17 English Grn · Westfield, IN 46074

$359,000

3 bd · 2.5 ba · 2,147 sqft · SingleFamily public records · 2 Days on market

Built 2003 8,276 sqft lot Est $389k · 8% under $67/mo HOA · 2% 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 +11.4/30.0
• ARV discount +10.9/15.0
• Schools +5.5/10.0
• Rent growth +3.6/5.0
• Livability +3.6/5.0
• DSCR +3.3/10.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand new traditionally styled Davis built home. Very large master bdrm/bath with adjoining loft. Open flowing plan with laundry upstairs. Main bath features large soaking tub & ceramic shower. 9' ceilings on main level . This homesite abuts common area & allows a private rear yard An accepted AGREEMENT must be submitted on Davis Homes purchase agreement.

Key facts

• Wood-burning frplc
• Eat-in kitchen
• Owner's suite

Tags

• PRIVATE FULLY FENCED BACKYARD
• EAT-IN KITCHEN
• WOOD-BURNING FRPLC
• OWNER'S SUITE
• VERSATILE LOFT
• UPSTAIRS LAUNDRY RM

Property features AI

Finance

• Other: Property type: Residential, single family; Lot size approximately 0.19 acres
• HOA & community: Homeowners association with annual fee; Association fee is paid annually; Association amenities include clubhouse, pool, tennis and basketball courts, playground, park, trails, maintenance and management; HOA enforces covenants and restrictions

Exterior

• Parking: Attached finished garage with 2 spaces; Concrete driveway; Garage door opener
• Security: Security system; Smoke detectors
• Utilities: Public water; Municipal sewer; Natural gas connected
• Home design: Single family residence; Two-level home; Mandatory fee ownership interest
• Construction: Brick and vinyl siding exterior; Slab foundation; Built by Davis
• Exterior features: Covered patio; Privacy fencing (full fence); Sidewalks

Interior

• Kitchen: Electric oven; Microwave; Dishwasher; Refrigerator; Garbage disposal; Water purifier
• Bedrooms: Three bedrooms on the upper level; Primary bedroom with walk-in closet
• Bathrooms: Two full bathrooms; One half bathroom; Primary bathroom with garden tub, shower stall, and double sinks
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Attic access; Vaulted ceilings; Walk-in closets; Painted woodwork; Formal living room; One wood-burning fireplace in the living room
• Laundry & utility: Upper-level laundry room; Washer and dryer included; Water softener (owned)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $359k.

Deal economics

• At list price, monthly cash flow is $-127 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $337k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $285k (20.5% below list).
• Recommended offer: $285k (20.5% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.0% in Westfield — 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 71/100 on livability (#140 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Westfield-Washington Schools (suburban): math 58% / reading 64% proficiency, ranked #10 of 301 in IN (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Zoned schools: Westfield High School (math 61% / reading 85%, grade B+, #8 of 369 statewide, top 2%, 2,665 students, 18% FRL) — zoned schools at 18% FRL track the district average.
• Zoned-school proficiency averages 73% at this address vs 61% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Westfield-Washington Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.3%/yr); 809 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $2k of loan paydown is wiped out by about $11k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 23y 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 $156k; list at $359k implies a 131% gain — meaningful room to come down on a strong offer.

Recommended offer $285,255 (20.5% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.79% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.51%
• DSCR: 0.93
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $388,607
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
130 W Clear Lake Ct	0.13mi	4/2.5 (+1)	2,132 (-1%)	1mo	$405,000	$190	87
17002 Troy Ln	0.18mi	4/2.5 (+1)	2,178 (+1%)	4mo	$410,000	$188	80
45 W Clear Lake Ln	0.08mi	3/2.0	1,979 (-8%)	4mo	$358,660	$181	78
501 Kennard Ln	0.43mi	3/2.5	2,275 (+6%)	2mo	$370,000	$163	68
605 Wendover Ave	0.68mi	3/2.5	2,168 (+1%)	0mo	$426,000	$196	66
610 Daniel Ct	0.53mi	3/2.0	2,074 (-3%)	2mo	$351,500	$169	66
16590 Greensboro Dr	0.57mi	3/2.5	2,096 (-2%)	5mo	$331,500	$158	66
651 Farnham Dr	0.68mi	3/2.5	2,028 (-6%)	1mo	$407,000	$201	58
16229 Countryside Blvd	0.54mi	3/2.5	2,355 (+10%)	7mo	$400,000	$170	53
635 Daniel Ct	0.56mi	3/2.5	1,862 (-13%)	1mo	$385,000	$207	51
722 Farnham Dr	0.74mi	3/2.0	2,064 (-4%)	8mo	$365,000	$177	50
578 Farnham Dr	0.64mi	4/2.5 (+1)	2,390 (+11%)	0mo	$425,000	$178	46

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 · 4.26% rent growth · sell at horizon

5-year hold

• IRR: -17.5%
• Equity multiple: 0.38×
• Total profit: $-62,609
• Equity at exit: $53,528

10-year hold

• IRR: -7.4%
• Equity multiple: 0.51×
• Total profit: $-49,581
• Equity at exit: $31,040

Cash invested: $100,520 (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 46074

