Tallmadge Plan · Whitestown, IN 46075

$282,900

3 bd · 2.5 ba · 1,635 sqft · Townhouse · 112 Days on market

Good condition 2-car garage

---

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 +9.3/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• 1% rule +2.8/10.0
• Rent growth +2.7/5.0
• DSCR +2.6/10.0
• Appreciation +0.0/10.0

Listing remarks

D. R. Horton, America's Builder, presents the Tallmadge townhome in Whitestown, IN at the gorgeous Trailside community, this beautifully crafted two-story interior unit seamlessly combines modern style with functional living. With 3 spacious bedrooms, 2.5 well-appointed bathrooms, and a 2-car garage, this home provides ample space for families, professionals, or anyone in search of a comfortable and stylish living environment. As you step inside, you're welcomed by a bright and airy great room that fosters an open and inviting atmosphere.

Key facts

• Quartz countertops
• Trailside community
• Tallmadge townhome

Tags

• TALLMADGE TOWNHOME
• TRAILSIDE COMMUNITY
• GREAT ROOM
• LARGE ISLAND
• QUARTZ COUNTERTOPS
• OVERSIZED PANTRY

🏗️ New construction. The $282,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $299,808.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $283k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-222 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $268k (5.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (17.2% below list).
• Recommended offer: $234k (17.2% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 4.3% in Whitestown — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 356 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 57d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 79% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 898 units permitted in Boone 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 $9k 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 112 days — a 9% lower offer ($257k) is reasonable based on typical stale-listing flexibility.

Recommended offer $234,175 (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 112 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.78% ✗
• Cap rate: 5.40%
• Cash-on-cash: -3.17%
• DSCR: 0.86
• GRM: 10.7

CMA / ARV

• ARV (median comp): $299,808
• List price: $282,900
• Delta: -5.64%
• 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
6391 Wasco Dr	0.36mi	3/2.5	1,808 (+11%)	2mo	$309,000	$171	64
6389 Wasco Dr	0.36mi	3/2.5	1,802 (+10%)	2mo	$291,000	$161	64
6211 Wasco Dr	0.42mi	3/2.5	1,795 (+10%)	2mo	$289,900	$162	63
6219 Wasco Dr	0.41mi	3/2.5	1,795 (+10%)	4mo	$289,900	$162	61
6285 Wasco Dr	0.39mi	3/2.5	1,795 (+10%)	5mo	$284,900	$159	61
6267 Wasco Dr	0.40mi	3/2.5	1,795 (+10%)	8mo	$297,900	$166	58
6304 Wasco Dr	0.37mi	3/2.5	1,795 (+10%)	11mo	$299,000	$167	58
6286 Wasco Dr	0.37mi	3/2.5	1,795 (+10%)	13mo	$299,000	$167	55
6296 Wasco Dr	0.37mi	3/2.5	1,795 (+10%)	14mo	$299,000	$167	55
6314 Wasco Dr	0.36mi	3/2.5	1,795 (+10%)	14mo	$305,000	$170	55
6429 Yuma Ct	0.40mi	3/2.5	1,808 (+11%)	13mo	$300,000	$166	53
6403 Yuma Ct	0.40mi	3/2.5	1,808 (+11%)	13mo	$303,000	$168	53

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: -24.1%
• Equity multiple: 0.19×
• Total profit: $-67,821
• Equity at exit: $44,702

10-year hold

• IRR: -27.1%
• Equity multiple: -0.16×
• Total profit: $-97,284
• Equity at exit: $25,922

Cash invested: $83,946 (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: 5 active · 7 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $294,900 ($171/sqft)
• Median days on market: 51 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +6.9% vs current asking $/sqft

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

ZIP-level market 46075

• Home prices YoY: -20.0%
• Rents YoY: 0.8%
• Active inventory: 356
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,342 high
• Mortgage (P&I): −$1,572
• Tax est. 1.5%: −$375 /mo · $4,497/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $-222

