14386 Sherbrooke Dr · Fishers, IN 46055

$429,900

3 bd · 2.5 ba · 2,692 sqft · SingleFamily public records · 63 Days on market

Built 2007 10,454 sqft lot $160/sqft · 23% above area Est $504k · 15% under $29/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).

• ARV discount +14.1/15.0
• Cash flow +6.0/30.0
• Schools +5.3/10.0
• Livability +4.2/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• 1% rule +0.8/10.0
• DSCR +0.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you're looking for a move in ready home, look no further! This two story home features a full basement and 3 car garage. Step inside the home from the covered front porch to find to find LVP floors and a dramatic staircase with wrought iron spindles. Main level features 9 foot ceilings, a carpeted family room on the front of the home and large family room with gas fireplace overlooking the backyard. Kitchen has solid surface countertops, tile backsplash, pantry with plenty of storage and a large center island. Two dining options are nearby with the breakfast room and formal dining. Also on this level is a half bath conveniently located for guests. Head upstairs to find 4 nicely sized bedrooms all with walk in closets. Primary bath features a double sink vanity, glass door shower and soaking tub. Second full bath is located near the other bedrooms. Laundry room is also centrally located on the second floor near the bedrooms. The basement on this house offers a world of possibilities. It features soaring ceilings, roughed in plumbing for a full bath and a partially finished bonus room. Updated concrete patio overlooks the fenced backyard. 3 car garage offers plenty of room for parking, toys and storage. All of this in a convenient location near all that the Geist area has to offer and award winning HSE schools. Come take a look today!

Key facts

• Large center island
• Breakfast room
• Full basement

Tags

• FULL BASEMENT
• DRAMATIC STAIRCASE
• SOLID SURFACE COUNTERTOPS
• TILE BACKSPLASH
• LARGE CENTER ISLAND
• BREAKFAST ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $430k.

Deal economics

• At list price, monthly cash flow is $-825 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $284k (33.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $251k (41.7% below list).
• Recommended offer: $251k (41.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 83/100 on livability (#11 in IN, #898 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, amenities A+; Watch: commute F.
• Hamilton Southeastern Schools (suburban): math 57% / reading 59% proficiency, ranked #14 of 301 in IN (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+5.2%/yr); 422 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 4,661 units permitted in Hamilton County in 2024 (1,528 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.
• Hamilton County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($404k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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 $370k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $250,726 (41.7% 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 63 days. Have you received any prior offers? Is the seller open to a 42% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.58% ✗
• Cap rate: 3.99%
• Cash-on-cash: -8.22%
• DSCR: 0.63
• GRM: 14.3

CMA / ARV

• ARV (median comp): $504,385
• List price: $429,900
• Delta: -14.77%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9909 Timberwood Ln	0.36mi	3/3.0	2,696 (+0%)	8mo	$518,000	$192	75
14026 Short Stone Pl	0.37mi	4/3.5 (+1)	2,688 (-0%)	3mo	$461,500	$172	71
14104 Stoney Shore Ave	0.27mi	3/2.0	2,298 (-15%)	3mo	$444,000	$193	59
13816 Ambria Dr	0.59mi	3/3.0	2,616 (-3%)	10mo	$525,000	$201	58
10503 Westerly Ct	0.72mi	4/2.5 (+1)	2,724 (+1%)	3mo	$397,500	$146	57
9598 N Mariners Crst	0.70mi	3/2.5	2,751 (+2%)	10mo	$428,000	$156	55
9671 Holborn Ave	0.70mi	3/4.0	2,688 (-0%)	8mo	$475,000	$177	54
9711 Ridgecrest Ln	0.53mi	4/2.5 (+1)	2,988 (+11%)	4mo	$394,000	$132	48
5294 Holborn Ave	0.63mi	3/4.0	2,732 (+2%)	20mo	$490,000	$179	45
9795 Creekside Cir	0.67mi	3/2.5	2,388 (-11%)	8mo	$450,290	$189	44
9690 Highview Ln	0.59mi	4/2.5 (+1)	3,092 (+15%)	1mo	$507,500	$164	42
9671 Ridgecrest Ln	0.64mi	4/2.5 (+1)	2,988 (+11%)	11mo	$475,000	$159	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 · 5.18% rent growth · sell at horizon

5-year hold

• IRR: -28.6%
• Equity multiple: 0.03×
• Total profit: $-116,646
• Equity at exit: $64,099

10-year hold

• IRR: -21.7%
• Equity multiple: -0.21×
• Total profit: $-145,374
• Equity at exit: $37,170

Cash invested: $120,372 (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 46055

• Home prices YoY: -20.1%
• Rents YoY: 5.2%
• Active inventory: 422
• Price-to-rent: 14.3×

Monthly cashflow live

• Estimated rent: $2,507 medium
• Mortgage (P&I): −$2,254
• Tax from tax record: −$343 /mo · $4,117/yr
• Insurance: −$179
• HOA: −$29
• Vacancy / Maint / Mgmt: −$527
• Net cashflow: $-825