• Rents YoY: 4.3%
• Active inventory: 809
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,853 high
• Mortgage (P&I): −$1,883
• Tax from tax record: −$281 /mo · $3,374/yr
• Insurance: −$150
• HOA: −$67
• Vacancy / Maint / Mgmt: −$599
• Net cashflow: $-127

Break-even live

Break-even rent $3,013

Max offer price $336,594

Occupancy floor 99%

Sensitivity live

Price	-10% $76	-5% $-25	+0% $-127	+5% $-228	+10% $-330
Rent	-10% $-352	-5% $-240	+0% $-127	+5% $-14	+10% $99
Rate	-1.0pp $54	-0.5pp $-36	base $-127	+0.5pp $-220	+1.0pp $-314

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: $89,750
• Closing costs: $10,770
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17330 Graley Pl Westfield, IN	3.0	3.0	2383	$3,500	$1.47	45d	1	0.45mi
459 Vernon Pl Westfield, IN	4.0	2.5	1968	$3,750	$1.91	45d	1	0.46mi
404 E Pine Ridge Dr Westfield, IN	3.0	2.5	1726	$3,250	$1.88	45d	1	0.48mi
17361 Graley Pl Westfield, IN	3.0	2.5	1512	$2,500	$1.65	8d	1	0.49mi
16259 Countryside Blvd Westfield, IN	4.0	2.5	2972	$2,900	$0.98	8d	1	0.51mi
16325 Bay Meadow Cir Westfield, IN	4.0	3.0	2042	$1,995	$0.98	13d	1	0.80mi
879 Northwich Ave Westfield, IN	3.0	2.0	1677	$2,050	$1.22	45d	1	0.88mi
1034 Hendon Ct Westfield, IN	3.0	2.0	1618	$2,075	$1.28	45d	1	1.15mi
717 Crispin Ln Westfield, IN	3.0	2.0	1613	$2,400	$1.49	45d	1	1.31mi
16026 Coleman Dr Westfield, IN	3.0	2.5	2400	$3,000	$1.25	45d	1	1.40mi

HOA detail

• Monthly dues: $67 · $804/yr

Listing history 4 events

1. 2026-05-21
   status Pending
2. 2026-05-19
   listed $359,000 Active
3. 2004-01-12
   soldstatus $155,650 365-char remark

   Show marketing remark (365 chars)

   Brand new traditionally styled Davis built home. Very large master bdrm/bath with adjoining loft. Open flowing plan with laundry upstairs. Main bath features large soaking tub & ceramic shower. 9' ceilings on main level . This homesite abuts common area & allows a private rear yard An accepted AGREEMENT must be submitted on Davis Homes purchase agreement.

4. 2003-07-15
   listed $156,990 365-char remark

   Show marketing remark (365 chars)

   Brand new traditionally styled Davis built home. Very large master bdrm/bath with adjoining loft. Open flowing plan with laundry upstairs. Main bath features large soaking tub & ceramic shower. 9' ceilings on main level . This homesite abuts common area & allows a private rear yard An accepted AGREEMENT must be submitted on Davis Homes purchase agreement.

ⓘ 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: $3,374 · $281/mo
• Projected year-2 tax: $3,374 · $281/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 ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,231
• − Mortgage interest: −$20,110
• − Property taxes: −$3,374
• − Insurance: −$1,795
• − Repairs & maintenance: −$2,738
• − Management: −$2,738
• − HOA: −$804
• − Depreciation: −$10,444
• Taxable loss: −$7,772
• Est. tax savings @ 24.0%: +$1,865
• After-tax cash flow: $343/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: Westfield-Washington Schools
• NCES district ID: 1813080
• Math proficiency: 58% ▼ -9.00%
• Reading proficiency: 64% ▼ -3.00%
• Median HH income: $82,682
• Composite: 55.01/100
• National rank: #1295
• State rank: #10 of 301 in IN

Livability — Westfield

• Score: 71/100
• State rank: #140
• US rank: #7263

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westfield, IN
• County: Hamilton County · 337,479 people
• City population: 48,901
• Metro: Indianapolis-Carmel-Anderson, IN
• Population (ZIP): 48,901
• Household income: $126,724
• Rent vs Own: 18.4% rent · 81.6% own
• Severe rent burden: 742.0

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 (74%)
• Race & ethnicity: White 74% Two or more races 10% Hispanic / Latino 9% Asian 8% Black 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Romanian 4% Italian 4% Lithuanian 2%
• Foreign-born: 12% · Canada, China, South Korea
• Languages at home: 84% English-only · Spanish 5% Arabic 3% Chinese 2%

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: ▼ -140.45%
• Current HPI: 220.9413
• Rent YoY: ▲ 4.26%
• 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

+128.7% since first listed

4 events — show timeline

• 2026-05-21 Pending — MIBOR as Distributed by MLS Grid
• 2026-05-19 Listed $359,000 MIBOR as Distributed by MLS Grid
• 2004-01-12 Sold (MLS) $155,650 MIBOR as Distributed by MLS Grid
• 2003-07-15 Listed $156,990 MIBOR as Distributed by MLS Grid

Property tax history

+5.9%/yr

Latest (2025): $3,374 · -1.8% YoY. Source: county tax records.