2200 Shadowbrook Dr · Plainfield, IN 46168

$274,900

4 bd · 2.0 ba · 1,723 sqft · SingleFamily public records · 25 Days on market

Built 2002 5,227 sqft lot $160/sqft · at area comps Est $278k · at est. $30/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).

• Cash flow +17.2/30.0
• ARV discount +8.0/15.0
• DSCR +5.4/10.0
• Schools +4.7/10.0
• 1% rule +4.0/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 2200 Shadowbrook Drive. A beautifully refreshed 4br/2ba home in an unbeatable, convenient location! Situated just minutes from The Shops at Perry Crossing, Plainfield Recreation & Aquatic Center, and with quick access to Interstate 70, this home offers easy commuting to Indianapolis, the Indianapolis International Airport, dining, shopping, and top-rated Plainfield Community School Corporation schools. Step inside to find fresh paint and brand-new carpet throughout, creating a clean, move-in ready feel. The spacious living room offers plenty of room to relax or entertain, while the dining room flows seamlessly into a large kitchen featuring a breakfast bar, electric range, microwave, disposal, pantry, and a bright eat-in nook. This home offers a versatile layout with four bedrooms, including a generously sized primary suite complete with a full bath and a huge walk-in closet. You'll also appreciate the convenience of a laundry room with washer and dryer included and extra storage in the garage. Don't miss this opportunity!

Key facts

• Fresh paint
• Large kitchen
• Convenient location

Tags

• CONVENIENT LOCATION
• QUICK ACCESS TO INTERSTATE 70
• FRESH PAINT
• BRAND-NEW CARPET
• LARGE KITCHEN
• BREAKFAST BAR

Property features AI

Finance

• Other: Ownership interest: Mandatory fee
• HOA & community: HOA with an annual fee of $355

Exterior

• Parking: Attached 2-car garage (approximately 356 sq ft)
• Utilities: Public water; Municipal sewer connected
• Home design: Single family residence; One level
• Construction: Vinyl siding; Slab foundation
• Exterior features: Lot under 1/4 acre (0.12 acre)

Interior

• Kitchen: Microwave; Water heater
• Bedrooms: 4 bedrooms on the main level; Primary bedroom with walk-in closet
• Bathrooms: 2 full bathrooms; Primary bathroom is a suite
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Kitchen island; Living room (19 x 18); Dining room (15 x 10)
• Laundry & utility: Main-level laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $198 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $248k (9.8% below list).
• Recommended offer: $248k (9.8% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 3.7% in Plainfield — 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 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: Avon High School (math 44% / reading 76%, grade C+, #46 of 369 statewide, top 13%, 3,348 students, 38% FRL) — zoned schools average 38% FRL vs 20% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.6%/yr); 290 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,294 units permitted in Hendricks County in 2024 (18 in 5+ unit buildings).
• This rent runs 33% 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 $2k of loan paydown is wiped out by about $8k 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 25 days — a 2% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y 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.

Recommended offer $248,090 (9.8% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.90% ✗
• Cap rate: 7.16%
• Cash-on-cash: 3.08%
• DSCR: 1.14
• GRM: 9.2

CMA / ARV

• ARV (median comp): $278,123
• List price: $274,900
• Delta: -1.16%
• 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
2200 Shadowbrook Dr	0.00mi	4/2.0	1,723 (0%)	0mo	$250,000	$145	100
2253 Summerfield Dr	0.14mi	3/2.0 (-1)	1,505 (-13%)	3mo	$266,000	$177	65
9136 Anthem Ave	0.50mi	3/2.5 (-1)	1,722 (-0%)	8mo	$347,500	$202	63
2297 Shadowbrook Dr	0.13mi	3/2.5 (-1)	1,962 (+14%)	2mo	$295,000	$150	62
2271 Hampton Ct	0.19mi	3/2.0 (-1)	1,505 (-13%)	3mo	$270,000	$179	62
9210 Anthem Ave	0.49mi	3/2.5 (-1)	1,722 (-0%)	12mo	$364,999	$212	60
2421 Amberleigh Dr	0.24mi	3/2.5 (-1)	1,980 (+15%)	8mo	$260,000	$131	51
9198 Anthem Ave	0.48mi	3/2.5 (-1)	1,865 (+8%)	9mo	$379,999	$204	49
9112 Anthem Ave	0.50mi	3/2.5 (-1)	1,956 (+14%)	7mo	$389,999	$199	41
9345 Anthem Ave	0.49mi	3/2.5 (-1)	1,952 (+13%)	12mo	$385,000	$197	38
2473 Windsor Pl	0.38mi	3/2.5 (-1)	1,971 (+14%)	17mo	$290,000	$147	37
2672 Bo St W	0.75mi	3/2.5 (-1)	1,965 (+14%)	11mo	$430,000	$219	26

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: -10.8%
• Equity multiple: 0.61×
• Total profit: $-30,357
• Equity at exit: $40,988

