1912 Acorn Ct · Avon, IN 46123

$324,900

4 bd · 2.5 ba · 2,128 sqft · SingleFamily public records · 2 Days on market

Built 2003 0.27 ac lot $153/sqft · 7% below area Est $349k · 7% under $22/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).

• ARV discount +10.6/15.0
• Cash flow +9.9/30.0
• Schools +4.7/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained home sits on cul de sac with view of pond. Storage Barn, swing set & garden boxes. New Carpet and paint throughout. Large Eat in kitchen features 2 pantries, tile floors and tile back splash. 9 foot ceilings throughout first floor. Large closets in all rooms. Garage has 2 foot bump out. Centrally located close to schools and shopping. Easy access to US 36 and US 40.

Key facts

• Pond view
• Large wood deck
• Newer roof

Tags

• POND VIEW
• NEWER ROOF
• NEWER HVAC
• NEW WATER HEATER
• SWIM SPA
• LARGE WOOD DECK

Property features AI

Finance

• Other: Property in Village Oaks; Low maintenance lifestyle: no
• HOA & community: HOA with annual fee (includes insurance, maintenance, management, snow removal and entrance/common maintenance); HOA enforces covenants and restrictions

Exterior

• Parking: Attached concrete garage; 2-car garage
• Security: Owned security system; Smoke alarm
• Utilities: Public water; Municipal sewer connected; Electricity connected; Natural gas connected; Cable available
• Home design: Single family residence; Two levels; Residential property
• Construction: Brick and vinyl siding exterior; Slab foundation
• Exterior features: Deck; Mini barn; Sidewalks; Lot about 0.27 acres (approx. 1/4–1/2 acre)

Interior

• Kitchen: Electric oven; Dishwasher; Refrigerator; Microhood; Pantry; Breakfast bar; Eat-in kitchen; Disposal
• Bedrooms: 4 bedrooms on the upper level; Primary bedroom with walk-in closet
• Bathrooms: 2 full bathrooms; 1 half bathroom; Primary bathroom with garden tub and separate shower
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Attic access; Breakfast bar; High ceilings; Eat-in kitchen; Pantry; Walk-in closets; Painted woodwork; Water purifier; Water softener (owned); Disposal; Gas water heater; Microhood; Smoke alarm
• Laundry & utility: Washer and dryer included; Laundry on main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-204 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $289k (11.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (26.8% below list).
• Recommended offer: $238k (26.8% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.8% in Avon — 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 (#75 in IN, #4,686 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: 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 (+3.0%/yr); 380 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,294 units permitted in Hendricks County in 2024 (18 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.
• Hendricks County population projected at +35% 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.
• 3 sale attempts since 18y 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 $175k; list at $325k implies a 86% gain — meaningful room to come down on a strong offer.

Recommended offer $237,948 (26.8% 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: 0.73% ✗
• Cap rate: 5.54%
• Cash-on-cash: -2.69%
• DSCR: 0.88
• GRM: 11.4

CMA / ARV

• ARV (median comp): $349,183
• List price: $324,900
• Delta: -6.95%
• 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
1951 Tawney Ln	0.06mi	3/2.5 (-1)	2,170 (+2%)	8mo	$327,900	$151	82
2068 S Avon Ave	0.26mi	4/2.0	2,161 (+2%)	10mo	$374,000	$173	75
7440 Oakview Dr	0.25mi	3/2.0 (-1)	1,947 (-8%)	0mo	$330,000	$169	67
2233 Burgundy Way	0.40mi	4/2.5	2,304 (+8%)	11mo	$349,900	$152	58
6915 Todd Rd	0.55mi	4/2.0	1,984 (-7%)	4mo	$277,950	$140	58
6670 Woodcrest Dr	0.59mi	3/2.5 (-1)	2,241 (+5%)	2mo	$396,515	$177	57
2434 Burgundy Way	0.58mi	4/2.5	2,299 (+8%)	4mo	$360,000	$157	56
2254 Oakmont Dr	0.51mi	4/3.0	1,961 (-8%)	8mo	$404,900	$206	54
2234 Burgundy Way	0.42mi	4/2.5	2,342 (+10%)	11mo	$340,000	$145	54
7808 Grande Oaks Dr	0.59mi	4/3.0	1,961 (-8%)	9mo	$390,000	$199	50
2339 Pine Valley Dr	0.68mi	4/3.0	2,278 (+7%)	10mo	$407,000	$179	46
6475 Fieldstream Dr	0.74mi	3/2.0 (-1)	1,846 (-13%)	3mo	$380,500	$206	34

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 · 2.98% rent growth · sell at horizon

5-year hold

• IRR: -20.8%
• Equity multiple: 0.28×
• Total profit: $-65,744
• Equity at exit: $48,444

10-year hold

• IRR: -14.2%
• Equity multiple: 0.18×
• Total profit: $-74,423
• Equity at exit: $28,091

Cash invested: $90,972 (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 46123

• Home prices YoY: -21.3%
• Rents YoY: 3.0%
• Active inventory: 380
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,379 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$222 /mo · $2,670/yr
• Insurance: −$135
• HOA: −$22
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $-204

