2597 Pearson Pkwy · Plainfield, IN 46168

$397,900

3 bd · 2.5 ba · 2,427 sqft · SingleFamily · 28 Days on market

Built 2026 Good condition 6,011 sqft lot 2-car garage $164/sqft · at area comps Est $399k · at est. $69/mo HOA · 3% of rent ↓ 3% since listing

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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 +7.6/15.0
• Schools +5.4/10.0
• Cash flow +5.0/30.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• 1% rule +1.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come see this beautiful move-in ready 3 bedroom home.

Key facts

• Central island
• Flex room
• Stunning kitchen

Tags

• STUNNING KITCHEN
• CENTRAL ISLAND
• SPACIOUS CORNER PANTRY
• FLEX ROOM
• PULTE PLANNING CENTER
• EVERYDAY ENTRY

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $398k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-936 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $262k (34.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (40.1% below list).
• Recommended offer: $238k (40.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#69 in IN, #4,418 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, 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: Cedar Elementary School (math 63% / reading 40%, grade C-, #256 of 994 statewide, top 26%, 703 students, 51% FRL); Avon Middle School South (math 48% / reading 54%, grade C, #40 of 330 statewide, top 12%, 835 students, 44% FRL); Avon High School (math 44% / reading 76%, grade C+, #46 of 369 statewide, top 13%, 3,348 students, 38% FRL) — zoned schools average 45% FRL vs 20% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.6%/yr); 501 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); 48% 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 32% of the median local income ($90k/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 $3k of loan paydown is wiped out by about $12k 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

• It's been on market 28 days — a 2% lower offer ($392k) 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 $238,364 (40.1% 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: 0.60% ✗
• Cap rate: 3.47%
• Cash-on-cash: -10.08%
• DSCR: 0.55
• GRM: 13.9

CMA / ARV

• ARV (median comp): $398,779
• List price: $397,900
• Delta: -0.22%
• 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
2657 Penn Ave	0.22mi	3/2.5	2,427 (0%)	5mo	$400,000	$165	86
2270 Smith Rd	0.35mi	3/2.5	2,342 (-4%)	3mo	$430,830	$184	75
2569 Pearson Pkwy	0.03mi	4/2.5 (+1)	2,658 (+10%)	3mo	$415,000	$156	75
2686 Prism Way	0.11mi	4/2.5 (+1)	2,207 (-9%)	1mo	$340,000	$154	74
2720 Bo St W	0.45mi	4/2.5 (+1)	2,444 (+1%)	4mo	$460,000	$188	70
2669 Penn Ave	0.23mi	4/2.5 (+1)	2,658 (+10%)	3mo	$417,900	$157	66
9113 Haverhill Ln	0.05mi	4/2.5 (+1)	2,761 (+14%)	5mo	$420,000	$152	66
2571 Penn Ave	0.22mi	4/2.5 (+1)	2,669 (+10%)	3mo	$410,000	$154	66
2556 Liatris Dr	0.60mi	4/2.5 (+1)	2,390 (-2%)	4mo	$329,900	$138	62
8656 Meadowlands Ct	0.47mi	3/2.0	2,182 (-10%)	1mo	$445,000	$204	58
2332 Foxtail Dr	0.63mi	4/2.5 (+1)	2,499 (+3%)	2mo	$330,000	$132	58
2409 Liatris Dr	0.53mi	3/2.5	2,164 (-11%)	1mo	$308,500	$143	57

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 · 3.65% rent growth · sell at horizon

5-year hold

• IRR: -33.7%
• Equity multiple: -0.10×
• Total profit: $-122,426
• Equity at exit: $59,328

10-year hold

• IRR: -37.8%
• Equity multiple: -0.58×
• Total profit: $-176,505
• Equity at exit: $34,403

Cash invested: $111,412 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 35 active · 29 under contract
• Months of supply: 5.2 mo (19%/mo absorbed)
• Median asking: $384,999 ($171/sqft)
• Median days on market: 151 d
• This list price: 60% of active listings are priced below it
• ARV vs active asking: -3.7% vs current asking $/sqft

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

ZIP-level market 46168

• Rents YoY: 3.6%
• Active inventory: 501
• Price-to-rent: 13.9×

Monthly cashflow live

• Estimated rent: $2,384 high
• Mortgage (P&I): −$2,087
• Tax est. 1.5%: −$497 /mo · $5,968/yr
• Insurance: −$166
• HOA: −$69
• Vacancy / Maint / Mgmt: −$501
• Net cashflow: $-936

Break-even live

Break-even rent $3,568

Max offer price $262,500

Occupancy floor —

Sensitivity live

Price	-10% $-661	-5% $-798	+0% $-936	+5% $-1,073	+10% $-1,211
Rent	-10% $-1,124	-5% $-1,030	+0% $-936	+5% $-842	+10% $-747
Rate	-1.0pp $-735	-0.5pp $-835	base $-936	+0.5pp $-1,039	+1.0pp $-1,144

