7426 Broadview Ln · McCordsville, IN 46055

$324,990

3 bd · 2.5 ba · 2,171 sqft · Land · 153 Days on market

Built 2026 0.25 ac lot $230/mo HOA · 9% of rent ↓ 4% 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 +7.5/15.0
• Cash flow +6.4/30.0
• Schools +4.1/10.0
• Rent growth +3.8/5.0
• Livability +3.5/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

New construction by Fischer Homes in the beautiful Hampton Walk community, featuring the stunning Wembley design. This practical design offers 3 bedrooms 2 full baths, and 1 half baths. This design combines modern convenience with flexible living spaces. The open-concept layout with island kitchens and large pantry storage, creating inviting spaces perfect for both everyday living and entertaining. The owner's suite serves as a private retreat, featuring a spacious walk-in closet and private bath. This home blends practical design with customizable comfort for today's homeowners. The spacious 2-bay garage completes this exceptional home.

Key facts

• Island kitchens
• Large pantry storage
• Wembley design

Tags

• HAMPTON WALK COMMUNITY
• WEMBLEY DESIGN
• OPEN-CONCEPT LAYOUT
• ISLAND KITCHENS
• LARGE PANTRY STORAGE
• OWNER'S SUITE

Property features AI

Finance

• Other: Property listed as part of a mandatory-fee ownership; Lot approximately 1/4 acre
• HOA & community: HOA with monthly fee of $230 (includes management); HOA governed by covenants and restrictions; Management provided by association

Exterior

• Parking: Attached concrete garage; 2-car garage; Garage door opener
• Utilities: Public water; Municipal sewer connected; No solid waste service listed
• Home design: Single-family residence; New construction; Attached property; Two levels
• Construction: Brick and vinyl siding exterior; Slab foundation; Built by Fischer Homes; Construction completed
• Exterior features: Covered porch/patio; No fence; Low-maintenance yard

Interior

• Kitchen: Electric oven; Microwave; Dishwasher; Garbage disposal
• Bedrooms: Primary bedroom with walk-in closet; Total of 3 bedrooms (1 on main level, 2 on upper level)
• Bathrooms: Two full bathrooms; One half bathroom; Primary bathroom with tub and shower
• Heating & cooling: Electric heating with heat pump; Central air conditioning
• Interior features: Breakfast bar; Kitchen island; Pantry; Walk-in closets; Smoke alarm
• Laundry & utility: Main level laundry

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $325k.

Deal economics

• At list price, monthly cash flow is $-556 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (24.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $243k (25.2% below list).
• Recommended offer: $243k (25.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#181 in IN) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Mt Vernon Community School Corporation (rural): math 43% / reading 48% proficiency, ranked #70 of 301 in IN (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+5.2%/yr); 422 active listings in the ZIP; 11 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; 1,091 units permitted in Hancock 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.
• Hancock County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 153 days — a 12% lower offer ($286k) is reasonable based on typical stale-listing flexibility.

Recommended offer $242,975 (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 153 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. 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 B-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: 0.75% ✗
• Cap rate: 4.24%
• Cash-on-cash: -7.34%
• DSCR: 0.67
• GRM: 11.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.18% rent growth · sell at horizon

5-year hold

• IRR: -26.3%
• Equity multiple: 0.09×
• Total profit: $-82,478
• Equity at exit: $48,457

10-year hold

• IRR: -16.8%
• Equity multiple: -0.03×
• Total profit: $-93,367
• Equity at exit: $28,099

Cash invested: $90,997 (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: 11.1×

Monthly cashflow live

• Estimated rent: $2,430 high
• Mortgage (P&I): −$1,704
• Tax est. 1.5%: −$406 /mo · $4,875/yr
• Insurance: −$135
• HOA: −$230
• Vacancy / Maint / Mgmt: −$510
• Net cashflow: $-556

