell at horizon

5-year hold

• IRR: -26.1%
• Equity multiple: 0.10×
• Total profit: $-82,936
• Equity at exit: $48,816

10-year hold

• IRR: -15.2%
• Equity multiple: 0.03×
• Total profit: $-89,369
• Equity at exit: $28,307

Cash invested: $91,671 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 8 active · 3 under contract
• Months of supply: 9.6 mo (10%/mo absorbed)
• Median asking: $286,495 ($183/sqft)
• Median days on market: 50 d
• This list price: 38% of active listings are priced below it
• ARV vs active asking: +25.1% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 46239

• Home prices YoY: -29.2%
• Rents YoY: 6.1%
• Active inventory: 502
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,133 high
• Mortgage (P&I): −$1,717
• Tax est. 1.5%: −$409 /mo · $4,911/yr
• Insurance: −$136
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $-578

Break-even live

Break-even rent $2,864

Max offer price $243,795

Occupancy floor —

Sensitivity live

Price	-10% $-351	-5% $-465	+0% $-578	+5% $-691	+10% $-804
Rent	-10% $-746	-5% $-662	+0% $-578	+5% $-494	+10% $-409
Rate	-1.0pp $-413	-0.5pp $-494	base $-578	+0.5pp $-663	+1.0pp $-749

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: $81,849
• Closing costs: $9,822
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4146 Palermo Garden Dr Indianapolis, IN	3.0	2.0	1790	$2,100	$1.17	83d	1	0.13mi
4146 Palermo Garden Dr Indianapolis, IN	3.0	2.0	1790	$1,940	$1.08	40d	1	0.13mi
10606 Deercrest Ln Indianapolis, IN	3.0	2.0	1500	$1,695	$1.13	56d	1	0.56mi
4127 S Post Rd Indianapolis, IN	3.0	2.0	1460	$1,585	$1.09	119d	1	1.05mi
10166 Southeastern Ave Indianapolis, IN	2.0	1.5	1625	$1,295	$0.80	119d	1	1.16mi
9237 Kavanaugh Dr Indianapolis, IN	3.0	2.0	1503	$2,200	$1.46	113d	1	1.19mi
9203 Hemingway Dr Indianapolis, IN	3.0	2.0	1498	$2,395	$1.60	86d	1	1.32mi
9203 Hemingway Dr Indianapolis, IN	3.0	2.0	1498	$2,295	$1.53	62d	1	1.32mi
10608 Mangrove Dr Indianapolis, IN	3.0	2.5	1779	$2,250	$1.26	0d	1	1.41mi

Property features AI

Finance

• Other: Living area 1,434
• Financial info: List price $259,990

Exterior

• Parking: 2 parking spaces
• Utilities: Central air
• Home design: Plan: RosewoodNew construction plan

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Central air conditioning

Listing history 50 events

1. 2026-09-24
   days on market $274,990 Active 170 DOM
2. 2026-09-23
   days on market $274,990 Active 169 DOM
3. 2026-09-22
   days on market $274,990 Active 168 DOM
4. 2026-09-21
   days on market $274,990 Active 167 DOM
5. 2026-09-20
   days on market $274,990 Active 166 DOM
6. 2026-09-19
   days on market $274,990 Active 165 DOM
7. 2026-09-18
   days on market $274,990 Active 164 DOM
8. 2026-09-17
   days on market $274,990 Active 163 DOM
9. 2026-09-16
   days on market $274,990 Active 162 DOM
10. 2026-09-15
    days on market $274,990 Active 161 DOM
11. 2026-09-14
    days on market $274,990 Active 160 DOM
12. 2026-09-13
    days on market $274,990 Active 159 DOM
13. 2026-09-12
    days on market $274,990 Active 158 DOM
14. 2026-09-11
    pricedays on market $274,990 Active 157 DOM
15. 2026-09-05
    days on market $259,990 Active 151 DOM
16. 2026-09-04
    days on market $259,990 Active 150 DOM
17. 2026-09-03
    days on market $259,990 Active 149 DOM
18. 2026-08-31
    days on market $259,990 Active 146 DOM
19. 2026-08-30
    days on market $259,990 Active 145 DOM
20. 2026-08-29
    days on market $259,990 Active 144 DOM
21. 2026-08-28
    days on market $259,990 Active 143 DOM
22. 2026-08-27
    days on market $259,990 Active 142 DOM
23. 2026-08-26
    days on market $259,990 Active 141 DOM
24. 2026-08-25
    days on market $259,990 Active 140 DOM
25. 2026-08-24
    days on market $259,990 Active 139 DOM
26. 2026-08-23
    days on market $259,990 Active 138 DOM
27. 2026-08-22
    days on market $259,990 Active 137 DOM
28. 2026-08-21
    days on market $259,990 Active 136 DOM
29. 2026-08-20
    days on market $259,990 Active 135 DOM
30. 2026-08-19
    days on market $259,990 Active 134 DOM
31. 2026-08-18
    days on market $259,990 Active 133 DOM
32. 2026-08-17
    days on market $259,990 Active 132 DOM
33. 2026-08-16
    days on market $259,990 Active 131 DOM
34. 2026-08-15
    days on market $259,990 Active 130 DOM
35. 2026-08-14
    days on market $259,990 Active 129 DOM
36. 2026-08-13
    days on market $259,990 Active 128 DOM
37. 2026-08-12
    days on market $259,990 Active 127 DOM
38. 2026-08-11
    days on market $259,990 Active 126 DOM
39. 2026-08-10
    days on market $259,990 Active 125 DOM
40. 2026-08-09
    days on market $259,990 Active 124 DOM
41. 2026-08-08
    days on market $259,990 Active 123 DOM
42. 2026-08-07
    days on market $259,990 Active 122 DOM
43. 2026-08-06
    days on market $259,990 Active 121 DOM
44. 2026-08-05
    days on market $259,990 Active 120 DOM
45. 2026-08-04
    days on market $259,990 Active 119 DOM
46. 2026-08-03
    days on market $259,990 Active 118 DOM
47. 2026-07-31
    days on market $259,990 Active 115 DOM
48. 2026-07-30
    days on market $259,990 Active 113 DOM
49. 2026-07-28
    days on market $259,990 Active 112 DOM
50. 2026-07-26
    days on market $259,990 Active 110 DOM

