Bradford Plan · Whitestown, IN 46075

$293,995

3 bd · 2.0 ba · 1,613 sqft · SingleFamily · 132 Days on market

Good condition

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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 +6.3/30.0
• Condition / age +4.0/5.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• 1% rule +1.5/10.0
• DSCR +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Bradford is the perfect ranch-style floorplan for those looking to downsize or enjoy single-level living with plenty of space. Starting at 1,611 square feet, this three-bedroom, two-bath home can be personalized to fit your lifestyle - with an optional second-floor bonus room for even more living space. Step inside from the charming front porch and you're greeted by a versatile flex room. Use it as a dining area, home office, or creative space - the choice is yours. The L-shaped kitchen offers ample cabinet storage and counter space, with the option to add an island for extra prep area. The open layout connects seamlessly to the great room, perfect for entertaining or spending time with loved ones. The private primary suite is tucked away for relaxation and features an ensuite bath that can be upgraded to include a tiled shower, a 60" shower, or a luxurious garden tub/shower combo. Two additional bedrooms provide space for guests or hobbies. Add a sunroom to enjoy the outdoors year-round, or unwind on the covered patio during warm evenings. With flexible options and thoughtful design, The Bradford by Arbor Homes delivers comfort, convenience, and style - all on one level.

Key facts

• L shaped kitchen
• Versatile flex room
• Open layout

Tags

• RANCH STYLE FLOORPLAN
• VERSATILE FLEX ROOM
• L SHAPED KITCHEN
• AMPLE CABINET STORAGE
• OPEN LAYOUT
• PRIVATE PRIMARY SUITE

🏗️ New construction. The $293,995 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $347,578.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $294k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-613 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $259k (11.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (23.0% below list).
• Recommended offer: $227k (23.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#109 in IN) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, schools 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.
• Market conditions: Rents flat; 268 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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).

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.
• 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 132 days — a 12% lower offer ($259k) is reasonable based on typical stale-listing flexibility.

Recommended offer $226,506 (23.0% 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 132 days. Have you received any prior offers? Is the seller open to a 23% 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: 0.65% ✗
• Cap rate: 4.18%
• Cash-on-cash: -7.55%
• DSCR: 0.66
• GRM: 12.8

CMA / ARV

• ARV (median comp): $347,578
• List price: $293,995
• Delta: -15.42%
• 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
6460 Dusty Laurel Dr	0.51mi	3/2.0	1,511 (-6%)	1mo	$282,000	$187	64
6328 Dusty Laurel Dr	0.64mi	3/2.0	1,648 (+2%)	4mo	$320,000	$194	63
6376 Dusty Laurel Dr	0.59mi	3/2.0	1,705 (+6%)	1mo	$320,000	$188	62
6432 Green Grass Ln	0.53mi	3/2.5	1,728 (+7%)	4mo	$305,000	$177	58
4144 Homestead Dr	0.56mi	2/2.0 (-1)	1,710 (+6%)	1mo	$335,000	$196	58
301 S Main St	0.61mi	2/2.0 (-1)	1,632 (+1%)	12mo	$260,000	$159	55
3558 Limelight Ln	0.72mi	3/2.0	1,542 (-4%)	9mo	$270,000	$175	52
6588 Ferguson Dr	0.56mi	2/2.0 (-1)	1,495 (-7%)	7mo	$310,000	$207	50
706 S Main St	0.50mi	2/2.0 (-1)	1,470 (-9%)	9mo	$330,000	$224	49
6625 Ferguson Dr	0.55mi	2/2.0 (-1)	1,495 (-7%)	13mo	$312,000	$209	46
6529 Amber Ct	0.62mi	2/2.0 (-1)	1,716 (+6%)	15mo	$324,000	$189	43
3504 Limesprings Ln	0.72mi	3/2.0	1,383 (-14%)	9mo	$269,900	$195	35

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: -32.0%
• Equity multiple: -0.03×
• Total profit: $-100,280
• Equity at exit: $51,825

10-year hold

• IRR: -51.4%
• Equity multiple: -0.61×
• Total profit: $-156,935
• Equity at exit: $30,052

Cash invested: $97,322 (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: 268
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,265 high
• Mortgage (P&I): −$1,823
• Tax est. 1.5%: −$434 /mo · $5,214/yr
• Insurance: −$145
• HOA: −$0
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $-613

