10684 Hoosier Ct · Avon, IN 46234

$250,000

3 bd · 2.0 ba · 1,130 sqft · SingleFamily public records · 9 Days on market

Built 1999 6,970 sqft lot Est $220k · 13% over $23/mo HOA · 1% of rent

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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).

• Cash flow +12.5/30.0
• Schools +4.7/10.0
• Rent growth +4.4/5.0
• DSCR +3.7/10.0
• Livability +3.7/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• ARV discount +1.4/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

A stunner in a fabulous price point! Very sharp, move in ready, updated ranch home located in a culdesac! Neutral colors throughout, with cozy gas log fireplace! Many updates in 2019 include carpet & laminate flooring, paint, sinks & faucets, door knobs/hinges and light fixtures though out. Large, fully fenced back yard, with a beautiful back deck for summer evenings. Convenient location, with fast access to Ronald Reagan Parkway, IU West Hospital and all the shopping and restaurants Avon and Brownsburg have to offer! 3rd bedroom is currently being used as a beautiful and convenient home office, but can be easily converted back to a bedroom. Avon's FOUR STAR schools

Key facts

• Paid water softener
• Washer dryer
• All appliances stay

Tags

• GAS LOG FIREPLACE
• FULLY FENCED BACK YARD
• BACK DECK
• ALL APPLIANCES STAY
• PAID WATER SOFTENER
• WASHER DRYER

Property features AI

Finance

• Other: Property listed as mandatory-fee ownership; Approximately 0.16-acre lot
• HOA & community: HOA with quarterly fee of $70; HOA covers maintenance, park/playground, snow removal and walking trails; Covenants & restrictions and transfer fee apply; Association amenities include maintenance, park, playground, snow removal and trails

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Municipal sewer connected; 200+ amp electric service; Electricity connected; Natural gas connected; Solid waste service
• Home design: Single-family residence; One story
• Construction: Vinyl with brick exterior; Slab foundation
• Exterior features: Covered porch; Deck; Full fence with gate; Cul-de-sac lot; Curbs and sidewalks; Storm sewer; Mature trees; Wedge-shaped lot

Interior

• Kitchen: Dishwasher; Electric oven; Microwave with hood; Garbage disposal; Refrigerator; Pantry; Eat-in kitchen
• Bedrooms: 3 bedrooms on main level; Primary bedroom with walk-in closet
• Bathrooms: 2 full bathrooms; Primary bathroom with full shower stall
• Heating & cooling: Natural gas heating; Central air conditioning; One gas-log fireplace
• Interior features: Attic access; Vaulted ceilings; Eat-in kitchen; Pantry; Walk-in closet(s); Painted woodwork
• Laundry & utility: Main-level laundry room; Washer; Dryer; Gas water heater; Owned water softener

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-38 ($-458/yr) — negative.
• To cash-flow at today's rent, offer at most $243k (2.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (19.8% below list).
• Recommended offer: $200k (19.8% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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.
• Zoned schools: Sycamore Elementary School (math 67% / reading 52%, grade B-, #128 of 994 statewide, top 15%, 541 students, 47% FRL); Avon Middle School North (math 45% / reading 55%, grade C, #48 of 330 statewide, top 15%, 854 students, 42% FRL); Avon High School (math 44% / reading 76%, grade C+, #46 of 369 statewide, top 13%, 3,348 students, 38% FRL) — zoned schools average 43% FRL vs 20% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.6%/yr); 66 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $8k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 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 $175k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $200,487 (19.8% 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: 0.80% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.65%
• DSCR: 0.97
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $220,350
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1270 Valley Forge Dr	0.20mi	3/2.0	1,178 (+4%)	7mo	$217,500	$185	78
10652 Revere Ln	0.06mi	3/2.0	1,178 (+4%)	20mo	$237,500	$202	74
1415 Linden Way	0.29mi	3/2.0	1,258 (+11%)	2mo	$245,000	$195	66
1311 Linden Way	0.14mi	3/2.5	1,295 (+15%)	2mo	$208,700	$161	66
1341 Valley Forge Dr	0.25mi	3/2.0	1,256 (+11%)	14mo	$265,000	$211	58

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: -12.7%
• Equity multiple: 0.52×
• Total profit: $-33,355
• Equity at exit: $37,276

