14877 Edgebrook Dr · Fishers, IN 46040

$719,000

3 bd · 4.0 ba · 4,120 sqft · SingleFamily public records · 5 Days on market

Built 2015 0.31 ac lot Est $589k · 22% over $66/mo HOA · 3% of rent

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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).

• Schools +5.3/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +0.2/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This Arts & Crafts style home is stunning the moment you drive up featuring a wrap @ front porch. 10' 1st flr ceilings, large kitchen w/espresso cabinets, granite countertops, dbl ovens, opening to hearth rm w/lots of windows, hardwoods thruout much of the 1st flr, separate office w/glass doors, covered rear porch, finished bsmt. Master bdrm features dbl tray ceiling, walk-in shower, his/her walk-in closets. Sec. bdrms feature all walk-in closets & 2 add'l baths (1 private & 1 jack n jill).

Key facts

• Finished basement
• Granite countertops
• Chef's kitchen

Tags

• PRIVATE HOME OFFICE
• CHEF'S KITCHEN
• GRANITE COUNTERTOPS
• EXPANSIVE CENTER ISLAND
• FINISHED BASEMENT
• COVERED REAR PORCH

Property features AI

Finance

• Other: Lot approximately 0.31 acres (quarter to half acre range)
• HOA & community: HOA with annual fee; Annual HOA fee covers insurance and maintenance and includes park/playground access; Community pool; HOA governed by covenants and restrictions

Exterior

• Parking: Attached 3-car garage (finished)
• Security: Smoke alarm
• Utilities: Public water; Municipal sewer connected; Solid waste service available
• Home design: Single-family residence; Two levels; Ownership subject to mandatory HOA fees
• Construction: Brick and cement siding exterior; Concrete perimeter foundation and crawl space; Builder: Dress Homes
• Exterior features: Covered patio/porch; Sidewalks; Storm sewer

Interior

• Kitchen: Gas cooktop; Double oven; Microwave; Dishwasher; Disposal; Exhaust fan
• Bedrooms: Four upper-level bedrooms; Primary bedroom with walk-in closet
• Flooring: Hardwood floors
• Bathrooms: Four full bathrooms; One half bathroom; Primary bath with double sinks, separate shower, full tub and garden tub
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: High ceilings; Tray ceilings; Walk-in closets; Hardwood floors; Painted woodwork; Kitchen island; Pantry; Jack-and-Jill bath
• Laundry & utility: Main-level laundry; Gas water heater; Sump pump with backup; Smoke alarm

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath single-family listed at $719k.

Deal economics

• At list price, monthly cash flow is $-3k ($-39k/yr) — negative.
• To cash-flow at today's rent, offer at most $150k (79.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (73.5% below list).
• Recommended offer: $150k (79.1% below list) — sets the bar for cash-flow.
• Cap rate 0.9% vs local median 3.6% in Fishers — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 83/100 on livability (#11 in IN, #898 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, amenities 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.
• Market conditions: 303 active listings in the ZIP; 4,661 units permitted in Hamilton County in 2024 (1,528 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $22k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y 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.
• Current owner paid $440k; list at $719k implies a 63% gain — meaningful room to come down on a strong offer.

Recommended offer $150,468 (79.1% 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 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?
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: 0.27% ✗
• Cap rate: 0.92%
• Cash-on-cash: -19.18%
• DSCR: 0.15
• GRM: 31.4

CMA / ARV

• ARV (on-the-fly): $589,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10001 Copper Saddle Bnd	0.13mi	4/3.0 (+1)	4,303 (+4%)	0mo	$680,500	$158	77
14878 Horse Branch Way	0.11mi	4/3.5 (+1)	4,273 (+4%)	9mo	$665,000	$156	74
9901 Copper Saddle	0.21mi	4/4.5 (+1)	3,990 (-3%)	7mo	$580,000	$145	72
10113 Gallop Ln	0.31mi	4/3.5 (+1)	4,257 (+3%)	11mo	$560,000	$132	64
10166 Ranford Blvd	0.47mi	4/2.5 (+1)	4,110 (-0%)	4mo	$500,000	$122	63
10389 Blue Ribbon Blvd	0.33mi	4/2.5 (+1)	4,271 (+4%)	6mo	$537,000	$126	62
14691 Thor Run Dr	0.53mi	4/4.5 (+1)	4,386 (+6%)	4mo	$745,000	$170	55
10490 Cleary Trace Dr	0.56mi	4/2.5 (+1)	4,232 (+3%)	9mo	$605,000	$143	51
9756 Brook Meadow Dr	0.68mi	4/3.5 (+1)	4,048 (-2%)	11mo	$460,000	$114	49
15303 Ackerley Dr	0.37mi	4/2.5 (+1)	4,566 (+11%)	7mo	$525,000	$115	48
14494 Christie Ann Dr	0.57mi	4/3.5 (+1)	3,782 (-8%)	9mo	$679,525	$180	45
14359 Misty Cove Ln	0.64mi	4/3.0 (+1)	4,532 (+10%)	4mo	$635,000	$140	41

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -55.6%
• Equity multiple: -0.60×
• Total profit: $-321,606
• Equity at exit: $107,205

10-year hold

• IRR: —
• Equity multiple: -1.70×
• Total profit: $-544,479
• Equity at exit: $62,166

Cash invested: $201,320 (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 46040

• Home prices YoY: -24.4%
• Active inventory: 303
• Price-to-rent: 31.4×

Monthly cashflow live

• Estimated rent: $1,909 medium
• Mortgage (P&I): −$3,771
• Tax from tax record: −$590 /mo · $7,083/yr
• Insurance: −$300
• HOA: −$66
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $-3,218

Break-even live

Break-even rent $5,983

Max offer price $150,468

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: $179,750
• Closing costs: $21,570
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $66 · $792/yr

Listing history 7 events

1. 2026-05-21
   listed $719,000 Active
2. 2016-04-07
   soldstatus $439,900 Sold 507-char remark

   Show marketing remark (507 chars)

   This Arts & Crafts style home is stunning the moment you drive up featuring a wrap @ front porch. 10' 1st flr ceilings, large kitchen w/espresso cabinets, granite countertops, dbl ovens, opening to hearth rm w/lots of windows, hardwoods thruout much of the 1st flr, separate office w/glass doors, covered rear porch, finished bsmt. Master bdrm features dbl tray ceiling, walk-in shower, his/her walk-in closets. Sec. bdrms feature all walk-in closets & 2 add'l baths (1 private & 1 jack n jill).