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: $99,475
• Closing costs: $11,937
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9074 Anthem Ave Plainfield, IN	3.0	2.5	1722	$2,450	$1.42	63d	1	0.07mi
2635 Prism WAY Cartersburg, IN	3.0	2.5	1728	$2,400	$1.39	2d	1	0.08mi
2686 Prism WAY Cartersburg, IN	4.0	2.5	2207	$2,749	$1.25	0d	1	0.11mi
9275 Loyola Way Plainfield, IN	3.0	2.5	2990	$2,525	$0.84	0d	1	0.16mi
9275 Loyola Way Plainfield, IN	3.0	2.5	2200	$2,525	$1.15	6d	1	0.16mi
2810 Penn Ave Plainfield, IN	4.0	3.5	2550	$2,900	$1.14	0d	1	0.23mi
2324 Shadowbrook Dr Plainfield, IN	4.0	2.5	3166	$2,335	$0.74	10d	1	0.31mi
2514 Grand Central BLVD Cartersburg, IN	1.0–3.0	1.0–2.5	1324	$3,499	$2.64	0d	246	0.33mi
2310 Amberleigh Dr Plainfield, IN	4.0	2.5	3166	$2,351	$0.74	10d	1	0.34mi
2265 Shadowbrook Dr Plainfield, IN	4.0	2.5	2222	$2,150	$0.97	10d	1	0.39mi
9192 Huntleigh Cir Plainfield, IN	3.0	2.0	1850	$1,866	$1.01	60d	1	0.48mi
2117 Westmere Dr Plainfield, IN	3.0	2.5	2030	$1,969	$0.97	42d	1	0.53mi
2497 Foxtail Dr Plainfield, IN	3.0	2.0	1589	$1,999	$1.26	56d	1	0.62mi
2608 Liatris Dr Plainfield, IN	4.0	2.5	2194	$2,361	$1.08	56d	1	0.64mi
8309 Catchfly Dr Plainfield, IN	4.0	2.0	1738	$2,036	$1.17	4d	1	0.94mi
2771 Anchusa Dr Plainfield, IN	3.0	2.0	1583	$1,999	$1.26	83d	1	0.94mi
8325 Bluestem Ln Plainfield, IN	4.0	2.5	2160	$2,495	$1.16	117d	1	0.95mi
8151 Lupine Dr Plainfield, IN	3.0	2.5	2003	$2,450	$1.22	139d	1	0.98mi
2313 Trefoil Dr Plainfield, IN	3.0	2.5	1914	$2,250	$1.18	56d	1	1.03mi
2057 Downshire Hill Ct Plainfield, IN	2.0	2.0	1373	$2,124	$1.55	0d	7	1.12mi
10408 Bradbury Dr Indianapolis, IN	4.0	2.0	1712	$1,581	$0.92	82d	1	1.16mi
8183 Dartmoth Ln Avon, IN	3.0	2.0	1623	$1,979	$1.22	6d	1	1.32mi
1341 Blackthorne Trl N Plainfield, IN	3.0	2.0	1724	$2,051	$1.19	67d	1	1.50mi

Property features AI

Finance

• Other: Property type listed as residential single-family with mandatory fee ownership
• HOA & community: Community has an HOA with covenants and restrictionsHOA amenities include cable TV, park, and playgroundHOA fee of $207 paid quarterly (fee includes entrance, common area, park/playground)

Exterior

• Parking: Attached 2-car garage (approximately 519 sq ft)
• Utilities: Public waterMunicipal sewer connected
• Home design: Single-family residenceTwo levelsNew construction
• Construction: Brick and cement siding exteriorSlab foundationBuilt by Pulte Homes
• Exterior features: PatioLot less than 1/4 acre (approximately 0.138 acre)

Interior

• Kitchen: DishwasherDisposalMicrowaveGas oven
• Bedrooms: Primary bedroom with walk-in closetThree upper-level bedroomsTotal of 4 upper rooms (bedrooms/other) and 4 main rooms; 8 rooms total
• Bathrooms: Two full bathroomsOne half bathroomPrimary bath with double sinks
• Heating & cooling: Forced air heatingCentral air conditioning
• Interior features: Attic accessWalk-in closets

Listing history 29 events

1. 2026-09-24
   days on market $397,900 Active 28 DOM
2. 2026-09-23
   days on market $397,900 Active 27 DOM
3. 2026-09-22
   days on market $397,900 Active 26 DOM
4. 2026-09-21
   days on market $397,900 Active 25 DOM
5. 2026-09-20
   days on market $397,900 Active 24 DOM
6. 2026-09-19
   days on market $397,900 Active 23 DOM
7. 2026-09-18
   days on market $397,900 Active 22 DOM
8. 2026-09-17
   days on market $397,900 Active 21 DOM
9. 2026-09-16
   days on market $397,900 Active 20 DOM
10. 2026-09-15
    days on market $397,900 Active 19 DOM
11. 2026-09-14
    days on market $397,900 Active 18 DOM
12. 2026-09-13
    days on market $397,900 Active 17 DOM
13. 2026-09-12
    days on market $397,900 Active 16 DOM
14. 2026-09-11
    days on market $397,900 Active 15 DOM
15. 2026-09-05
    days on market $397,900 Active 9 DOM
16. 2026-09-04
    days on market $397,900 Active 8 DOM
17. 2026-09-03
    days on market $397,900 Active 7 DOM
18. 2026-08-31
    days on market $397,900 Active 4 DOM
19. 2026-08-30
    days on market $397,900 Active 3 DOM
20. 2026-08-29
    days on market $397,900 Active 2 DOM

