CashFlowRE
Sign in Sign up
13517 Molique Blvd
D+ Composite 47.09
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).

  • ARV discount +13.6/15.0
  • Cash flow +8.4/30.0
  • Schools +6.5/10.0
  • 1% rule +4.3/10.0
  • Rent growth +4.2/5.0
  • Livability +4.2/5.0
  • Condition / age +3.8/5.0
  • DSCR +2.3/10.0
  • Appreciation +0.0/10.0

$289,000

13517 Molique Blvd · Fishers, IN 46037
4 bd · 3.0 ba · 2,404 sqft · Townhouse · 128 Days on market
Built 2009 Good condition 2,126 sqft lot 2-car garage $120/sqft · 13% below area Est $334k · 13% under $380/mo HOA · 14% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Key facts

  • Double vanity
  • Built-in garage
  • Outdoor dining area

Tags

OUTDOOR DINING AREADOUBLE VANITYWALK-IN SHOWERDEDICATED LAUNDRY ROOMPRIVATE PATIOBUILT-IN GARAGE

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 4-bed/3.0-bath townhouse listed at $289k. Condition is rated good.

Deal economics

  • At list price, monthly cash flow is $-259 ($-3k/yr) — negative.
  • To cash-flow at today's rent, offer at most $251k (13.0% below list).
  • To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $268k (7.2% below list).
  • Recommended offer: $251k (13.0% below list) — sets the bar for cash-flow.
  • Cap rate 5.2% vs local median 3.6% in Fishers — 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 83/100 on livability (#11 in IN, #898 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, employment 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.
  • Zoned schools: Thorpe Creek Elementary (math 69% / reading 59%, grade B, #91 of 994 statewide, top 9%, 628 students, 10% FRL); Hamilton Se Int And Jr High Sch (math 50% / reading 60%, grade B-, #26 of 330 statewide, top 8%, 1,269 students, 13% FRL); Hamilton Southeastern Hs (math 66% / reading 85%, grade A-, #7 of 369 statewide, top 2%, 3,450 students, 15% FRL) — zoned schools at 13% FRL track the district average.
  • Market conditions: Rents rising fast (+6.7%/yr); 586 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 78% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 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 $2k of loan paydown is wiped out by about $9k 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

  • It's been on market 128 days — a 12% lower offer ($254k) is reasonable based on typical stale-listing flexibility.
  • 3 sale attempts since 18y ago; this cycle's ask has dropped $30k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
Recommended offer $251,484 (13.0% 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 128 days. Have you received any prior offers? Is the seller open to a 13% 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 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?
  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
0.93% ✗
Cap rate
5.22%
Cash-on-cash
-3.84%
DSCR
0.83
GRM
9.0

CMA / ARV

ARV (median comp)
$334,045
List price
$289,000
Delta
-7.50%
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
13338 Saxony Blvd W 0.10mi 3/3.0 (-1) 2,273 (-5%) 1mo $397,000 $175 80
13330 Saxony Blvd W 0.10mi 3/3.0 (-1) 2,359 (-2%) 9mo $395,000 $167 80
13301 Minden Dr 0.11mi 3/3.0 (-1) 2,300 (-4%) 7mo $385,000 $167 77
13083 Saxony Blvd Unit 1B 0.11mi 3/2.5 (-1) 2,224 (-8%) 2mo $335,000 $151 74
13486 E 131st St #1401 0.04mi 3/2.5 (-1) 2,140 (-11%) 2mo $340,000 $159 71
13551 Erlen Dr 0.07mi 3/2.5 (-1) 2,164 (-10%) 3mo $350,000 $162 71
13172 Saxony Blvd 0.06mi 3/2.5 (-1) 2,196 (-9%) 9mo $305,000 $139 68
13503 Erlen Dr 0.06mi 3/2.5 (-1) 2,140 (-11%) 5mo $339,000 $158 68
13484 Molique Blvd 0.05mi 3/2.5 (-1) 2,164 (-10%) 9mo $299,000 $138 66
13079 Saxony Blvd 0.11mi 3/2.5 (-1) 2,112 (-12%) 4mo $325,000 $154 64
13616 Whitten Dr N 0.17mi 3/2.5 (-1) 2,112 (-12%) 6mo $338,000 $160 60
13445 Dewpoint Ln 0.61mi 3/2.5 (-1) 2,096 (-13%) 1mo $309,000 $147 42

