2411 Griffin Ln · Avon, IN 46234

$55,000

4 bd · 2.0 ba · 1,340 sqft · SingleFamily · 57 Days on market

Built 2000 Fair condition $41/sqft · 79% below area ↓ 8% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Rent growth +4.4/5.0
• Livability +3.7/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home boasts of 4/5 bedrooms, 2 living rooms, two eating areas, laundry room, fireplace, two decks (one is wheelchair/handicap accessible), plus a nice barn that has electrical! All appliances are included! Newer microwave/convection! There was a new driveway poured in 2025 and can fit 2/3 vehicles easily! New roof and gutters in 2021! You are responsible for your own lawn care. The pictures don't do this home justice; it is a must see and won't last long! Contact us for a tour and any questions. You must be approved by the park before any sale can proceed. Lot rent is approximately $700. and will be determined before moving in by the park.

Key facts

• New driveway
• Two decks
• Barn with electrical

Tags

• FIREPLACE
• TWO DECKS
• BARN WITH ELECTRICAL
• NEW ROOF
• NEW DRIVEWAY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $55k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.
• Cap rate 34.6% 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 fast (+7.6%/yr); 64 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d 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).
• This rent runs 31% of the median local income ($83k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 7.6% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $53,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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: 3.86% ✓
• Cap rate: 34.58%
• Cash-on-cash: 101.03%
• DSCR: 5.50
• GRM: 2.2

CMA / ARV

• ARV (median comp): $267,357
• List price: $55,000
• Delta: -79.43%
• 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
10511 Wintergreen Way	0.48mi	3/2.0 (-1)	1,246 (-7%)	6mo	$235,000	$189	55
10500 Day Star Dr	0.47mi	3/2.0 (-1)	1,404 (+5%)	19mo	$248,000	$177	49
10524 Wintergreen Way	0.49mi	3/2.0 (-1)	1,364 (+2%)	24mo	$260,000	$191	49
10507 Wintergreen Way	0.47mi	3/2.0 (-1)	1,184 (-12%)	16mo	$239,000	$202	40
2423 Real Quiet Dr	0.60mi	3/2.0 (-1)	1,490 (+11%)	22mo	$258,000	$173	30

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 · 7.56% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.45×
• Total profit: $83,887
• Equity at exit: $8,201

10-year hold

• IRR: —
• Equity multiple: 15.64×
• Total profit: $225,443
• Equity at exit: $4,755

Cash invested: $15,400 (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 46234

• Home prices YoY: -33.0%
• Rents YoY: 7.6%
• Active inventory: 64
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $2,122 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $1,297

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 34%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2135 Redland Rd Indianapolis, IN	2.0–3.0	2.0	1136	$1,429	$1.26	1d	1	0.27mi
10483 Day Star Dr Indianapolis, IN	3.0	2.5	1840	$2,071	$1.13	43d	1	0.46mi
10341 Buckshire Ln Indianapolis, IN	3.0	2.0	1257	$1,779	$1.42	43d	1	0.97mi

Listing history 17 events

1. 2026-06-18
   days on market $55,000 Active 57 DOM
2. 2026-06-17
   days on market $55,000 Active 56 DOM
3. 2026-06-16
   days on market $55,000 Active 55 DOM
4. 2026-06-15
   days on market $55,000 Active 54 DOM
5. 2026-06-13
   days on market $55,000 Active 52 DOM
6. 2026-06-13
   days on market $55,000 Active 51 DOM
7. 2026-06-09
   days on market $55,000 Active 48 DOM
8. 2026-06-08
   days on market $55,000 Active 47 DOM
9. 2026-06-07
   days on market $55,000 Active 46 DOM
10. 2026-06-03
    days on market $55,000 Active 42 DOM
11. 2026-06-02
    days on market $55,000 Active 41 DOM
12. 2026-06-01
    days on market $55,000 Active 40 DOM
13. 2026-05-31
    days on market $55,000 Active 39 DOM
14. 2026-05-14
    price $55,000 655-char remark

    Show marketing remark (655 chars)

    This home boasts of 4/5 bedrooms, 2 living rooms, two eating areas, laundry room, fireplace, two decks (one is wheelchair/handicap accessible), plus a nice barn that has electrical! All appliances are included! Newer microwave/convection! There was a new driveway poured in 2025 and can fit 2/3 vehicles easily! New roof and gutters in 2021! You are responsible for your own lawn care. The pictures don't do this home justice; it is a must see and won't last long! Contact us for a tour and any questions. You must be approved by the park before any sale can proceed. Lot rent is approximately $700. and will be determined before moving in by the park.

