3413 Roundlake Ln · Whitestown, IN 46075

$400,000

5 bd · 2.5 ba · 2,832 sqft · SingleFamily public records · 46 Days on market

Built 2011 8,276 sqft lot Est $422k · 5% under $50/mo HOA · 2% 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 +12.8/30.0
• ARV discount +9.8/15.0
• DSCR +3.8/10.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• 1% rule +3.3/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The best of both worlds in this home on a pond that features 9 ft ceilings & upgrades throughout. Formal LR and DR. Arched openings take you to the open concept kitchen w/oversized island & large pantry. Kitchen opens up to a large family room & sunroom with a vaulted ceiling and tons of daylight. Upstairs features Master suite w/tray ceiling, HUGE walk-in closet, & bath w/garden tub & separate shower. 4th bedroom has double doors & could also serve as a loft or office. Great views throughout!

Key facts

• Garden
• Hot tub
• Remodeled kitchen

Tags

• POND VIEWS
• REMODELED KITCHEN
• FENCED BACKYARD
• PERGOLA
• HOT TUB
• GARDEN

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $-33 ($-399/yr) — negative.
• To cash-flow at today's rent, offer at most $394k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $331k (17.2% below list).
• Recommended offer: $331k (17.2% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.2% 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+, cost of living 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.
• Zoned schools: Perry Worth Elementary School (math 57% / reading 47%, grade C-, #237 of 994 statewide, top 26%, 430 students, 30% FRL); Lebanon Middle School (math 35% / reading 40%, grade F, #146 of 330 statewide, top 46%, 807 students, 46% FRL); Lebanon Senior High School (math 43% / reading 68%, grade C, #75 of 369 statewide, top 20%, 1,027 students, 38% FRL) — zoned schools at 38% FRL track the district average.
• Market conditions: Rents flat; 270 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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).
• This rent runs 34% of the median local income ($117k/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.
• 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 46 days — a 3% lower offer ($388k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $25k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $217k; list at $400k implies a 84% gain — meaningful room to come down on a strong offer.

Recommended offer $331,057 (17.2% 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 46 days. Have you received any prior offers? Is the seller open to a 17% 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: 0.83% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.36%
• DSCR: 0.98
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $421,968
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3413 Roundlake Ln	0.00mi	4/3.0 (-1)	2,832 (0%)	1mo	$400,000	$141	92
3769 Limelight Ln	0.35mi	4/2.5 (-1)	2,692 (-5%)	0mo	$318,200	$118	70
3851 Tartan Trl	0.42mi	5/2.5	3,050 (+8%)	2mo	$407,500	$134	66
3397 Sugar Grove Dr	0.53mi	4/2.5 (-1)	2,751 (-3%)	1mo	$380,000	$138	64
3357 Sugar Grove Dr	0.55mi	4/2.5 (-1)	2,746 (-3%)	1mo	$386,790	$141	63
6559 Seabiscuit Rd	0.52mi	4/2.5 (-1)	2,618 (-8%)	1mo	$415,000	$159	58
3629 Duncan Ct	0.45mi	5/3.0	2,460 (-13%)	1mo	$360,000	$146	54
6548 Seattle Slew Dr	0.63mi	4/2.5 (-1)	2,602 (-8%)	0mo	$445,000	$171	52
3363 Sugar Grove Dr	0.55mi	5/3.0	2,460 (-13%)	2mo	$395,000	$161	49
3280 Sugar Grove Dr	0.63mi	5/3.0	2,465 (-13%)	0mo	$375,085	$152	47
3251 Sugar Grove Dr	0.62mi	5/3.0	2,460 (-13%)	1mo	$365,520	$149	46
5783 Blue Sky Dr	0.67mi	4/2.5 (-1)	2,456 (-13%)	0mo	$369,900	$151	41

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: -19.3%
• Equity multiple: 0.34×
• Total profit: $-74,224
• Equity at exit: $59,641

10-year hold

• IRR: -17.2%
• Equity multiple: 0.14×
• Total profit: $-95,962
• Equity at exit: $34,585

Cash invested: $112,000 (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: 270
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $3,311 high
• Mortgage (P&I): −$2,098
• Tax from tax record: −$334 /mo · $4,012/yr
• Insurance: −$167
• HOA: −$50
• Vacancy / Maint / Mgmt: −$695
• Net cashflow: $-33

Break-even live

Break-even rent $3,353

Max offer price $394,122

Occupancy floor 96%

Sensitivity live

Price	-10% $193	-5% $80	+0% $-33	+5% $-146	+10% $-260
Rent	-10% $-295	-5% $-164	+0% $-33	+5% $97	+10% $228
Rate	-1.0pp $168	-0.5pp $68	base $-33	+0.5pp $-137	+1.0pp $-242

