5845 Cresswell Ln · Whitestown, IN 46075

$349,999

4 bd · 2.5 ba · 2,390 sqft · SingleFamily public records · 34 Days on market

Built 2020 0.37 ac lot $146/sqft · 11% below area Est $378k · 7% under $29/mo HOA · 1% of rent ↓ 15% since listing

---

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 +10.9/15.0
• Cash flow +10.0/30.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• DSCR +2.8/10.0
• Rent growth +2.7/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Why wait for new construction when this one is ready! Tucked in a quiet cul-de-sac, this home sits on one of the largest lots in Edmonds Creek at Anson North neighborhood, offering extra space and privacy. You will not want to miss this one! This spacious and versatile home, designed with comfort and functionality in mind. Step inside to a grand entrance foyer that opens to a generously sized living room, perfect for relaxing or entertaining. The heart of the home features a large kitchen complete with a center island, abundant cabinet space, and expansive countertops-ideal for meal prep and gatherings. Adjacent is a flexible dining space that works beautifully as a formal dining room or casual eat-in kitchen. At the front of the home, a charming bonus/sunroom offers the perfect space for a home office, reading nook, or cozy sitting area. A convenient half bathroom on the main level is ideal for guests, while a spacious laundry room adds everyday practicality. Upstairs, enjoy an oversized family room that provides a great secondary living space. Four bedrooms offer plenty of room for everyone, including a large primary suite with enough space for a private seating area. The luxurious en-suite bathroom features a double sink vanity, full shower stall, separate garden soaker tub, and a massive walk-in closet. The additional three bedrooms are all comfortably sized and share a large full bathroom. Outside, relax in the screened-in porch overlooking the expansive backyard-perfect for hosting friends and family or enjoying quiet evenings. A 2-car garage completes this wonderful home that combines space, style, and functionality.

Key facts

• Quiet cul-de-sac
• Grand entrance foyer
• Larger lots

Tags

• QUIET CUL-DE-SAC
• LARGER LOTS
• GRAND ENTRANCE FOYER
• GENEROUSLY SIZED LIVING ROOM
• LARGE KITCHEN
• CENTER ISLAND

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-214 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $312k (10.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $262k (25.2% below list).
• Recommended offer: $262k (25.2% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 4.3% in Whitestown — 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 73/100 on livability (#109 in IN) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, schools A; Watch: amenities F, commute F, health & safety F.
• Lebanon Community School Corporation (town): math 41% / reading 44% proficiency, ranked #115 of 301 in IN (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 268 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 898 units permitted in Boone County in 2024 (0 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 $10k of value loss. Plan a longer hold.
• Boone County population projected at +46% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($339k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Recommended offer $261,882 (25.2% 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 34 days. Have you received any prior offers? Is the seller open to a 25% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.75% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.63%
• DSCR: 0.88
• GRM: 11.1

CMA / ARV

• ARV (median comp): $378,298
• List price: $349,999
• Delta: -7.48%
• 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
5323 Maywood Dr	0.13mi	4/2.5	2,390 (0%)	2mo	$357,000	$149	93
5304 Maywood Dr	0.17mi	3/2.0 (-1)	2,374 (-1%)	8mo	$360,000	$152	77
6075 Meadowview Dr	0.22mi	4/2.5	2,471 (+3%)	13mo	$408,000	$165	73
5848 Sheffield Ln	0.26mi	4/2.5	2,273 (-5%)	12mo	$370,000	$163	70
5423 Maywood Dr	0.08mi	3/2.0 (-1)	2,258 (-6%)	12mo	$360,000	$159	70
5150 Bramwell Ln	0.34mi	4/2.5	2,189 (-8%)	2mo	$349,000	$159	69
5120 Maywood Dr	0.36mi	5/2.5 (+1)	2,387 (-0%)	14mo	$370,000	$155	67
5466 Maywood Dr	0.10mi	3/2.0 (-1)	2,704 (+13%)	0mo	$376,000	$139	66
5303 Brandywine Dr	0.18mi	4/2.5	2,143 (-10%)	14mo	$350,000	$163	62
5249 Tanglewood Ln	0.25mi	4/2.5	2,162 (-10%)	14mo	$360,000	$167	61
5794 Wintersweet Ln	0.39mi	4/2.5	2,128 (-11%)	8mo	$335,000	$157	57
5954 Crowley Pkwy	0.58mi	3/2.5 (-1)	2,105 (-12%)	12mo	$370,000	$176	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 · 0.77% rent growth · sell at horizon

5-year hold

• IRR: -23.1%
• Equity multiple: 0.22×
• Total profit: $-76,168
• Equity at exit: $52,186