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 · 6.71% rent growth · sell at horizon

5-year hold
IRR
-17.8%
Equity multiple
0.35×
Total profit
$-52,689
Equity at exit
$43,091
10-year hold
IRR
-3.1%
Equity multiple
0.75×
Total profit
$-20,051
Equity at exit
$24,987

Cash invested: $80,920 (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
11 active · 6 under contract
Months of supply
8.2 mo (12%/mo absorbed)
Median asking
$329,000 ($166/sqft)
Median days on market
62 d
This list price
lowest-priced of the active set
ARV vs active asking
-16.3% vs current asking $/sqft

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

ZIP-level market 46037

Home prices YoY
-18.6%
Rents YoY
6.7%
Active inventory
586
Price-to-rent
9.0×

Monthly cashflow live

Estimated rent
$2,681 high interval (Pro) →
Mortgage (P&I)
−$1,516
Tax est. 1.5%
−$361 /mo · $4,335/yr
Insurance
−$120
HOA
−$380
Vacancy / Maint / Mgmt
−$563
Net cashflow
$-259

Break-even live

Break-even rent $3,009
Max offer price $251,484
Occupancy floor —

Sensitivity live

Price -10% $-60 -5% $-159 +0% $-259 +5% $-359 +10% $-459
Rent -10% $-471 -5% $-365 +0% $-259 +5% $-153 +10% $-47
Rate -1.0pp $-114 -0.5pp $-186 base $-259 +0.5pp $-334 +1.0pp $-410

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
$72,250
Closing costs
$8,670
Reserves months
—
Total cash needed
—

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Short-term bridge; refi at stabilization.

Rent comps 32 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
13496 Erlen Dr Fishers, IN 3.0 2.5 2300 $3,500 $1.52 139d 1 0.10mi
13519 134th St Fishers, IN 3.0 2.5 2073 $2,550 $1.23 60d 1 0.15mi
13495 E 134th St Fishers, IN 3.0 2.5 2273 $2,500 $1.10 62d 1 0.15mi
13447 E 134th St Fishers, IN 3.0 2.5 2295 $2,895 $1.26 40d 1 0.15mi
13279 Susser Way Fishers, IN 3.0 2.5 2793 $3,000 $1.07 72d 1 0.21mi
13684 Cosel Way Fishers, IN 5.0 4.5 3311 $3,550 $1.07 40d 1 0.34mi
13172 S Elster Way Fishers, IN 3.0 2.5 2027 $2,085 $1.03 74d 1 0.38mi
12960 E 131st St Fishers, IN 3.0 2.5 1906 $1,916 $1.01 4d 1 0.55mi
12916 Courage Xing Fishers, IN 3.0 2.5 2340 $1,891 $0.81 139d 1 0.56mi
14081 Tenbury Way Fishers, IN 3.0 2.5 1909 $2,200 $1.15 139d 1 0.57mi
12900 Courage Xing Fishers, IN 3.0 2.5 2140 $2,155 $1.01 6d 1 0.57mi
12890 Freedom Dr Fishers, IN 3.0 2.5 2482 $2,131 $0.86 6d 1 0.60mi
13533 Dewpoint Ln Fishers, IN 3.0 2.5 1906 $2,200 $1.15 5d 1 0.62mi
14177 Tenbury Way Fishers, IN 3.0 2.5 2009 $2,400 $1.19 77d 1 0.63mi
14177 Tenbury Way Fishers, IN 3.0 2.5 2009 $2,500 $1.24 93d 1 0.63mi
13367 Allegiance Dr Fishers, IN 3.0 3.0 2452 $2,095 $0.85 100d 1 0.63mi
14158 Bay Willow Dr Fishers, IN 3.0 2.5 2096 $2,295 $1.09 40d 1 0.64mi
14245 Bay Willow Dr Fishers, IN 3.0 2.5 1909 $2,275 $1.19 40d 1 0.65mi
12691 Leah Ln Fishers, IN 3.0 2.5 1770 $2,000 $1.13 88d 1 0.67mi
13290 All American Rd Fishers, IN 3.0 2.5 2000 $2,350 $1.18 58d 1 0.69mi
14010 Avalon East Dr Fishers, IN 4.0 2.5 2122 $2,600 $1.23 40d 1 0.76mi
12691 Endurance Dr Fishers, IN 3.0 3.0 2128 $1,995 $0.94 76d 1 0.76mi
12675 Justice Xing Fishers, IN 3.0 2.0 1784 $1,800 $1.01 85d 1 0.78mi
12659 Majestic Way Fishers, IN 3.0 2.0 1956 $2,098 $1.07 0d 1 0.81mi
12640 Justice Xing Fishers, IN 3.0 2.0 1656 $1,800 $1.09 117d 1 0.83mi
12972 Brookdale Dr Fishers, IN 3.0 2.0 1598 $2,400 $1.50 40d 1 0.96mi
12472 Buccaneers Dr Fishers, IN 4.0 2.5 1828 $2,500 $1.37 119d 1 1.11mi
13957 Royal Park DR Noblesville, IN 1.0–3.0 1.0–2.5 1325 $3,249 $2.45 0d 181 1.12mi
12381 E 131st St Fishers, IN 4.0 2.5 2636 $2,450 $0.93 87d 1 1.12mi
12148 Black Hills Dr Fishers, IN 3.0 2.0 1724 $3,400 $1.97 0d 1 1.36mi
12075 Scoria Dr Fishers, IN 3.0 2.5 1670 $1,850 $1.11 83d 1 1.37mi
13370 White Granite Dr Fishers, IN 3.0 2.5 1670 $1,800 $1.08 40d 1 1.46mi