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: $100,000
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3766 White Cliff Way Unit 1464961P Whitestown, IN	5.0	2.0	2798	$5,704	$2.04	4d	1	0.39mi
5773 Weeping Willow Pl Whitestown, IN	4.0	2.5	2514	$2,201	$0.88	10d	1	0.53mi
3340 Preakness St Whitestown, IN	4.0	2.5	2426	$2,699	$1.11	5d	1	0.70mi
6251 Rhinecliff Dr Whitestown, IN	5.0	2.5	2376	$2,399	$1.01	46d	1	0.78mi
2606 Plano Dr Unit NA Whitestown, IN	4.0	3.0	2119	$2,600	$1.23	0d	1	1.07mi
2557 Lamar Dr Whitestown, IN	4.0	2.5	1981	$2,199	$1.11	46d	1	1.11mi
2881 Cross Branch Dr Whitestown, IN	3.0–4.0	2.5	1835	$2,399	$1.31	21d	4	1.17mi
2519 Dixon Creek Dr Whitestown, IN	5.0	3.0	3867	$2,530	$0.65	4d	1	1.39mi
6831 Orchard Run Cir Whitestown, IN	4.0	2.5	2131	$2,350	$1.10	0d	1	1.47mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 12 events

1. 2026-04-06
   status Pending
2. 2026-03-27
   status Active
3. 2026-03-27
   price $400,000
4. 2025-11-18
   historical
5. 2025-10-13
   listed $425,000 Active
6. 2017-11-29
   soldstatus $217,000
7. 2015-05-26
   soldstatus $205,000
8. 2015-05-22
   soldstatus $205,000 Sold 522-char remark

   Show marketing remark (522 chars)

   The best of both worlds in this home on a pond that features 9 ft ceilings & upgrades throughout. Formal LR and DR. Arched openings take you to the open concept kitchen w/oversized island & large pantry. Kitchen opens up to a large family room & sunroom with a vaulted ceiling and tons of daylight. Upstairs features Master suite w/tray ceiling, HUGE walk-in closet, & bath w/garden tub & separate shower. 4th bedroom has double doors & could also serve as a loft or office. Great views throughout!

9. 2015-04-23
   historical Contingent - Backup Pending Home Inspection 522-char remark

   Show marketing remark (522 chars)

   The best of both worlds in this home on a pond that features 9 ft ceilings & upgrades throughout. Formal LR and DR. Arched openings take you to the open concept kitchen w/oversized island & large pantry. Kitchen opens up to a large family room & sunroom with a vaulted ceiling and tons of daylight. Upstairs features Master suite w/tray ceiling, HUGE walk-in closet, & bath w/garden tub & separate shower. 4th bedroom has double doors & could also serve as a loft or office. Great views throughout!

10. 2015-04-14
    listed $209,900 Active 522-char remark

    Show marketing remark (522 chars)

    The best of both worlds in this home on a pond that features 9 ft ceilings & upgrades throughout. Formal LR and DR. Arched openings take you to the open concept kitchen w/oversized island & large pantry. Kitchen opens up to a large family room & sunroom with a vaulted ceiling and tons of daylight. Upstairs features Master suite w/tray ceiling, HUGE walk-in closet, & bath w/garden tub & separate shower. 4th bedroom has double doors & could also serve as a loft or office. Great views throughout!

11. 2013-10-01
    historical
12. 2013-03-21
    listed $204,900

ⓘ 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: $4,012 · $334/mo
• Projected year-2 tax: $4,012 · $334/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 ≥102°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: $39,727
• − Mortgage interest: −$22,406
• − Property taxes: −$4,012
• − Insurance: −$2,000
• − Repairs & maintenance: −$3,178
• − Management: −$3,178
• − HOA: −$600
• − Depreciation: −$11,636
• Taxable loss: −$7,284
• Est. tax savings @ 24.0%: +$1,748
• After-tax cash flow: $1,349/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

+95.2% since first listed

12 events — show timeline

• 2026-04-06 Pending — MIBOR as Distributed by MLS Grid
• 2026-03-27 Relisted — MIBOR as Distributed by MLS Grid
• 2026-03-27 Price Changed $400,000 MIBOR as Distributed by MLS Grid
• 2025-11-18 Listing Removed — MIBOR as Distributed by MLS Grid
• 2025-10-13 Listed $425,000 MIBOR as Distributed by MLS Grid
• 2017-11-29 Sold (Public Records) $217,000 Public Records
• 2015-05-26 Sold (Public Records) $205,000 Public Records
• 2015-05-22 Sold (MLS) $205,000 MIBOR as Distributed by MLS Grid
• 2015-04-23 Contingent — MIBOR as Distributed by MLS Grid
• 2015-04-14 Listed $209,900 MIBOR as Distributed by MLS Grid
• 2013-10-01 Listing Removed — MIBOR as Distributed by MLS Grid
• 2013-03-21 Listed $204,900 MIBOR as Distributed by MLS Grid

Property tax history

+5.9%/yr

Latest (2025): $4,012 · -5.3% YoY. Source: county tax records.