Break-even live

Break-even rent $2,638

Max offer price $288,885

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: $81,225
• Closing costs: $9,747
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7147 Governors Row Avon, IN	3.0	3.5	2130	$1,999	$0.94	43d	1	0.53mi
6762 Auburn Ln Plainfield, IN	4.0	2.5	2276	$2,411	$1.06	2d	1	0.62mi
8140 Elsen Rdg Avon, IN	3.0	2.0	1506	$2,049	$1.36	22d	1	1.07mi
8060 Clarks Creek Ct Avon, IN	3.0	2.0	1643	$2,125	$1.29	43d	1	1.14mi
8060 Clarks Creek Ct Avon, IN	3.0	2.0	1643	$2,125	$1.29	44d	1	1.14mi
8325 Bluestem Ln Plainfield, IN	4.0	2.5	2160	$2,495	$1.16	22d	1	1.15mi
8151 Lupine Dr Plainfield, IN	3.0	2.5	2003	$2,450	$1.22	43d	1	1.19mi
6879 Merritt Ridge Way Avon, IN	3.0	2.5	2857	$2,210	$0.77	23d	1	1.31mi

HOA detail

• Monthly dues: $22 · $264/yr

Listing history 7 events

1. 2026-05-10
   status Pending 673-char remark
2. 2026-05-07
   listed $324,900 Active 673-char remark
3. 2015-07-24
   soldstatus $175,000 Sold 388-char remark

   Show marketing remark (388 chars)

   Well maintained home sits on cul de sac with view of pond. Storage Barn, swing set & garden boxes. New Carpet and paint throughout. Large Eat in kitchen features 2 pantries, tile floors and tile back splash. 9 foot ceilings throughout first floor. Large closets in all rooms. Garage has 2 foot bump out. Centrally located close to schools and shopping. Easy access to US 36 and US 40.

4. 2015-06-15
   status Pending 388-char remark

   Show marketing remark (388 chars)

   Well maintained home sits on cul de sac with view of pond. Storage Barn, swing set & garden boxes. New Carpet and paint throughout. Large Eat in kitchen features 2 pantries, tile floors and tile back splash. 9 foot ceilings throughout first floor. Large closets in all rooms. Garage has 2 foot bump out. Centrally located close to schools and shopping. Easy access to US 36 and US 40.

5. 2015-05-06
   listed $179,900 Active 388-char remark

   Show marketing remark (388 chars)

   Well maintained home sits on cul de sac with view of pond. Storage Barn, swing set & garden boxes. New Carpet and paint throughout. Large Eat in kitchen features 2 pantries, tile floors and tile back splash. 9 foot ceilings throughout first floor. Large closets in all rooms. Garage has 2 foot bump out. Centrally located close to schools and shopping. Easy access to US 36 and US 40.

6. 2008-08-08
   soldstatus $138,000

   Show marketing remark (306 chars)

   Awesome 4 bedroom home. beautiful decor. Deck for entertaining. Wonderful schools, ideal location. Make this one a must see. Sellers are transferred and hate to leave their neighbors. Great room has fireplace. Kitchen has breakfast bar. Tile in kitchen, entry and laundry. This is a gem and a very EZ show.

7. 2008-05-01
   listed $151,000

   Show marketing remark (306 chars)

   Awesome 4 bedroom home. beautiful decor. Deck for entertaining. Wonderful schools, ideal location. Make this one a must see. Sellers are transferred and hate to leave their neighbors. Great room has fireplace. Kitchen has breakfast bar. Tile in kitchen, entry and laundry. This is a gem and a very EZ show.

ⓘ 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: $2,670 · $222/mo
• Projected year-2 tax: $2,716 · $226/mo
• Expected delta: +$46/yr (+$4/mo · 1.7%)

ⓘ 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 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: $28,554
• − Mortgage interest: −$18,199
• − Property taxes: −$2,670
• − Insurance: −$1,624
• − Repairs & maintenance: −$2,284
• − Management: −$2,284
• − HOA: −$264
• − Depreciation: −$9,452
• Taxable loss: −$8,224
• Est. tax savings @ 24.0%: +$1,974
• After-tax cash flow: $-473/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 — Avon

• Score: 74/100
• State rank: #75
• US rank: #4686

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hendricks County · 143,373 people
• City population: 43,353
• Metro: Indianapolis-Carmel-Anderson, IN
• Population (ZIP): 43,353
• Household income: $103,485
• Rent vs Own: 19.6% rent · 80.4% own
• Severe rent burden: 529.0

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 (74%)
• Race & ethnicity: White 74% Black 12% Hispanic / Latino 7% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 3% Romanian 2% Italian 1%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 2%

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: ▼ -55.05%
• Current HPI: 203.9226
• Rent YoY: ▲ 2.98%
• 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

+115.2% since first listed

7 events — show timeline

• 2026-05-10 Pending — MIBOR as Distributed by MLS Grid
• 2026-05-07 Listed $324,900 MIBOR as Distributed by MLS Grid
• 2015-07-24 Sold (MLS) $175,000 MIBOR as Distributed by MLS Grid
• 2015-06-15 Pending — MIBOR as Distributed by MLS Grid
• 2015-05-06 Listed $179,900 MIBOR as Distributed by MLS Grid
• 2008-08-08 Sold (MLS) $138,000 MIBOR as Distributed by MLS Grid
• 2008-05-01 Listed $151,000 MIBOR as Distributed by MLS Grid

Property tax history

+4.5%/yr

Latest (2025): $2,670 · +7.5% YoY. Source: county tax records.