Break-even live

Break-even rent $2,623

Max offer price $267,695

Occupancy floor —

Sensitivity live

Price	-10% $-15	-5% $-118	+0% $-222	+5% $-326	+10% $-429
Rent	-10% $-407	-5% $-314	+0% $-222	+5% $-129	+10% $-37
Rate	-1.0pp $-71	-0.5pp $-146	base $-222	+0.5pp $-300	+1.0pp $-379

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: $74,952
• Closing costs: $8,994
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2557 Lamar Dr Whitestown, IN	4.0	2.5	1981	$2,199	$1.11	93d	1	0.16mi
2606 Plano Dr Unit NA Whitestown, IN	4.0	3.0	2119	$2,600	$1.23	37d	1	0.18mi
6831 Orchard Run Cir Whitestown, IN	4.0	2.5	2131	$2,300	$1.08	35d	1	0.32mi
6296 Granby Dr Whitestown, IN	3.0	2.5	1550	$2,200	$1.42	9d	1	0.35mi
6389 Wasco Dr Whitestown, IN	3.0	2.5	1802	$2,150	$1.19	53d	1	0.36mi
2881 Cross Branch Dr Whitestown, IN	3.0–4.0	2.5	1835	$2,199	$1.20	68d	4	0.62mi
6460 Dusty Laurel Dr Whitestown, IN	3.0	2.0	1511	$2,135	$1.41	25d	1	1.06mi
3366 Firethorn Dr Unit 1236718P Whitestown, IN	2.0	2.0	1184	$6,480	$5.47	71d	1	1.09mi
3550 Limelight Ln Whitestown, IN	3.0	2.0	1429	$2,140	$1.50	56d	1	1.14mi
3786 White Cliff Way Whitestown, IN	3.0	2.0	1944	$1,971	$1.01	93d	1	1.33mi
3845 Stallion St Whitestown, IN	3.0	2.0	1250	$2,399	$1.92	73d	1	1.36mi
3821 Lilac Ln Whitestown, IN	1.0–4.0	1.0–2.0	1165	$1,484	$1.27	9d	10	1.37mi
3807 Tartan Trl Whitestown, IN	3.0	3.0	2130	$2,381	$1.12	93d	1	1.38mi
3567 Sugar Grove Dr Unit 1542524P Whitestown, IN	3.0	2.0	1829	$3,369	$1.84	47d	1	1.42mi

Property features AI

Finance

• Financial info: List price $279,900

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family plan (Tallmadge)
• Construction: Living area approximately 1,635Built/available in 2026 (new construction plan)
• Exterior features: Located at 6480 Flag Stop Hokloe, Whitestown, IN 46075

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Plan name: TallmadgeNew construction (Plan)