Break-even live

Break-even rent $3,134

Max offer price $244,474

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: $81,248
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6032 Windsor Dr Unit MC McCordsville, IN	3.0	4.0	2320	$2,400	$1.03	24d	1	0.21mi
5790 Arcade Blvd McCordsville, IN	3.0	2.5	2021	$2,250	$1.11	20d	1	0.50mi
5743 W 750 N Unit 5743 750 McCordsville, IN	3.0	2.5	2400	$2,050	$0.85	4d	1	0.55mi
7044 N Mesquite Ct McCordsville, IN	3.0	2.0	2073	$1,991	$0.96	7d	1	0.64mi
6654 Willow Way McCordsville, IN	3.0–4.0	2.0–2.5	1810	$2,485	$1.37	2d	10	1.02mi
6267 Cypress Ct McCordsville, IN	3.0	2.0	1673	$2,500	$1.49	2d	1	1.14mi
6077 W Jamison Dr McCordsville, IN	4.0	2.5	1951	$2,569	$1.32	4d	1	1.24mi
5510 Wood Spring Ln McCordsville, IN	3.0	2.5	2009	$2,091	$1.04	22d	1	1.27mi
7427 Cobblestone West Dr Indianapolis, IN	3.0	2.0	1704	$1,931	$1.13	7d	1	1.28mi
6055 W Brickell Ln McCordsville, IN	3.0	2.0	1827	$2,211	$1.21	16d	1	1.34mi
12647 Gunnison Dr Unit NA Indianapolis, IN	3.0	2.5	2242	$2,300	$1.03	24d	1	1.38mi

HOA detail

• Monthly dues: $230 · $2,760/yr

Listing history 11 events

1. 2026-06-13
   statusdays on market $324,990 Pending 153 DOM
2. 2026-06-09
   days on market $324,990 Active 152 DOM
3. 2026-06-08
   days on market $324,990 Active 151 DOM
4. 2026-06-07
   days on market $324,990 Active 150 DOM
5. 2026-06-05
   days on market $324,990 Active 147 DOM
6. 2026-06-03
   days on market $324,990 Active 146 DOM
7. 2026-06-02
   days on market $324,990 Active 145 DOM
8. 2026-06-01
   days on market $324,990 Active 144 DOM
9. 2026-05-31
   days on market $324,990 Active 143 DOM
10. 2026-05-07
    price $324,990
11. 2026-01-08
    listed $339,990 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 16 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: $29,157
• − Mortgage interest: −$18,204
• − Property taxes: −$4,875
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,333
• − Management: −$2,333
• − HOA: −$2,760
• − Depreciation: −$9,454
• Taxable loss: −$12,427
• Est. tax savings @ 24.0%: +$2,982
• After-tax cash flow: $-3,695/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: Mt Vernon Community School Corporation
• NCES district ID: 1807260
• Math proficiency: 43% ▼ -12.00%
• Reading proficiency: 48% ▼ -7.00%
• Median HH income: $73,671
• Composite: 41.3/100
• National rank: #3514
• State rank: #70 of 301 in IN

Livability — McCordsville

• Score: 69/100
• State rank: #181
• US rank: #8388

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: McCordsville, IN
• County: Hancock County · 59,521 people
• City population: 16,010
• 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 (Hancock County) Hauer SSP2

• Today (2025): 77,820 people
• By 2030: 79,914 · +2.7%
• By 2040: 82,734 · +6.3%
• By 2050: 83,348 · +7.1%
• By 2075: 82,439 · +5.9%
• By 2100: 74,181 · -4.7%

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 · Hancock

• 2024 margin: Solid R (+33.7) · D 32.2% · R 65.9% · Other 1.9%
• 2008→2024 swing: -4.1pp toward R · 2008: -29.6pp · 2024: -33.7pp
• All cycles: 2024: R+33.7 2020: R+37.5 2016: R+44.8 2012: R+41.0 2008: R+29.6

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

-4.4% since first listed

2 events — show timeline

• 2026-05-07 Price Changed $324,990 MIBOR as Distributed by MLS Grid
• 2026-01-08 Listed $339,990 MIBOR as Distributed by MLS Grid