Property features AI

Finance

Other
Property is residential condominium with attached ownership interest
Financial info
Financial details not provided
HOA & community
Monthly HOA fee of $380Mandatory association membership

Exterior

Parking
Attached 2-car garage (approx. 400 sq ft)
Security
Security details not provided
Utilities
Public waterMunicipal sewer connectedSolid waste details not provided
Home design
Condominium (horizontal type)Two levels
Construction
Vinyl with brick exteriorSlab foundation
Exterior features
Small lot (approximately 0.05 acres)One common wall (attached condominium)Ground-level and upper-level building entries

Interior

Kitchen
DishwasherMicrowaveElectric ovenRefrigerator
Bedrooms
Four upstairs bedrooms
Flooring
Flooring details not provided
Bathrooms
Two full bathroomsTwo half bathrooms (one main level, one upstairs)
Heating & cooling
Natural gas heating with forced airCentral air conditioning
Interior features
Open living and dining areasPrivate entry options in condo buildingOffice on main level
Laundry & utility
Main level laundry room

Listing history 50 events

  1. 2026-09-24
    days on market $289,000 Active 128 DOM
  2. 2026-09-23
    days on market $289,000 Active 127 DOM
  3. 2026-09-22
    days on market $289,000 Active 126 DOM
  4. 2026-09-21
    pricedays on market $289,000 Active 125 DOM
  5. 2026-09-20
    days on market $309,000 Active 124 DOM
  6. 2026-09-19
    days on market $309,000 Active 123 DOM
  7. 2026-09-18
    days on market $309,000 Active 122 DOM
  8. 2026-09-17
    days on market $309,000 Active 121 DOM
  9. 2026-09-16
    days on market $309,000 Active 120 DOM
  10. 2026-09-15
    days on market $309,000 Active 119 DOM
  11. 2026-09-14
    days on market $309,000 Active 118 DOM
  12. 2026-09-13
    days on market $309,000 Active 117 DOM
  13. 2026-09-12
    days on market $309,000 Active 116 DOM
  14. 2026-09-11
    days on market $309,000 Active 115 DOM
  15. 2026-09-05
    days on market $309,000 Active 109 DOM
  16. 2026-09-04
    days on market $309,000 Active 108 DOM
  17. 2026-09-03
    days on market $309,000 Active 107 DOM
  18. 2026-08-31
    days on market $309,000 Active 104 DOM
  19. 2026-08-30
    days on market $309,000 Active 103 DOM
  20. 2026-08-29
    days on market $309,000 Active 102 DOM
  21. 2026-08-28
    days on market $309,000 Active 101 DOM
  22. 2026-08-27
    days on market $309,000 Active 100 DOM
  23. 2026-08-26
    days on market $309,000 Active 99 DOM
  24. 2026-08-25
    days on market $309,000 Active 98 DOM
  25. 2026-08-24
    days on market $309,000 Active 97 DOM
  26. 2026-08-23
    days on market $309,000 Active 96 DOM
  27. 2026-08-22
    days on market $309,000 Active 95 DOM
  28. 2026-08-21
    days on market $309,000 Active 94 DOM
  29. 2026-08-20
    days on market $309,000 Active 93 DOM
  30. 2026-08-19
    days on market $309,000 Active 92 DOM
  31. 2026-08-18
    days on market $309,000 Active 91 DOM
  32. 2026-08-17
    days on market $309,000 Active 90 DOM
  33. 2026-08-16
    days on market $309,000 Active 89 DOM
  34. 2026-08-15
    days on market $309,000 Active 88 DOM
  35. 2026-08-14
    days on market $309,000 Active 87 DOM
  36. 2026-08-13
    days on market $309,000 Active 86 DOM
  37. 2026-08-12
    days on market $309,000 Active 85 DOM
  38. 2026-08-11
    days on market $309,000 Active 84 DOM
  39. 2026-08-10
    days on market $309,000 Active 83 DOM
  40. 2026-08-09
    days on market $309,000 Active 82 DOM
  41. 2026-08-08
    days on market $309,000 Active 81 DOM
  42. 2026-08-07
    days on market $309,000 Active 80 DOM
  43. 2026-08-06
    days on market $309,000 Active 79 DOM
  44. 2026-08-05
    days on market $309,000 Active 78 DOM
  45. 2026-08-04
    days on market $309,000 Active 77 DOM
  46. 2026-08-03
    days on market $309,000 Active 76 DOM
  47. 2026-07-31
    days on market $309,000 Active 73 DOM
  48. 2026-07-30
    days on market $309,000 Active 71 DOM
  49. 2026-07-28
    days on market $309,000 Active 70 DOM
  50. 2026-07-26
    days on market $309,000 Active 68 DOM