3. 2016-02-16
   status Pending 507-char remark

   Show marketing remark (507 chars)

   This Arts & Crafts style home is stunning the moment you drive up featuring a wrap @ front porch. 10' 1st flr ceilings, large kitchen w/espresso cabinets, granite countertops, dbl ovens, opening to hearth rm w/lots of windows, hardwoods thruout much of the 1st flr, separate office w/glass doors, covered rear porch, finished bsmt. Master bdrm features dbl tray ceiling, walk-in shower, his/her walk-in closets. Sec. bdrms feature all walk-in closets & 2 add'l baths (1 private & 1 jack n jill).

4. 2015-12-11
   price $439,900 507-char remark

   Show marketing remark (507 chars)

   This Arts & Crafts style home is stunning the moment you drive up featuring a wrap @ front porch. 10' 1st flr ceilings, large kitchen w/espresso cabinets, granite countertops, dbl ovens, opening to hearth rm w/lots of windows, hardwoods thruout much of the 1st flr, separate office w/glass doors, covered rear porch, finished bsmt. Master bdrm features dbl tray ceiling, walk-in shower, his/her walk-in closets. Sec. bdrms feature all walk-in closets & 2 add'l baths (1 private & 1 jack n jill).

5. 2015-09-22
   status Active 507-char remark

   Show marketing remark (507 chars)

   This Arts & Crafts style home is stunning the moment you drive up featuring a wrap @ front porch. 10' 1st flr ceilings, large kitchen w/espresso cabinets, granite countertops, dbl ovens, opening to hearth rm w/lots of windows, hardwoods thruout much of the 1st flr, separate office w/glass doors, covered rear porch, finished bsmt. Master bdrm features dbl tray ceiling, walk-in shower, his/her walk-in closets. Sec. bdrms feature all walk-in closets & 2 add'l baths (1 private & 1 jack n jill).

6. 2015-08-20
   historical 507-char remark

   Show marketing remark (507 chars)

   This Arts & Crafts style home is stunning the moment you drive up featuring a wrap @ front porch. 10' 1st flr ceilings, large kitchen w/espresso cabinets, granite countertops, dbl ovens, opening to hearth rm w/lots of windows, hardwoods thruout much of the 1st flr, separate office w/glass doors, covered rear porch, finished bsmt. Master bdrm features dbl tray ceiling, walk-in shower, his/her walk-in closets. Sec. bdrms feature all walk-in closets & 2 add'l baths (1 private & 1 jack n jill).

7. 2015-06-09
   listed $449,900 Active 507-char remark

   Show marketing remark (507 chars)

   This Arts & Crafts style home is stunning the moment you drive up featuring a wrap @ front porch. 10' 1st flr ceilings, large kitchen w/espresso cabinets, granite countertops, dbl ovens, opening to hearth rm w/lots of windows, hardwoods thruout much of the 1st flr, separate office w/glass doors, covered rear porch, finished bsmt. Master bdrm features dbl tray ceiling, walk-in shower, his/her walk-in closets. Sec. bdrms feature all walk-in closets & 2 add'l baths (1 private & 1 jack n jill).

ⓘ 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: $7,083 · $590/mo
• Projected year-2 tax: $7,083 · $590/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 ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,906
• − Mortgage interest: −$40,275
• − Property taxes: −$7,083
• − Insurance: −$3,595
• − Repairs & maintenance: −$1,832
• − Management: −$1,832
• − HOA: −$792
• − Depreciation: −$20,916
• Taxable loss: −$53,420
• Est. tax savings @ 24.0%: +$12,821
• After-tax cash flow: $-25,799/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 — Fishers

• Score: 83/100
• State rank: #11
• US rank: #898

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fishers, IN
• City population: 92,467
• Population (ZIP): 17,891

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 (83%)
• Race & ethnicity: White 83% Black 6% Two or more races 4% Asian 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 5% Romanian 2% Portuguese 2%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Other Indo-European 3% Arabic 1% Spanish 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: ▼ -71.54%
• Current HPI: 221.8703
• Rent YoY: —
• Metro: —
• 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

+59.8% since first listed

7 events — show timeline

• 2026-05-21 Listed $719,000 MIBOR as Distributed by MLS Grid
• 2016-04-07 Sold (MLS) $439,900 MIBOR as Distributed by MLS Grid
• 2016-02-16 Pending — MIBOR as Distributed by MLS Grid
• 2015-12-11 Price Changed $439,900 MIBOR as Distributed by MLS Grid
• 2015-09-22 Relisted — MIBOR as Distributed by MLS Grid
• 2015-08-20 Listing Removed — MIBOR as Distributed by MLS Grid
• 2015-06-09 Listed $449,900 MIBOR as Distributed by MLS Grid

Property tax history

+89.3%/yr

Latest (2025): $7,083 · -0.4% YoY. Source: county tax records.