10-year hold

• IRR: -24.3%
• Equity multiple: -0.09×
• Total profit: $-106,650
• Equity at exit: $30,262

Cash invested: $98,000 (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 46075

• Home prices YoY: -20.0%
• Rents YoY: 0.8%
• Active inventory: 268
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,619 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$273 /mo · $3,277/yr
• Insurance: −$146
• HOA: −$29
• Vacancy / Maint / Mgmt: −$550
• Net cashflow: $-214

Break-even live

Break-even rent $2,890

Max offer price $312,108

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5887 Aldridge Dr Whitestown, IN	4.0	2.0	1853	$2,631	$1.42	2d	1	0.44mi
5782 Open Fields Dr Whitestown, IN	3.0	2.5	2672	$2,426	$0.91	24d	1	1.18mi
6924 Park Grove Blvd Whitestown, IN	4.0	3.0	2539	$2,516	$0.99	2d	1	1.23mi
5773 Weeping Willow Pl Whitestown, IN	4.0	2.5	2514	$2,201	$0.88	8d	1	1.36mi
6258 Colonial Dr Whitestown, IN	3.0	2.5	1900	$2,150	$1.13	44d	1	1.38mi

HOA detail

• Monthly dues: $29 · $348/yr

Listing history 10 events

1. 2026-04-23
   price $349,999 1651-char remark

   Show marketing remark (1651 chars)

   Why wait for new construction when this one is ready! Tucked in a quiet cul-de-sac, this home sits on one of the largest lots in Edmonds Creek at Anson North neighborhood, offering extra space and privacy. You will not want to miss this one! This spacious and versatile home, designed with comfort and functionality in mind. Step inside to a grand entrance foyer that opens to a generously sized living room, perfect for relaxing or entertaining. The heart of the home features a large kitchen complete with a center island, abundant cabinet space, and expansive countertops-ideal for meal prep and gatherings. Adjacent is a flexible dining space that works beautifully as a formal dining room or casual eat-in kitchen. At the front of the home, a charming bonus/sunroom offers the perfect space for a home office, reading nook, or cozy sitting area. A convenient half bathroom on the main level is ideal for guests, while a spacious laundry room adds everyday practicality. Upstairs, enjoy an oversized family room that provides a great secondary living space. Four bedrooms offer plenty of room for everyone, including a large primary suite with enough space for a private seating area. The luxurious en-suite bathroom features a double sink vanity, full shower stall, separate garden soaker tub, and a massive walk-in closet. The additional three bedrooms are all comfortably sized and share a large full bathroom. Outside, relax in the screened-in porch overlooking the expansive backyard-perfect for hosting friends and family or enjoying quiet evenings. A 2-car garage completes this wonderful home that combines space, style, and functionality.

2. 2026-04-17
   listed $353,900 Active 1651-char remark

   Show marketing remark (1651 chars)

   Why wait for new construction when this one is ready! Tucked in a quiet cul-de-sac, this home sits on one of the largest lots in Edmonds Creek at Anson North neighborhood, offering extra space and privacy. You will not want to miss this one! This spacious and versatile home, designed with comfort and functionality in mind. Step inside to a grand entrance foyer that opens to a generously sized living room, perfect for relaxing or entertaining. The heart of the home features a large kitchen complete with a center island, abundant cabinet space, and expansive countertops-ideal for meal prep and gatherings. Adjacent is a flexible dining space that works beautifully as a formal dining room or casual eat-in kitchen. At the front of the home, a charming bonus/sunroom offers the perfect space for a home office, reading nook, or cozy sitting area. A convenient half bathroom on the main level is ideal for guests, while a spacious laundry room adds everyday practicality. Upstairs, enjoy an oversized family room that provides a great secondary living space. Four bedrooms offer plenty of room for everyone, including a large primary suite with enough space for a private seating area. The luxurious en-suite bathroom features a double sink vanity, full shower stall, separate garden soaker tub, and a massive walk-in closet. The additional three bedrooms are all comfortably sized and share a large full bathroom. Outside, relax in the screened-in porch overlooking the expansive backyard-perfect for hosting friends and family or enjoying quiet evenings. A 2-car garage completes this wonderful home that combines space, style, and functionality.