    Show marketing remark (53 chars)

    Come see this beautiful move-in ready 3 bedroom home.

21. 2026-08-28
    remarks 694-char remark
22. 2026-08-28
    pricedays on marketlisting id $397,900 Active 1 DOM
23. 2026-08-27
    days on market $409,900 Active 16 DOM
24. 2026-08-25
    days on market $409,900 Active 14 DOM
25. 2026-08-24
    days on market $409,900 Active 13 DOM
26. 2026-08-23
    days on market $409,900 Active 12 DOM
27. 2026-08-22
    days on market $409,900 Active 11 DOM

    Show marketing remark (53 chars)

    Come see this beautiful move-in ready 3 bedroom home.

28. 2026-06-01
    days on market $409,900 Active 9 DOM
29. 2026-05-31
    days on market $409,900 Active 8 DOM

ⓘ 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: $28,604
• − Mortgage interest: −$22,289
• − Property taxes: −$5,968
• − Insurance: −$1,990
• − Repairs & maintenance: −$2,288
• − Management: −$2,288
• − HOA: −$828
• − Depreciation: −$11,575
• Taxable loss: −$18,623
• Est. tax savings @ 24.0%: +$4,469
• After-tax cash flow: $-6,759/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 · 30 photos

Good 80/100 None rehab

This well-maintained home is move-in ready with modern finishes and a great curb appeal. Minor updates to the exterior and interior could further enhance its value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Replace outdated light fixtures — Modern lighting can improve the home's ambiance and energy efficiency ↑

D Composite school gradezoned avg 54/100

Zoned Schools

Elementary Cedar Elementary School C- IN #256/994 Nat'l #12,137/41,679 Middle Avon Middle School South C IN #40/330 Nat'l #3,276/14,009 High Avon High School C+ IN #46/369 Nat'l #3,545/17,239

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

B Composite livability gradescore 74/100

Livability — Plainfield

• Score: 74/100
• State rank: #69
• US rank: #4418

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Plainfield, IN
• County: Hendricks County · 187,418 people
• City population: 38,826
• Metro: Indianapolis-Carmel-Anderson, IN
• Population (ZIP): 38,826
• Household income: $90,000
• Rent vs Own: 33.4% rent · 66.6% own
• Severe rent burden: 13% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Black 9% Two or more races 8% Hispanic / Latino 6% Asian 4%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 2% Lithuanian 1% Romanian 1%
• Foreign-born: 7% · Canada, China
• Languages at home: 90% English-only · Spanish 4% Other Indo-European 3% French/Haitian/Cajun 1%

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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: ▼ -136.23%
• Current HPI: 205.5963
• Rent YoY: ▲ 3.65%
• Metro: Indianapolis-Carmel-Anderson, IN
• State GDP YoY: ▲ 2.90%
• F500 in state: 18

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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

Property features AI

Finance

• Other: Property type listed as residential single-family with mandatory fee ownership
• HOA & community: Community has an HOA with covenants and restrictionsHOA amenities include cable TV, park, and playgroundHOA fee of $207 paid quarterly (fee includes entrance, common area, park/playground)

Exterior

• Parking: Attached 2-car garage (approximately 519 sq ft)
• Utilities: Public waterMunicipal sewer connected
• Home design: Single-family residenceTwo levelsNew construction
• Construction: Brick and cement siding exteriorSlab foundationBuilt by Pulte Homes
• Exterior features: PatioLot less than 1/4 acre (approximately 0.138 acre)

Interior

• Kitchen: DishwasherDisposalMicrowaveGas oven
• Bedrooms: Primary bedroom with walk-in closetThree upper-level bedroomsTotal of 4 upper rooms (bedrooms/other) and 4 main rooms; 8 rooms total
• Bathrooms: Two full bathroomsOne half bathroomPrimary bath with double sinks
• Heating & cooling: Forced air heatingCentral air conditioning
• Interior features: Attic accessWalk-in closets

Price history

-2.9% since first listed

5 events — show timeline

• 2026-08-29 Price Changed $397,900 Zillow
• 2026-08-27 Listed $397,900 MIBOR as Distributed by MLS Grid
• 2026-08-22 Relisted — Zillow
• 2026-06-02 Delisted — Zillow
• 2026-05-24 Listed $409,900 Zillow