Listing history 50 events

1. 2026-08-08
   days on market $282,900 Active 112 DOM
2. 2026-08-07
   days on market $282,900 Active 111 DOM
3. 2026-08-06
   days on market $282,900 Active 110 DOM
4. 2026-08-05
   days on market $282,900 Active 109 DOM
5. 2026-08-04
   days on market $282,900 Active 108 DOM
6. 2026-08-03
   days on market $282,900 Active 107 DOM
7. 2026-07-31
   days on market $282,900 Active 104 DOM
8. 2026-07-30
   days on market $282,900 Active 103 DOM
9. 2026-07-30
   days on market $282,900 Active 102 DOM
10. 2026-07-28
    days on market $282,900 Active 101 DOM
11. 2026-07-26
    days on market $282,900 Active 99 DOM
12. 2026-07-24
    days on market $282,900 Active 97 DOM
13. 2026-07-23
    days on market $282,900 Active 96 DOM
14. 2026-07-22
    days on market $282,900 Active 95 DOM
15. 2026-07-21
    days on market $282,900 Active 94 DOM
16. 2026-07-20
    days on market $282,900 Active 93 DOM
17. 2026-07-18
    days on market $282,900 Active 91 DOM
18. 2026-07-18
    days on market $282,900 Active 90 DOM
19. 2026-07-16
    days on market $282,900 Active 89 DOM
20. 2026-07-15
    days on market $282,900 Active 88 DOM
21. 2026-07-14
    days on market $282,900 Active 87 DOM
22. 2026-07-13
    days on market $282,900 Active 86 DOM
23. 2026-07-13
    days on market $282,900 Active 85 DOM
24. 2026-07-11
    days on market $282,900 Active 84 DOM
25. 2026-07-10
    days on market $282,900 Active 83 DOM
26. 2026-07-09
    days on market $282,900 Active 82 DOM
27. 2026-07-07
    days on market $282,900 Active 80 DOM
28. 2026-07-06
    days on market $282,900 Active 79 DOM
29. 2026-07-05
    days on market $282,900 Active 78 DOM
30. 2026-07-03
    days on market $282,900 Active 76 DOM
31. 2026-07-02
    days on market $282,900 Active 75 DOM
32. 2026-07-01
    days on market $282,900 Active 74 DOM
33. 2026-06-30
    days on market $282,900 Active 73 DOM
34. 2026-06-29
    days on market $282,900 Active 72 DOM
35. 2026-06-28
    days on market $282,900 Active 71 DOM
36. 2026-06-27
    days on market $282,900 Active 70 DOM
37. 2026-06-26
    days on market $282,900 Active 69 DOM
38. 2026-06-24
    days on market $282,900 Active 67 DOM
39. 2026-06-22
    days on market $282,900 Active 65 DOM
40. 2026-06-21
    days on market $282,900 Active 64 DOM
41. 2026-06-18
    days on market $282,900 Active 61 DOM
42. 2026-06-17
    days on market $282,900 Active 60 DOM
43. 2026-06-16
    days on market $282,900 Active 59 DOM
44. 2026-06-15
    days on market $282,900 Active 58 DOM
45. 2026-06-13
    days on market $282,900 Active 56 DOM
46. 2026-06-09
    days on market $282,900 Active 52 DOM
47. 2026-06-08
    days on market $282,900 Active 51 DOM
48. 2026-06-07
    days on market $282,900 Active 50 DOM
49. 2026-06-03
    days on market $282,900 Active 46 DOM
50. 2026-06-02
    pricedays on market $282,900 Active 45 DOM

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°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: $28,101
• − Mortgage interest: −$16,794
• − Property taxes: −$4,497
• − Insurance: −$1,499
• − Repairs & maintenance: −$2,248
• − Management: −$2,248
• − Depreciation: −$8,722
• Taxable loss: −$7,907
• Est. tax savings @ 24.0%: +$1,898
• After-tax cash flow: $-765/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 · 12 photos

Good 80/100 None rehab

This well-maintained and modern townhome in Whitestown, IN is move-in ready and offers a great value for both resale and rental markets.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Updating the flooring — Replacing worn-out flooring with a more modern or durable option can increase both resale and rental value ↑
• Both Upgrading the kitchen appliances — Modernizing the kitchen with new appliances can attract more buyers and renters ↑
• Both Landscaping improvements — Enhancing the landscaping can improve curb appeal and attract more potential buyers ↑

F Composite school gradezoned avg 42/100

Zoned Schools

Elementary Hattie B Stokes Elementary School F IN #652/994 Nat'l #24,950/41,679 Middle Lebanon Middle School F IN #146/330 Nat'l #6,708/14,009 High Lebanon Senior High School C IN #75/369 Nat'l #4,365/17,239

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

B Composite livability gradescore 73/100

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 · 77,877 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: 10% of renters

---

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

Property features AI

Finance

• Financial info: List price $279,900

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family plan (Tallmadge)
• Construction: Living area approximately 1,635Built/available in 2026 (new construction plan)
• Exterior features: Located at 6480 Flag Stop Hokloe, Whitestown, IN 46075

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Plan name: TallmadgeNew construction (Plan)