10-year hold

• IRR: 1.9%
• Equity multiple: 1.16×
• Total profit: $11,068
• Equity at exit: $21,615

Cash invested: $70,000 (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: 66
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,005 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$184 /mo · $2,206/yr
• Insurance: −$104
• HOA: −$23
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $-38

Break-even live

Break-even rent $2,053

Max offer price $243,257

Occupancy floor 97%

Sensitivity live

Price	-10% $103	-5% $33	+0% $-38	+5% $-109	+10% $-180
Rent	-10% $-197	-5% $-117	+0% $-38	+5% $41	+10% $120
Rate	-1.0pp $88	-0.5pp $25	base $-38	+0.5pp $-103	+1.0pp $-169

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10341 Buckshire Ln Indianapolis, IN	3.0	2.0	1257	$1,779	$1.42	45d	1	0.41mi
10435 Cox Pl Indianapolis, IN	1.0–2.0	1.0–2.0	999	$1,625	$1.63	45d	1	0.47mi
10318 E County Road 200 N Indianapolis, IN	2.0	1.0	825	$1,420	$1.72	18d	4	0.85mi
781 Hollowood Ln Avon, IN	3.0	2.0	1370	$1,800	$1.31	45d	1	0.92mi
2135 Redland Rd Indianapolis, IN	2.0–3.0	2.0	1136	$1,429	$1.26	3d	1	1.03mi
10272 Steeplechase Dr Avon, IN	1.0–3.0	1.0–2.0	940	$1,875	$1.99	0d	39	1.11mi
9762 Trail Dr Avon, IN	3.0	2.0	1212	$1,846	$1.52	0d	1	1.17mi
9661 Trail Dr Avon, IN	3.0	2.0	1444	$1,925	$1.33	19d	1	1.27mi
481 Villa Meadow Dr Avon, IN	3.0	2.0	1300	$1,900	$1.46	25d	1	1.42mi

HOA detail

• Monthly dues: $23 · $276/yr
• Likely covers: gas

Listing history 7 events

1. 2026-06-21
   days on market $250,000 Active 9 DOM
2. 2026-06-18
   days on market $250,000 Active 6 DOM
3. 2026-06-17
   days on market $250,000 Active 5 DOM
4. 2026-06-16
   days on market $250,000 Active 4 DOM
5. 2026-06-15
   days on market $250,000 Active 3 DOM
6. 2026-06-13
   remarks 697-char remark
7. 2026-06-13
   listed $250,000 Active 1 DOM

ⓘ 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: $2,206 · $184/mo
• Projected year-2 tax: $2,206 · $184/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 ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,058
• − Mortgage interest: −$14,004
• − Property taxes: −$2,206
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,925
• − Management: −$1,925
• − HOA: −$276
• − Depreciation: −$7,273
• Taxable loss: −$4,799
• Est. tax savings @ 24.0%: +$1,152
• After-tax cash flow: $694/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: Marion County · 998,460 people
• City population: 44,220
• 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

+127.3% since first listed

13 events — show timeline

• 2026-06-11 Listed $250,000 MIBOR as Distributed by MLS Grid
• 2020-12-31 Sold (MLS) $175,000 MIBOR as Distributed by MLS Grid
• 2020-11-28 Listing Removed — MIBOR as Distributed by MLS Grid
• 2020-11-28 Listed $175,000 MIBOR as Distributed by MLS Grid
• 2019-04-12 Sold (MLS) $135,000 MIBOR as Distributed by MLS Grid
• 2019-03-01 Pending — MIBOR as Distributed by MLS Grid
• 2019-02-28 Listed $135,000 MIBOR as Distributed by MLS Grid
• 2014-12-19 Sold (MLS) $104,900 MIBOR as Distributed by MLS Grid
• 2014-09-24 Listed $104,900 MIBOR as Distributed by MLS Grid
• 2010-04-27 Listing Removed — MIBOR as Distributed by MLS Grid
• 2010-04-05 Listed $113,000 MIBOR as Distributed by MLS Grid
• 2006-03-28 Sold (MLS) $110,000 MIBOR as Distributed by MLS Grid
• 2006-03-15 Listed $110,000 MIBOR as Distributed by MLS Grid

Property tax history

+9.0%/yr

Latest (2025): $2,206 · +17.9% YoY. Source: county tax records.