Break-even live

Break-even rent $3,551

Max offer price $284,177

Occupancy floor —

Sensitivity live

Price	-10% $-582	-5% $-703	+0% $-825	+5% $-947	+10% $-1,068
Rent	-10% $-1,023	-5% $-924	+0% $-825	+5% $-726	+10% $-627
Rate	-1.0pp $-608	-0.5pp $-716	base $-825	+0.5pp $-936	+1.0pp $-1,050

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: $107,475
• Closing costs: $12,897
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8775 N Springview Dr McCordsville, IN	4.0	2.5	3062	$2,476	$0.81	13d	1	1.48mi

HOA detail

• Monthly dues: $29 · $348/yr
• Likely covers: gas

Listing history 21 events

1. 2026-06-18
   days on market $429,900 Active 63 DOM
2. 2026-06-17
   days on market $429,900 Active 62 DOM
3. 2026-06-16
   days on market $429,900 Active 61 DOM
4. 2026-06-15
   days on market $429,900 Active 60 DOM
5. 2026-06-13
   days on market $429,900 Active 58 DOM
6. 2026-06-09
   days on market $429,900 Active 54 DOM
7. 2026-06-08
   days on market $429,900 Active 53 DOM
8. 2026-06-07
   days on market $429,900 Active 52 DOM
9. 2026-06-03
   days on market $429,900 Active 48 DOM
10. 2026-06-02
    days on market $429,900 Active 47 DOM
11. 2026-06-01
    days on market $429,900 Active 46 DOM
12. 2026-05-31
    days on market $429,900 Active 45 DOM
13. 2026-04-29
    price $439,900 1357-char remark

    Show marketing remark (1357 chars)

    If you're looking for a move in ready home, look no further! This two story home features a full basement and 3 car garage. Step inside the home from the covered front porch to find to find LVP floors and a dramatic staircase with wrought iron spindles. Main level features 9 foot ceilings, a carpeted family room on the front of the home and large family room with gas fireplace overlooking the backyard. Kitchen has solid surface countertops, tile backsplash, pantry with plenty of storage and a large center island. Two dining options are nearby with the breakfast room and formal dining. Also on this level is a half bath conveniently located for guests. Head upstairs to find 4 nicely sized bedrooms all with walk in closets. Primary bath features a double sink vanity, glass door shower and soaking tub. Second full bath is located near the other bedrooms. Laundry room is also centrally located on the second floor near the bedrooms. The basement on this house offers a world of possibilities. It features soaring ceilings, roughed in plumbing for a full bath and a partially finished bonus room. Updated concrete patio overlooks the fenced backyard. 3 car garage offers plenty of room for parking, toys and storage. All of this in a convenient location near all that the Geist area has to offer and award winning HSE schools. Come take a look today!

14. 2026-04-16
    listed $450,000 Active 1357-char remark

    Show marketing remark (1357 chars)

    If you're looking for a move in ready home, look no further! This two story home features a full basement and 3 car garage. Step inside the home from the covered front porch to find to find LVP floors and a dramatic staircase with wrought iron spindles. Main level features 9 foot ceilings, a carpeted family room on the front of the home and large family room with gas fireplace overlooking the backyard. Kitchen has solid surface countertops, tile backsplash, pantry with plenty of storage and a large center island. Two dining options are nearby with the breakfast room and formal dining. Also on this level is a half bath conveniently located for guests. Head upstairs to find 4 nicely sized bedrooms all with walk in closets. Primary bath features a double sink vanity, glass door shower and soaking tub. Second full bath is located near the other bedrooms. Laundry room is also centrally located on the second floor near the bedrooms. The basement on this house offers a world of possibilities. It features soaring ceilings, roughed in plumbing for a full bath and a partially finished bonus room. Updated concrete patio overlooks the fenced backyard. 3 car garage offers plenty of room for parking, toys and storage. All of this in a convenient location near all that the Geist area has to offer and award winning HSE schools. Come take a look today!

15. 2021-03-29
    soldstatus $370,000 Closed 726-char remark

    Show marketing remark (726 chars)

    Immaculate, move-in ready two story home with a full basement and 3 car garage! This home features 4 large Bedrooms, 2 1/2 Baths, LR/Office, FR w/fireplace, DR, Breakfast Area, Kitchen with center island, solid surface counter tops, tiled back splash, 42 in. cabinets, large pantry. There are 9 ft. ceilings on the first floor and all of the bedrooms have walk-in closets. The Master Bath features a large vanity with double sinks, full shower and soaking tub. All of the interior rooms have been recently painted. The exterior has been painted with the Rhino Paint System and is under a transferrable warranty. There is a nice deck off of the breakfast area and newly fenced in backyard. Bonus: Upstairs Laundry Room!!

