1909 Acorn Ct · Avon, IN 46123

$354,500

3 bd · 2.5 ba · 2,191 sqft · SingleFamily public records · 4 Days on market

Built 2003 0.32 ac lot Est $370k · at est. $22/mo HOA · 1% of rent

---

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 +9.4/15.0
• Cash flow +7.2/30.0
• Schools +4.7/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

THIS ONE HAS IT ALL! OPEN CONCEPT BOASTING FIVE BEDROOMS, OFFICE/GUEST ROOM ON MAIN, HUGE GREAT ROOM, RAISED CEILINGS, SUPER KITCHEN WITH STAINLESS APPLIANCES, ISLAND AND BREAKFAST BAR...ALL DESIGNED TO ENTERTAIN. MASTER SUITE WITH CATHEDRAL CEILING, GARDEN TUB AND WALK-IN CLOSET, 3 CAR GARAGE, & FENCED YARD. ALL THIS ON A TREE LINED CUL-DE-SAC LOT OVERLOOKING THE STOCKED POND. A GREAT HOUSE, ON A GREAT LOT, IN A GREAT LOCATION.

Key facts

• Wooded tree line
• Private cul-de-sac
• 0.32 acre lot

Tags

• PRIVATE CUL-DE-SAC
• HALF BASKETBALL COURT
• DECK OVERLOOKING THE WATER
• LARGE FENCED-IN BACKYARD
• WOODED TREE LINE
• NEWLY RENOVATED MASTER BATH

Property features AI

Finance

• Other: Lot approximately 0.32 acre
• HOA & community: HOA with an annual fee of $240

Exterior

• Parking: Attached concrete garage with automatic opener; 3-car garage
• Utilities: Public water; Municipal sewer connected
• Home design: Single-family residence in a planned unit development; Two levels; Entry foyer on main level
• Construction: Built by Arbor Homes LLC; Brick and vinyl siding exterior; Slab foundation
• Exterior features: Basketball court; Playset; Storage shed

Interior

• Kitchen: Dishwasher; Disposal; Exhaust fan; Microwave; Electric oven; Refrigerator; Water heater
• Bedrooms: 5 bedrooms on the upper level; Total of 11 rooms
• Bathrooms: 2 full bathrooms (upper); 1 half bathroom (main)
• Heating & cooling: Forced-air heating; Heat pump; Central air conditioning
• Interior features: Attic access; Breakfast bar; Vaulted ceilings; Kitchen island; Eat-in kitchen; Pantry; Smart thermostat; Walk-in closets
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $354k.

Deal economics

• At list price, monthly cash flow is $-483 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $269k (24.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (36.5% below list).
• Recommended offer: $225k (36.5% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 3.8% in Avon — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (+3.0%/yr); 380 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $11k 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.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 20y 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 $243k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $225,144 (36.5% 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. 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: 0.64% ✗
• Cap rate: 4.66%
• Cash-on-cash: -5.84%
• DSCR: 0.74
• GRM: 13.1

CMA / ARV

• ARV (on-the-fly): $370,279
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1951 Tawney Ln	0.09mi	3/2.5	2,170 (-1%)	8mo	$327,900	$151	88
2068 S Avon Ave	0.29mi	4/2.0 (+1)	2,161 (-1%)	10mo	$374,000	$173	69
7440 Oakview Dr	0.23mi	3/2.0	1,947 (-11%)	0mo	$330,000	$169	68
6670 Woodcrest Dr	0.62mi	3/2.5	2,241 (+2%)	2mo	$396,515	$177	65
2233 Burgundy Way	0.43mi	4/2.5 (+1)	2,304 (+5%)	11mo	$349,900	$152	57
2434 Burgundy Way	0.60mi	4/2.5 (+1)	2,299 (+5%)	4mo	$360,000	$157	55
2234 Burgundy Way	0.44mi	4/2.5 (+1)	2,342 (+7%)	11mo	$340,000	$145	53
6915 Todd Rd	0.56mi	4/2.0 (+1)	1,984 (-9%)	4mo	$277,950	$140	48
2339 Pine Valley Dr	0.66mi	4/3.0 (+1)	2,278 (+4%)	10mo	$407,000	$179	47
2254 Oakmont Dr	0.49mi	4/3.0 (+1)	1,961 (-10%)	8mo	$404,900	$206	46
7808 Grande Oaks Dr	0.57mi	4/3.0 (+1)	1,961 (-10%)	9mo	$390,000	$199	42
6754 E County Road 150 S	0.72mi	2/2.0 (-1)	1,944 (-11%)	3mo	$275,000	$141	38

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 · 2.98% rent growth · sell at horizon

5-year hold

• IRR: -26.4%
• Equity multiple: 0.11×
• Total profit: $-88,327
• Equity at exit: $52,857

10-year hold

• IRR: -23.6%
• Equity multiple: -0.18×
• Total profit: $-117,034
• Equity at exit: $30,651