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

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 0% chance of damaging wind over 30 yrs
  • 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Nearby sold comps map

Loading sold comps map…

Walkable amenities ~0.75 mi

Loading nearby amenities…

Taxation est. · year 1

Rental income
$32,171
− Mortgage interest
−$16,188
− Property taxes
−$4,335
− Insurance
−$1,445
− Repairs & maintenance
−$2,574
− Management
−$2,574
− HOA
−$4,560
− Depreciation
−$8,407
Taxable loss
−$7,912
combined federal + state — saved on this device
Est. tax savings @ 24.0%
+$1,899
After-tax cash flow
$-1,212/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 · 6 photos

Good 75/100 Cosmetic rehab Est. rehab $12,020–$36,060 screening

This home is in good condition with a good exterior and interior. It has potential for further value increase with minor cosmetic updates.

Value-add opportunities

  • Both Paint exterior trim — Enhances curb appeal and value ↑
  • Both Replace carpet with hardwood — Improves aesthetics and increases value ↑
  • Both Install new windows — Enhances energy efficiency and 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.

C Composite school gradezoned avg 65/100

Zoned Schools

Elementary Thorpe Creek Elementary B IN #91/994 Nat'l #5,798/41,679 Middle Hamilton Se Int And Jr High Sch B- IN #26/330 Nat'l #2,482/14,009 High Hamilton Southeastern Hs A- IN #7/369 Nat'l #1,527/17,239

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
A Composite livability gradescore 83/100

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
County
Hamilton County · 381,938 people
City population
92,467
Metro
Indianapolis-Carmel-Anderson, IN
Population (ZIP)
48,713
Household income
$141,810
Rent vs Own
20.3% rent · 79.7% own
Severe rent burden
4% of renters

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 (79%)
Race & ethnicity
White 79% Asian 10% Two or more races 5% Hispanic / Latino 3% Black 3%
Common ancestry
Romanian 2% Slovak 2% Iranian 1%
Foreign-born
10% · Canada, China, South Korea
Languages at home
87% English-only · Other Indo-European 4% Other Asian/Pacific 4% Spanish 2%

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
—

Price history

+47.2% since first listed
6 events — show timeline
  • 2026-07-22 Price Changed $309,000 MIBOR as Distributed by MLS Grid
  • 2026-05-19 Listed $319,000 MIBOR as Distributed by MLS Grid
  • 2009-06-05 Listing Removed — MIBOR as Distributed by MLS Grid
  • 2008-12-04 Listed $209,990 MIBOR as Distributed by MLS Grid
  • 2008-11-16 Listing Removed — MIBOR as Distributed by MLS Grid
  • 2008-07-25 Listed $209,900 MIBOR as Distributed by MLS Grid

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…