3. 2026-04-17
   historical

   Show marketing remark (1651 chars)

   Why wait for new construction when this one is ready! Tucked in a quiet cul-de-sac, this home sits on one of the largest lots in Edmonds Creek at Anson North neighborhood, offering extra space and privacy. You will not want to miss this one! This spacious and versatile home, designed with comfort and functionality in mind. Step inside to a grand entrance foyer that opens to a generously sized living room, perfect for relaxing or entertaining. The heart of the home features a large kitchen complete with a center island, abundant cabinet space, and expansive countertops-ideal for meal prep and gatherings. Adjacent is a flexible dining space that works beautifully as a formal dining room or casual eat-in kitchen. At the front of the home, a charming bonus/sunroom offers the perfect space for a home office, reading nook, or cozy sitting area. A convenient half bathroom on the main level is ideal for guests, while a spacious laundry room adds everyday practicality. Upstairs, enjoy an oversized family room that provides a great secondary living space. Four bedrooms offer plenty of room for everyone, including a large primary suite with enough space for a private seating area. The luxurious en-suite bathroom features a double sink vanity, full shower stall, separate garden soaker tub, and a massive walk-in closet. The additional three bedrooms are all comfortably sized and share a large full bathroom. Outside, relax in the screened-in porch overlooking the expansive backyard-perfect for hosting friends and family or enjoying quiet evenings. A 2-car garage completes this wonderful home that combines space, style, and functionality.

4. 2026-04-10
   price $358,900
5. 2026-03-18
   price $359,000
6. 2026-03-09
   price $370,000
7. 2026-02-16
   status Active
8. 2025-07-21
   price $389,900
9. 2025-06-09
   price $399,900
10. 2025-05-15
    listed $409,900 Active

ⓘ 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: $3,277 · $273/mo
• Projected year-2 tax: $3,277 · $273/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 · 18 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: $31,426
• − Mortgage interest: −$19,605
• − Property taxes: −$3,277
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,514
• − Management: −$2,514
• − HOA: −$348
• − Depreciation: −$10,182
• Taxable loss: −$8,765
• Est. tax savings @ 24.0%: +$2,103
• After-tax cash flow: $-470/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: Lebanon Community School Corporation
• NCES district ID: 1805790
• Math proficiency: 41% ▼ -11.00%
• Reading proficiency: 44% ▼ -5.00%
• Median HH income: $52,178
• Composite: 36.77/100
• National rank: #4571
• State rank: #115 of 301 in IN

Livability — Whitestown

• Score: 73/100
• State rank: #109
• US rank: #5691

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Whitestown, IN
• County: Boone County · 69,822 people
• City population: 9,509
• Metro: Indianapolis-Carmel-Anderson, IN
• Population (ZIP): 9,509
• Household income: $117,002
• Rent vs Own: 24.0% rent · 76.0% own
• Severe rent burden: 287.0

Population outlook (Boone County) Hauer SSP2

• Today (2025): 77,877 people
• By 2030: 85,185 · +9.4%
• By 2040: 99,753 · +28.1%
• By 2050: 113,572 · +45.8%
• By 2075: 145,674 · +87.1%
• By 2100: 161,165 · +106.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 6% Asian 4% Hispanic / Latino 3% Black 3%
• Common ancestry: Italian 4% Romanian 3% Slovak 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 91% English-only · Other Indo-European 5% Spanish 2% Chinese 1%

Political lean MEDSL · Boone

• 2024 margin: R (+16.0) · D 41.0% · R 57.0% · Other 2.0%
• 2008→2024 swing: +9.8pp toward D · 2008: -25.8pp · 2024: -16.0pp
• All cycles: 2024: R+16.0 2020: R+18.4 2016: R+29.5 2012: R+37.8 2008: R+25.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -49.51%
• Current HPI: 198.3353
• Rent YoY: ▲ 0.77%
• 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

-14.6% since first listed

10 events — show timeline

• 2026-04-23 Price Changed $349,999 MIBOR as Distributed by MLS Grid
• 2026-04-17 Listing Removed — MIBOR as Distributed by MLS Grid
• 2026-04-17 Listed $353,900 MIBOR as Distributed by MLS Grid
• 2026-04-10 Price Changed $358,900 MIBOR as Distributed by MLS Grid
• 2026-03-18 Price Changed $359,000 MIBOR as Distributed by MLS Grid
• 2026-03-09 Price Changed $370,000 MIBOR as Distributed by MLS Grid
• 2026-02-16 Relisted — MIBOR as Distributed by MLS Grid
• 2025-07-21 Price Changed $389,900 MIBOR as Distributed by MLS Grid
• 2025-06-09 Price Changed $399,900 MIBOR as Distributed by MLS Grid
• 2025-05-15 Listed $409,900 MIBOR as Distributed by MLS Grid

Property tax history

+6.2%/yr

Latest (2025): $3,277 · -6.7% YoY. Source: county tax records.