ⓘ 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: $25,592
• − Mortgage interest: −$18,339
• − Property taxes: −$4,911
• − Insurance: −$1,637
• − Repairs & maintenance: −$2,047
• − Management: −$2,047
• − Depreciation: −$9,524
• Taxable loss: −$12,914
• Est. tax savings @ 24.0%: +$3,099
• After-tax cash flow: $-3,834/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.

Condition & rehab AI · 2 photos

Good 80/100 Cosmetic rehab Est. rehab $7,170–$21,510 screening

This Rosewood Plan home in Indianapolis is in good condition with a good exterior and interior. It has a good foundation and structure, and the HVAC and mechanical systems appear to be in good condition. The home is move-in ready with minor cosmetic improvements that can increase its value.

Value-add opportunities

• Both Painting the exterior siding — Fresh paint can enhance the curb appeal and increase the home's value. ↑
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value. ↑
• Both Interior touch-ups — Fresh paint and minor updates can make the interior more appealing and increase both resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 45/100

Zoned Schools

Middle Franklin Central Junior High F IN #162/330 Nat'l #7,347/14,009 High Franklin Central High School C IN #77/369 Nat'l #4,413/17,239

Schools (NCES district)

• District: Franklin Township Community School Corporation
• NCES district ID: 1803750
• Math proficiency: 42% ▼ -12.00%
• Reading proficiency: 47% ▼ -6.00%
• Median HH income: $67,825
• Composite: 39.91/100
• National rank: #3852
• State rank: #87 of 301 in IN

Livability — Indianapolis city (balance)

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Indianapolis city (balance), IN
• County: Marion County · 1,025,572 people
• City population: 881,119
• Metro: Indianapolis-Carmel-Anderson, IN
• Population (ZIP): 33,931
• Household income: $100,331
• Rent vs Own: 17.6% rent · 82.4% own
• Severe rent burden: 7% of renters

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Population outlook (Marion County) Hauer SSP2

• Today (2025): 1,025,572 people
• By 2030: 1,065,727 · +3.9%
• By 2040: 1,141,577 · +11.3%
• By 2050: 1,208,920 · +17.9%
• By 2075: 1,367,288 · +33.3%
• By 2100: 1,438,201 · +40.2%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 57% Black 24% Hispanic / Latino 9% Two or more races 9% Asian 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 1%
• Foreign-born: 7% · Canada, Philippines, China
• Languages at home: 89% English-only · Spanish 6% Other Indo-European 2% Chinese 1%

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Political lean MEDSL · Marion

• 2024 margin: Strong D (+27.7) · D 63.0% · R 35.3% · Other 1.7%
• 2008→2024 swing: -0.7pp no change · 2008: 28.4pp · 2024: 27.7pp
• All cycles: 2024: D+27.7 2020: D+29.1 2016: D+22.8 2012: D+22.2 2008: D+28.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -93.15%
• Current HPI: 226.1965
• Rent YoY: ▲ 6.11%
• Metro: Indianapolis-Carmel-Anderson, IN
• State GDP YoY: ▲ 2.90%
• F500 in state: 18

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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

Property features AI

Finance

• Other: Living area 1,434
• Financial info: List price $259,990

Exterior

• Parking: 2 parking spaces
• Utilities: Central air
• Home design: Plan: RosewoodNew construction plan

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Central air conditioning