10-year hold

• IRR: -0.7%
• Equity multiple: 0.95×
• Total profit: $-3,608
• Equity at exit: $23,768

Cash invested: $76,972 (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 46168

• Rents YoY: 3.6%
• Active inventory: 290
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,481 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$176 /mo · $2,111/yr
• Insurance: −$115
• HOA: −$30
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $198

Break-even live

Break-even rent $2,230

Max offer price $274,900

Occupancy floor 87%

Sensitivity live

Price	-10% $353	-5% $276	+0% $198	+5% $120	+10% $42
Rent	-10% $2	-5% $100	+0% $198	+5% $296	+10% $394
Rate	-1.0pp $336	-0.5pp $268	base $198	+0.5pp $127	+1.0pp $54

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: $68,725
• Closing costs: $8,247
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2155 Shadowbrook Dr Unit 1228635P Plainfield, IN	3.0	2.0	1560	$2,856	$1.83	8d	1	0.07mi
2145 Shadowbrook Dr Plainfield, IN	3.0	2.0	1408	$2,100	$1.49	3d	1	0.08mi
9074 Anthem Ave Plainfield, IN	3.0	2.5	1722	$2,450	$1.42	2d	1	0.50mi
2870 Pearson Pkwy Plainfield, IN	3.0	1.0–2.0	918	$2,199	$2.40	18d	18	0.67mi
2514 Grand Central BLVD Cartersburg, IN	1.0–3.0	1.0–2.5	1324	$3,499	$2.64	2d	283	0.77mi
10408 Bradbury Dr Indianapolis, IN	4.0	2.0	1712	$1,691	$0.99	13d	1	0.99mi
8325 Bluestem Ln Plainfield, IN	4.0	2.5	2160	$2,495	$1.16	23d	1	1.01mi
8151 Lupine Dr Plainfield, IN	3.0	2.5	2003	$2,450	$1.22	44d	1	1.20mi
311 Harpers Xing Plainfield, IN	1.0–3.0	1.0–1.5	882	$1,350	$1.53	12d	8	1.30mi
8140 Elsen Rdg Avon, IN	3.0	2.0	1506	$2,049	$1.36	23d	1	1.44mi

HOA detail

• Monthly dues: $30 · $360/yr
• Likely covers: electric

Listing history 9 events

1. 2026-05-18
   status Pending 1055-char remark

   Show marketing remark (1055 chars)

   Welcome to 2200 Shadowbrook Drive. A beautifully refreshed 4br/2ba home in an unbeatable, convenient location! Situated just minutes from The Shops at Perry Crossing, Plainfield Recreation & Aquatic Center, and with quick access to Interstate 70, this home offers easy commuting to Indianapolis, the Indianapolis International Airport, dining, shopping, and top-rated Plainfield Community School Corporation schools. Step inside to find fresh paint and brand-new carpet throughout, creating a clean, move-in ready feel. The spacious living room offers plenty of room to relax or entertain, while the dining room flows seamlessly into a large kitchen featuring a breakfast bar, electric range, microwave, disposal, pantry, and a bright eat-in nook. This home offers a versatile layout with four bedrooms, including a generously sized primary suite complete with a full bath and a huge walk-in closet. You'll also appreciate the convenience of a laundry room with washer and dryer included and extra storage in the garage. Don't miss this opportunity!

2. 2026-05-16
   status Active 1055-char remark

   Show marketing remark (1055 chars)

   Welcome to 2200 Shadowbrook Drive. A beautifully refreshed 4br/2ba home in an unbeatable, convenient location! Situated just minutes from The Shops at Perry Crossing, Plainfield Recreation & Aquatic Center, and with quick access to Interstate 70, this home offers easy commuting to Indianapolis, the Indianapolis International Airport, dining, shopping, and top-rated Plainfield Community School Corporation schools. Step inside to find fresh paint and brand-new carpet throughout, creating a clean, move-in ready feel. The spacious living room offers plenty of room to relax or entertain, while the dining room flows seamlessly into a large kitchen featuring a breakfast bar, electric range, microwave, disposal, pantry, and a bright eat-in nook. This home offers a versatile layout with four bedrooms, including a generously sized primary suite complete with a full bath and a huge walk-in closet. You'll also appreciate the convenience of a laundry room with washer and dryer included and extra storage in the garage. Don't miss this opportunity!

3. 2026-05-16
   status Active 1051-char remark

   Show marketing remark (1055 chars)

   Welcome to 2200 Shadowbrook Drive. A beautifully refreshed 4br/2ba home in an unbeatable, convenient location! Situated just minutes from The Shops at Perry Crossing, Plainfield Recreation & Aquatic Center, and with quick access to Interstate 70, this home offers easy commuting to Indianapolis, the Indianapolis International Airport, dining, shopping, and top-rated Plainfield Community School Corporation schools. Step inside to find fresh paint and brand-new carpet throughout, creating a clean, move-in ready feel. The spacious living room offers plenty of room to relax or entertain, while the dining room flows seamlessly into a large kitchen featuring a breakfast bar, electric range, microwave, disposal, pantry, and a bright eat-in nook. This home offers a versatile layout with four bedrooms, including a generously sized primary suite complete with a full bath and a huge walk-in closet. You'll also appreciate the convenience of a laundry room with washer and dryer included and extra storage in the garage. Don't miss this opportunity!