16. 2021-03-01
    status Pending 726-char remark

    Show marketing remark (726 chars)

    Immaculate, move-in ready two story home with a full basement and 3 car garage! This home features 4 large Bedrooms, 2 1/2 Baths, LR/Office, FR w/fireplace, DR, Breakfast Area, Kitchen with center island, solid surface counter tops, tiled back splash, 42 in. cabinets, large pantry. There are 9 ft. ceilings on the first floor and all of the bedrooms have walk-in closets. The Master Bath features a large vanity with double sinks, full shower and soaking tub. All of the interior rooms have been recently painted. The exterior has been painted with the Rhino Paint System and is under a transferrable warranty. There is a nice deck off of the breakfast area and newly fenced in backyard. Bonus: Upstairs Laundry Room!!

17. 2021-02-24
    listed $370,000 Active 726-char remark

    Show marketing remark (726 chars)

    Immaculate, move-in ready two story home with a full basement and 3 car garage! This home features 4 large Bedrooms, 2 1/2 Baths, LR/Office, FR w/fireplace, DR, Breakfast Area, Kitchen with center island, solid surface counter tops, tiled back splash, 42 in. cabinets, large pantry. There are 9 ft. ceilings on the first floor and all of the bedrooms have walk-in closets. The Master Bath features a large vanity with double sinks, full shower and soaking tub. All of the interior rooms have been recently painted. The exterior has been painted with the Rhino Paint System and is under a transferrable warranty. There is a nice deck off of the breakfast area and newly fenced in backyard. Bonus: Upstairs Laundry Room!!

18. 2017-03-22
    soldstatus $289,000 Sold
19. 2017-03-06
    status Pending
20. 2017-02-26
    historical Active with Contingency
21. 2017-02-24
    listed $289,900 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: $4,117 · $343/mo
• Projected year-2 tax: $4,117 · $343/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 ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,087
• − Mortgage interest: −$24,081
• − Property taxes: −$4,117
• − Insurance: −$2,150
• − Repairs & maintenance: −$2,407
• − Management: −$2,407
• − HOA: −$348
• − Depreciation: −$12,506
• Taxable loss: −$17,928
• Est. tax savings @ 24.0%: +$4,303
• After-tax cash flow: $-5,596/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: Hamilton Southeastern Schools
• NCES district ID: 1810650
• Math proficiency: 57% ▼ -11.00%
• Reading proficiency: 59% ▼ -7.00%
• Median HH income: $87,726
• Composite: 53.02/100
• National rank: #1520
• State rank: #14 of 301 in IN

Livability — Fishers

• Score: 83/100
• State rank: #11
• US rank: #898

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fishers, IN
• County: Hancock County · 59,521 people
• City population: 92,467
• Metro: Indianapolis-Carmel-Anderson, IN
• Population (ZIP): 16,010
• Household income: $113,784
• Rent vs Own: 17.7% rent · 82.3% own
• Severe rent burden: 58.0

Population outlook (Hamilton County) Hauer SSP2

• Today (2025): 381,938 people
• By 2030: 417,496 · +9.3%
• By 2040: 486,684 · +27.4%
• By 2050: 549,805 · +44.0%
• By 2075: 687,078 · +79.9%
• By 2100: 754,495 · +97.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 13% Two or more races 6% Hispanic / Latino 4% Asian 1%
• Common ancestry: Lithuanian 3% Italian 3% Romanian 3%
• Foreign-born: 4% · Canada, Vietnam, Jamaica
• Languages at home: 94% English-only · Spanish 4%

Political lean MEDSL · Hamilton

• 2024 margin: Lean R (+6.1) · D 46.0% · R 52.1% · Other 1.9%
• 2008→2024 swing: +16.2pp toward D · 2008: -22.2pp · 2024: -6.1pp
• All cycles: 2024: R+6.1 2020: R+6.8 2016: R+19.6 2012: R+34.3 2008: R+22.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -52.35%
• Current HPI: 207.9764
• Rent YoY: ▲ 5.18%
• 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

+51.7% since first listed

9 events — show timeline

• 2026-04-29 Price Changed $439,900 MIBOR as Distributed by MLS Grid
• 2026-04-16 Listed $450,000 MIBOR as Distributed by MLS Grid
• 2021-03-29 Sold (MLS) $370,000 MIBOR as Distributed by MLS Grid
• 2021-03-01 Pending — MIBOR as Distributed by MLS Grid
• 2021-02-24 Listed $370,000 MIBOR as Distributed by MLS Grid
• 2017-03-22 Sold (MLS) $289,000 MIBOR as Distributed by MLS Grid
• 2017-03-06 Pending — MIBOR as Distributed by MLS Grid
• 2017-02-26 Contingent — MIBOR as Distributed by MLS Grid
• 2017-02-24 Listed $289,900 MIBOR as Distributed by MLS Grid

Property tax history

+5.0%/yr

Latest (2025): $4,117 · +5.9% YoY. Source: county tax records.