15. 2026-05-13
    price $55,000 655-char remark

    Show marketing remark (655 chars)

    This home boasts of 4/5 bedrooms, 2 living rooms, two eating areas, laundry room, fireplace, two decks (one is wheelchair/handicap accessible), plus a nice barn that has electrical! All appliances are included! Newer microwave/convection! There was a new driveway poured in 2025 and can fit 2/3 vehicles easily! New roof and gutters in 2021! You are responsible for your own lawn care. The pictures don't do this home justice; it is a must see and won't last long! Contact us for a tour and any questions. You must be approved by the park before any sale can proceed. Lot rent is approximately $700. and will be determined before moving in by the park.

16. 2026-05-12
    listed $60,000 Active 655-char remark

    Show marketing remark (655 chars)

    This home boasts of 4/5 bedrooms, 2 living rooms, two eating areas, laundry room, fireplace, two decks (one is wheelchair/handicap accessible), plus a nice barn that has electrical! All appliances are included! Newer microwave/convection! There was a new driveway poured in 2025 and can fit 2/3 vehicles easily! New roof and gutters in 2021! You are responsible for your own lawn care. The pictures don't do this home justice; it is a must see and won't last long! Contact us for a tour and any questions. You must be approved by the park before any sale can proceed. Lot rent is approximately $700. and will be determined before moving in by the park.

17. 2026-04-20
    listed $60,000 Active 655-char remark

    Show marketing remark (655 chars)

    This home boasts of 4/5 bedrooms, 2 living rooms, two eating areas, laundry room, fireplace, two decks (one is wheelchair/handicap accessible), plus a nice barn that has electrical! All appliances are included! Newer microwave/convection! There was a new driveway poured in 2025 and can fit 2/3 vehicles easily! New roof and gutters in 2021! You are responsible for your own lawn care. The pictures don't do this home justice; it is a must see and won't last long! Contact us for a tour and any questions. You must be approved by the park before any sale can proceed. Lot rent is approximately $700. and will be determined before moving in by the park.

ⓘ 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: $25,469
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$2,038
• − Management: −$2,038
• − Depreciation: −$1,600
• Taxable income: $15,613
• Est. tax owed @ 24.0%: −$3,747
• After-tax cash flow: $11,812/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 · 12 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations to improve its condition and increase its value. Key areas for improvement include painting, flooring, and windows.

Repairs flagged

• Minor kitchen cabinets — basic cabinets
• Minor bathroom fixtures — dated fixtures
• Minor HVAC system — basic ceiling fans

Value-add opportunities

• Both paint interior walls — enhances curb appeal and interior aesthetics
• Both replace carpeted flooring — improves comfort and reduces maintenance
• Both repair/replace windows — enhances natural light and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · basic cabinets	Minor	$500–3,000
bathroom fixtures · dated fixtures	Minor	$500–3,000
HVAC system · basic ceiling fans	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both replace carpeted flooring — improves comfort and reduces maintenance ↑
• Both repair/replace windows — enhances natural light and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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: Marion County · 998,460 people
• City population: 43,353
• Metro: Indianapolis-Carmel-Anderson, IN
• Population (ZIP): 28,300
• Household income: $83,190
• Rent vs Own: 23.5% rent · 76.5% own
• Severe rent burden: 764.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 63% Black 19% Hispanic / Latino 10% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 2% Romanian 2% Iranian 2%
• Foreign-born: 11% · Canada, China, United Kingdom
• Languages at home: 82% English-only · Spanish 8% Other Indo-European 3% French/Haitian/Cajun 3%

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: ▼ -106.23%
• Current HPI: 215.5854
• Rent YoY: ▲ 7.56%
• 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

-8.3% since first listed

4 events — show timeline

• 2026-05-14 Price Changed $55,000 Fizber.com
• 2026-05-13 Price Changed $55,000 FSBO.com
• 2026-05-12 Listed $60,000 FSBO.com
• 2026-04-20 Listed $60,000 Fizber.com