4. 2026-05-15
   status Pending 1051-char remark
5. 2026-05-13
   status Pending 1055-char remark

   Show marketing remark (1055 chars)

   Welcome to 2200 Shadowbrook Drive. A beautifully refreshed 4br/2ba home in an unbeatable, convenient location! Situated just minutes from The Shops at Perry Crossing, Plainfield Recreation & Aquatic Center, and with quick access to Interstate 70, this home offers easy commuting to Indianapolis, the Indianapolis International Airport, dining, shopping, and top-rated Plainfield Community School Corporation schools. Step inside to find fresh paint and brand-new carpet throughout, creating a clean, move-in ready feel. The spacious living room offers plenty of room to relax or entertain, while the dining room flows seamlessly into a large kitchen featuring a breakfast bar, electric range, microwave, disposal, pantry, and a bright eat-in nook. This home offers a versatile layout with four bedrooms, including a generously sized primary suite complete with a full bath and a huge walk-in closet. You'll also appreciate the convenience of a laundry room with washer and dryer included and extra storage in the garage. Don't miss this opportunity!

6. 2026-04-30
   listed $274,900 Active 1051-char remark
7. 2026-04-29
   listed $274,900 Active 1055-char remark

   Show marketing remark (1055 chars)

   Welcome to 2200 Shadowbrook Drive. A beautifully refreshed 4br/2ba home in an unbeatable, convenient location! Situated just minutes from The Shops at Perry Crossing, Plainfield Recreation & Aquatic Center, and with quick access to Interstate 70, this home offers easy commuting to Indianapolis, the Indianapolis International Airport, dining, shopping, and top-rated Plainfield Community School Corporation schools. Step inside to find fresh paint and brand-new carpet throughout, creating a clean, move-in ready feel. The spacious living room offers plenty of room to relax or entertain, while the dining room flows seamlessly into a large kitchen featuring a breakfast bar, electric range, microwave, disposal, pantry, and a bright eat-in nook. This home offers a versatile layout with four bedrooms, including a generously sized primary suite complete with a full bath and a huge walk-in closet. You'll also appreciate the convenience of a laundry room with washer and dryer included and extra storage in the garage. Don't miss this opportunity!

8. 2007-05-15
   soldstatus $97,000

   Show marketing remark (304 chars)

   Great 4 bedroom ranch features spacious living area, split bedroom floorplan. Large kitchen with breakfast nook and island. Finished and insulated 2 car garage with storage area above. Avon Schools and conveniently loca ted between Metropolis Mall and Avon shopping areas and restaurants. Great Location.

9. 2006-12-08
   listed $100,000

   Show marketing remark (304 chars)

   Great 4 bedroom ranch features spacious living area, split bedroom floorplan. Large kitchen with breakfast nook and island. Finished and insulated 2 car garage with storage area above. Avon Schools and conveniently loca ted between Metropolis Mall and Avon shopping areas and restaurants. Great Location.

ⓘ 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: $2,111 · $176/mo
• Projected year-2 tax: $2,224 · $185/mo
• Expected delta: +$113/yr (+$9/mo · 5.4%)

ⓘ 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 4/10 Moderate 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $29,771
• − Mortgage interest: −$15,399
• − Property taxes: −$2,111
• − Insurance: −$1,374
• − Repairs & maintenance: −$2,382
• − Management: −$2,382
• − HOA: −$360
• − Depreciation: −$7,997
• Taxable loss: −$2,233
• Est. tax savings @ 24.0%: +$536
• After-tax cash flow: $2,911/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: 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

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 · 143,373 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: 1029.0

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%

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%

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

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

+160.0% since first listed

12 events — show timeline

• 2026-06-15 Sold (MLS) $260,000 IRMLS
• 2026-06-15 Sold (MLS) $250,000 MIBOR as Distributed by MLS Grid
• 2026-05-27 Pending — MIBOR as Distributed by MLS Grid
• 2026-05-18 Pending — IRMLS
• 2026-05-16 Relisted — IRMLS
• 2026-05-16 Relisted — MIBOR as Distributed by MLS Grid
• 2026-05-15 Pending — MIBOR as Distributed by MLS Grid
• 2026-05-13 Pending — IRMLS
• 2026-04-30 Listed $274,900 MIBOR as Distributed by MLS Grid
• 2026-04-29 Listed $274,900 IRMLS
• 2007-05-15 Sold (MLS) $97,000 MIBOR as Distributed by MLS Grid
• 2006-12-08 Listed $100,000 MIBOR as Distributed by MLS Grid

Property tax history

+5.5%/yr

Latest (2025): $2,111 · +2.6% YoY. Source: county tax records.