Break-even live

Break-even rent $3,041

Max offer price $258,929

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: $86,895
• Closing costs: $10,427
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3918 Blue Roan Blvd Whitestown, IN	1.0–3.0	1.0–3.0	1000	$2,550	$2.55	1d	10	0.25mi
3845 Stallion St Whitestown, IN	3.0	2.0	1250	$2,399	$1.92	23d	1	0.27mi
3821 Lilac Ln Whitestown, IN	1.0–4.0	1.0–2.0	1165	$1,479	$1.27	1d	10	0.47mi
3786 White Cliff Way Whitestown, IN	3.0	2.0	1944	$1,971	$1.01	43d	1	0.55mi
3807 Tartan Trl Whitestown, IN	3.0	3.0	2130	$2,381	$1.12	43d	1	0.63mi
3550 Limelight Ln Whitestown, IN	3.0	2.0	1429	$2,140	$1.50	7d	1	0.75mi
2881 Cross Branch Dr Whitestown, IN	3.0–4.0	2.5	1835	$2,199	$1.20	19d	4	0.76mi
3823 Indigo Blue Blvd Whitestown, IN	3.0	2.5	1992	$1,941	$0.97	12d	1	0.86mi
6258 Colonial Dr Whitestown, IN	3.0	2.5	1900	$2,150	$1.13	43d	1	0.90mi
3825 Gray Heather Ln Whitestown, IN	3.0	2.5	1992	$1,976	$0.99	7d	1	0.92mi
3835 Dusty Sands Rd Whitestown, IN	3.0	2.0	1240	$2,195	$1.77	23d	1	1.00mi
3366 Firethorn Dr Unit 1236718P Whitestown, IN	2.0	2.0	1184	$6,480	$5.47	21d	1	1.01mi
6389 Wasco Dr Whitestown, IN	3.0	2.5	1802	$2,150	$1.19	3d	1	1.07mi
2606 Plano Dr Unit NA Whitestown, IN	4.0	3.0	2119	$2,600	$1.23	1d	1	1.16mi
6296 Granby Dr Whitestown, IN	3.0	2.5	1550	$2,200	$1.42	1d	1	1.19mi
2557 Lamar Dr Whitestown, IN	4.0	2.5	1981	$2,199	$1.11	43d	1	1.23mi
6831 Orchard Run Cir Whitestown, IN	4.0	2.5	2131	$2,350	$1.10	1d	1	1.28mi
3567 Sugar Grove Dr Unit 1542524P Whitestown, IN	3.0	2.0	1829	$3,581	$1.96	2d	1	1.36mi

Listing history 14 events

1. 2026-06-18
   days on market $293,995 Active 132 DOM
2. 2026-06-17
   days on market $293,995 Active 131 DOM
3. 2026-06-16
   days on market $293,995 Active 130 DOM
4. 2026-06-15
   days on market $293,995 Active 129 DOM
5. 2026-06-13
   days on market $293,995 Active 127 DOM
6. 2026-06-09
   days on market $293,995 Active 123 DOM
7. 2026-06-08
   days on market $293,995 Active 122 DOM
8. 2026-06-07
   days on market $293,995 Active 121 DOM
9. 2026-06-03
   days on market $293,995 Active 117 DOM
10. 2026-06-02
    days on market $293,995 Active 116 DOM
11. 2026-06-01
    days on market $293,995 Active 115 DOM
12. 2026-05-31
    days on market $293,995 Active 114 DOM
13. 2026-02-09
    price $293,995 1199-char remark

    Show marketing remark (1199 chars)

    The Bradford is the perfect ranch-style floorplan for those looking to downsize or enjoy single-level living with plenty of space. Starting at 1,611 square feet, this three-bedroom, two-bath home can be personalized to fit your lifestyle - with an optional second-floor bonus room for even more living space. Step inside from the charming front porch and you're greeted by a versatile flex room. Use it as a dining area, home office, or creative space - the choice is yours. The L-shaped kitchen offers ample cabinet storage and counter space, with the option to add an island for extra prep area. The open layout connects seamlessly to the great room, perfect for entertaining or spending time with loved ones. The private primary suite is tucked away for relaxation and features an ensuite bath that can be upgraded to include a tiled shower, a 60" shower, or a luxurious garden tub/shower combo. Two additional bedrooms provide space for guests or hobbies. Add a sunroom to enjoy the outdoors year-round, or unwind on the covered patio during warm evenings. With flexible options and thoughtful design, The Bradford by Arbor Homes delivers comfort, convenience, and style - all on one level.

14. 2026-02-07
    listed $294,995 Active 1199-char remark

    Show marketing remark (1199 chars)

    The Bradford is the perfect ranch-style floorplan for those looking to downsize or enjoy single-level living with plenty of space. Starting at 1,611 square feet, this three-bedroom, two-bath home can be personalized to fit your lifestyle - with an optional second-floor bonus room for even more living space. Step inside from the charming front porch and you're greeted by a versatile flex room. Use it as a dining area, home office, or creative space - the choice is yours. The L-shaped kitchen offers ample cabinet storage and counter space, with the option to add an island for extra prep area. The open layout connects seamlessly to the great room, perfect for entertaining or spending time with loved ones. The private primary suite is tucked away for relaxation and features an ensuite bath that can be upgraded to include a tiled shower, a 60" shower, or a luxurious garden tub/shower combo. Two additional bedrooms provide space for guests or hobbies. Add a sunroom to enjoy the outdoors year-round, or unwind on the covered patio during warm evenings. With flexible options and thoughtful design, The Bradford by Arbor Homes delivers comfort, convenience, and style - all on one level.

ⓘ 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 2/10 Low 7 d/yr ≥101°F today · 17 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: $27,181
• − Mortgage interest: −$19,470
• − Property taxes: −$5,214
• − Insurance: −$1,738
• − Repairs & maintenance: −$2,174
• − Management: −$2,174
• − Depreciation: −$10,111
• Taxable loss: −$13,701
• Est. tax savings @ 24.0%: +$3,288
• After-tax cash flow: $-4,063/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, single-story home with a good condition score is ready for immediate occupancy. It offers a good ROI with updates that can significantly increase its value.

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal
• Both Replace carpet with hardwood — Improves both resale and rental value
• Both Install smart home devices — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior — Enhances curb appeal ↑
• Both Replace carpet with hardwood — Improves both resale and rental value ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-0.3% since first listed

2 events — show timeline

• 2026-02-09 Price Changed $293,995 Zillow
• 2026-02-07 Listed $294,995 Zillow