Cash invested: $99,260 (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 46123

• Home prices YoY: -21.3%
• Rents YoY: 3.0%
• Active inventory: 380
• Price-to-rent: 13.1×

Monthly cashflow live

• Estimated rent: $2,251 high
• Mortgage (P&I): −$1,859
• Tax from tax record: −$233 /mo · $2,793/yr
• Insurance: −$148
• HOA: −$22
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $-483

Break-even live

Break-even rent $2,863

Max offer price $269,195

Occupancy floor —

Sensitivity live

Price	-10% $-282	-5% $-383	+0% $-483	+5% $-583	+10% $-684
Rent	-10% $-661	-5% $-572	+0% $-483	+5% $-394	+10% $-305
Rate	-1.0pp $-304	-0.5pp $-393	base $-483	+0.5pp $-575	+1.0pp $-668

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: $88,625
• Closing costs: $10,635
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7147 Governors Row Avon, IN	3.0	3.5	2130	$1,999	$0.94	44d	1	0.54mi
6762 Auburn Ln Plainfield, IN	4.0	2.5	2276	$2,411	$1.06	3d	1	0.66mi
8140 Elsen Rdg Avon, IN	3.0	2.0	1506	$2,049	$1.36	22d	1	1.02mi
8325 Bluestem Ln Plainfield, IN	4.0	2.5	2160	$2,495	$1.16	22d	1	1.10mi
8060 Clarks Creek Ct Avon, IN	3.0	2.0	1643	$2,125	$1.29	44d	1	1.10mi
8060 Clarks Creek Ct Avon, IN	3.0	2.0	1643	$2,125	$1.29	45d	1	1.10mi
8151 Lupine Dr Plainfield, IN	3.0	2.5	2003	$2,450	$1.22	44d	1	1.15mi
6879 Merritt Ridge Way Avon, IN	3.0	2.5	2857	$2,210	$0.77	24d	1	1.33mi

HOA detail

• Monthly dues: $22 · $264/yr

Listing history 17 events

1. 2026-06-03
   status $354,500 Pending 4 DOM
2. 2026-06-02
   days on market $354,500 Active 4 DOM
3. 2026-06-01
   days on market $354,500 Active 3 DOM
4. 2026-05-31
   days on market $354,500 Active 2 DOM
5. 2026-05-29
   listed $354,500 Active
6. 2019-06-21
   soldstatus $243,000 Sold 437-char remark

   Show marketing remark (437 chars)

   THIS ONE HAS IT ALL! OPEN CONCEPT BOASTING FIVE BEDROOMS, OFFICE/GUEST ROOM ON MAIN, HUGE GREAT ROOM, RAISED CEILINGS, SUPER KITCHEN WITH STAINLESS APPLIANCES, ISLAND AND BREAKFAST BAR...ALL DESIGNED TO ENTERTAIN. MASTER SUITE WITH CATHEDRAL CEILING, GARDEN TUB AND WALK-IN CLOSET, 3 CAR GARAGE, & FENCED YARD. ALL THIS ON A TREE LINED CUL-DE-SAC LOT OVERLOOKING THE STOCKED POND. A GREAT HOUSE, ON A GREAT LOT, IN A GREAT LOCATION.

7. 2019-05-17
   status Pending 437-char remark

   Show marketing remark (437 chars)

   THIS ONE HAS IT ALL! OPEN CONCEPT BOASTING FIVE BEDROOMS, OFFICE/GUEST ROOM ON MAIN, HUGE GREAT ROOM, RAISED CEILINGS, SUPER KITCHEN WITH STAINLESS APPLIANCES, ISLAND AND BREAKFAST BAR...ALL DESIGNED TO ENTERTAIN. MASTER SUITE WITH CATHEDRAL CEILING, GARDEN TUB AND WALK-IN CLOSET, 3 CAR GARAGE, & FENCED YARD. ALL THIS ON A TREE LINED CUL-DE-SAC LOT OVERLOOKING THE STOCKED POND. A GREAT HOUSE, ON A GREAT LOT, IN A GREAT LOCATION.

8. 2019-05-06
   listed $244,900 Active 437-char remark

   Show marketing remark (437 chars)

   THIS ONE HAS IT ALL! OPEN CONCEPT BOASTING FIVE BEDROOMS, OFFICE/GUEST ROOM ON MAIN, HUGE GREAT ROOM, RAISED CEILINGS, SUPER KITCHEN WITH STAINLESS APPLIANCES, ISLAND AND BREAKFAST BAR...ALL DESIGNED TO ENTERTAIN. MASTER SUITE WITH CATHEDRAL CEILING, GARDEN TUB AND WALK-IN CLOSET, 3 CAR GARAGE, & FENCED YARD. ALL THIS ON A TREE LINED CUL-DE-SAC LOT OVERLOOKING THE STOCKED POND. A GREAT HOUSE, ON A GREAT LOT, IN A GREAT LOCATION.

9. 2017-09-28
   soldstatus $220,000 Sold 498-char remark

   Show marketing remark (498 chars)

   You will love this move-in ready, 5 BR home with 3-car garage! This home sits at the end of a cul-de-sac, so NO TRAFFIC to be concerned with. You will love the fenced-in rear yard, complete with a mini-barn, a great view of the pond (stocked with fish) and mature trees. Large master BR with cathedral ceilings, garden tub and his/her walk-in closet. Large kitchen, dining room and family room. Office/bonus room and laundry room conveniently located downstairs. This is a rare find in Avon!!

10. 2017-09-15
    status Pending 498-char remark

    Show marketing remark (498 chars)

    You will love this move-in ready, 5 BR home with 3-car garage! This home sits at the end of a cul-de-sac, so NO TRAFFIC to be concerned with. You will love the fenced-in rear yard, complete with a mini-barn, a great view of the pond (stocked with fish) and mature trees. Large master BR with cathedral ceilings, garden tub and his/her walk-in closet. Large kitchen, dining room and family room. Office/bonus room and laundry room conveniently located downstairs. This is a rare find in Avon!!

11. 2017-08-23
    historical Active with Contingency 498-char remark

    Show marketing remark (498 chars)

    You will love this move-in ready, 5 BR home with 3-car garage! This home sits at the end of a cul-de-sac, so NO TRAFFIC to be concerned with. You will love the fenced-in rear yard, complete with a mini-barn, a great view of the pond (stocked with fish) and mature trees. Large master BR with cathedral ceilings, garden tub and his/her walk-in closet. Large kitchen, dining room and family room. Office/bonus room and laundry room conveniently located downstairs. This is a rare find in Avon!!

12. 2017-08-21
    listed $220,000 Active 498-char remark

    Show marketing remark (498 chars)

    You will love this move-in ready, 5 BR home with 3-car garage! This home sits at the end of a cul-de-sac, so NO TRAFFIC to be concerned with. You will love the fenced-in rear yard, complete with a mini-barn, a great view of the pond (stocked with fish) and mature trees. Large master BR with cathedral ceilings, garden tub and his/her walk-in closet. Large kitchen, dining room and family room. Office/bonus room and laundry room conveniently located downstairs. This is a rare find in Avon!!

13. 2011-05-23
    historical
14. 2011-05-20
    soldstatus $166,300
15. 2010-10-15
    listed $169,900
16. 2006-05-12
    soldstatus $115,000
17. 2006-02-03
    listed $120,000

ⓘ 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: $2,793 · $233/mo
• Projected year-2 tax: $2,903 · $242/mo
• Expected delta: +$110/yr (+$9/mo · 3.9%)

ⓘ 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 ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,017
• − Mortgage interest: −$19,858
• − Property taxes: −$2,793
• − Insurance: −$1,772
• − Repairs & maintenance: −$2,161
• − Management: −$2,161
• − HOA: −$264
• − Depreciation: −$10,313
• Taxable loss: −$12,306
• Est. tax savings @ 24.0%: +$2,953
• After-tax cash flow: $-2,841/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: 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: Hendricks County · 143,373 people
• City population: 43,353
• Metro: Indianapolis-Carmel-Anderson, IN
• Population (ZIP): 43,353
• Household income: $103,485
• Rent vs Own: 19.6% rent · 80.4% own
• Severe rent burden: 529.0

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: Predominantly White (74%)
• Race & ethnicity: White 74% Black 12% Hispanic / Latino 7% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 3% Romanian 2% Italian 1%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 2%

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: ▼ -55.05%
• Current HPI: 203.9226
• Rent YoY: ▲ 2.98%
• 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

+195.4% since first listed

13 events — show timeline

• 2026-05-29 Listed $354,500 MIBOR as Distributed by MLS Grid
• 2019-06-21 Sold (MLS) $243,000 MIBOR as Distributed by MLS Grid
• 2019-05-17 Pending — MIBOR as Distributed by MLS Grid
• 2019-05-06 Listed $244,900 MIBOR as Distributed by MLS Grid
• 2017-09-28 Sold (MLS) $220,000 MIBOR as Distributed by MLS Grid
• 2017-09-15 Pending — MIBOR as Distributed by MLS Grid
• 2017-08-23 Contingent — MIBOR as Distributed by MLS Grid
• 2017-08-21 Listed $220,000 MIBOR as Distributed by MLS Grid
• 2011-05-23 Listing Removed — MIBOR as Distributed by MLS Grid
• 2011-05-20 Sold (MLS) $166,300 MIBOR as Distributed by MLS Grid
• 2010-10-15 Listed $169,900 MIBOR as Distributed by MLS Grid
• 2006-05-12 Sold (MLS) $115,000 MIBOR as Distributed by MLS Grid
• 2006-02-03 Listed $120,000 MIBOR as Distributed by MLS Grid

Property tax history

+5.2%/yr

Latest (2025): $2,793 · +6.6% YoY. Source: county tax records.