6461 Warren Ln · Brownsburg, IN 46112

$277,000

4 bd · 2.0 ba · 1,769 sqft · SingleFamily public records · 222 Days on market

Built 1966 0.37 ac lot $157/sqft · 15% below area Est $327k · 15% under ↓ 8% since listing

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Why this score? — see what drove the C- 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 +14.7/30.0
• ARV discount +14.3/15.0
• Schools +6.3/10.0
• DSCR +4.5/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ranch home offers over 1700 sq. ft. of living space, 4 bedrooms & 2 full bathrooms. Spacious kitchen, seperate dining room, Living/Family room with fireplace, sunroom off kitchen, large front covered porch. Shed out back with electric. All mechanicals & appliances & roof have been updated in the last 5 years. All TV's stay. Handicap accessible. Award winning Brownsburg Schools. Come see today.

Key facts

• Living family room
• Separate dining room
• Spacious kitchen

Tags

• SPACIOUS KITCHEN
• SEPARATE DINING ROOM
• LIVING FAMILY ROOM
• SUNROOM OFF KITCHEN
• LARGE FRONT COVERED PORCH

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $277k.

Deal economics

• At list price, monthly cash flow is $69 ($833/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 $229k (17.3% below list).
• Recommended offer: $229k (17.3% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.8% in Brownsburg — 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 75/100 on livability (#61 in IN, #4,105 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Brownsburg Community School Corporation (suburban): math 72% / reading 72% proficiency, ranked #2 of 301 in IN (top 1%) — strong family-tenant draw, lease renewals of 3-5y typical; only 17% free/reduced lunch — higher-income household profile.
• Zoned schools: Brownsburg High School (math 61% / reading 83%, grade B+, #12 of 369 statewide, top 4%, 3,177 students, 33% FRL) — zoned schools average 33% FRL vs 17% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.3%/yr); 340 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 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 $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 222 days — a 12% lower offer ($244k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $23k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $229,073 (17.3% below list)

Questions for the listing agent

1. It's been on market 222 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.83% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.07%
• DSCR: 1.05
• GRM: 10.1

CMA / ARV

• ARV (median comp): $326,718
• List price: $277,000
• Delta: -15.22%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5565 Hammon Dr	0.10mi	4/3.0	1,859 (+5%)	1mo	$270,000	$145	82
31 Torrey Pine Dr	0.28mi	3/2.0 (-1)	1,680 (-5%)	1mo	$349,900	$208	73
5359 Hickory Ln	0.26mi	3/2.0 (-1)	1,837 (+4%)	16mo	$290,000	$158	62
19 Torrey Pine Dr	0.24mi	3/2.0 (-1)	1,685 (-5%)	18mo	$378,000	$224	61
5798 Walkabout Way	0.34mi	3/2.0 (-1)	1,682 (-5%)	16mo	$370,000	$220	58
5965 N County Road 600 E	0.67mi	3/2.0 (-1)	1,611 (-9%)	3mo	$385,000	$239	46
5905 N County Rd 600 E	0.74mi	3/2.0 (-1)	1,834 (+4%)	11mo	$380,000	$207	45

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 · 6.31% rent growth · sell at horizon

5-year hold

• IRR: -11.3%
• Equity multiple: 0.58×
• Total profit: $-32,654
• Equity at exit: $41,302

10-year hold

• IRR: 1.9%
• Equity multiple: 1.15×
• Total profit: $11,589
• Equity at exit: $23,950

Cash invested: $77,560 (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 46112

• Rents YoY: 6.3%
• Active inventory: 340
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,291 medium
• Mortgage (P&I): −$1,453
• Tax from tax record: −$172 /mo · $2,066/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $69

Break-even live

Break-even rent $2,203

Max offer price $277,000

Occupancy floor 92%

Sensitivity live

Price	-10% $226	-5% $148	+0% $69	+5% $-9	+10% $-87
Rent	-10% $-112	-5% $-21	+0% $69	+5% $160	+10% $250
Rate	-1.0pp $209	-0.5pp $140	base $69	+0.5pp $-2	+1.0pp $-75

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: $69,250
• Closing costs: $8,310
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
675 Albermarle Dr Pittsboro, IN	3.0	2.0	1611	$2,049	$1.27	45d	1	1.39mi

Listing history 19 events

1. 2026-06-21
   days on market $277,000 Active 222 DOM
2. 2026-06-18
   days on market $277,000 Active 219 DOM
3. 2026-06-17
   days on market $277,000 Active 218 DOM
4. 2026-06-16
   days on market $277,000 Active 217 DOM
5. 2026-06-15
   days on market $277,000 Active 216 DOM
6. 2026-06-13
   days on market $277,000 Active 214 DOM
7. 2026-06-09
   days on market $277,000 Active 210 DOM
8. 2026-06-08
   days on market $277,000 Active 209 DOM
9. 2026-06-07
   days on market $277,000 Active 208 DOM
10. 2026-06-03
    days on market $277,000 Active 204 DOM
11. 2026-06-02
    days on market $277,000 Active 203 DOM
12. 2026-06-01
    days on market $277,000 Active 202 DOM
13. 2026-05-31
    days on market $277,000 Active 201 DOM
14. 2026-05-15
    price $277,000 413-char remark

    Show marketing remark (413 chars)

    Ranch home offers over 1700 sq. ft. of living space, 4 bedrooms & 2 full bathrooms. Spacious kitchen, seperate dining room, Living/Family room with fireplace, sunroom off kitchen, large front covered porch. Shed out back with electric. All mechanicals & appliances & roof have been updated in the last 5 years. All TV's stay. Handicap accessible. Award winning Brownsburg Schools. Come see today.

15. 2026-04-21
    status Active 413-char remark

    Show marketing remark (413 chars)

    Ranch home offers over 1700 sq. ft. of living space, 4 bedrooms & 2 full bathrooms. Spacious kitchen, seperate dining room, Living/Family room with fireplace, sunroom off kitchen, large front covered porch. Shed out back with electric. All mechanicals & appliances & roof have been updated in the last 5 years. All TV's stay. Handicap accessible. Award winning Brownsburg Schools. Come see today.

16. 2026-03-18
    status Pending 413-char remark

    Show marketing remark (413 chars)

    Ranch home offers over 1700 sq. ft. of living space, 4 bedrooms & 2 full bathrooms. Spacious kitchen, seperate dining room, Living/Family room with fireplace, sunroom off kitchen, large front covered porch. Shed out back with electric. All mechanicals & appliances & roof have been updated in the last 5 years. All TV's stay. Handicap accessible. Award winning Brownsburg Schools. Come see today.

17. 2026-03-13
    price $279,900 413-char remark

    Show marketing remark (413 chars)

    Ranch home offers over 1700 sq. ft. of living space, 4 bedrooms & 2 full bathrooms. Spacious kitchen, seperate dining room, Living/Family room with fireplace, sunroom off kitchen, large front covered porch. Shed out back with electric. All mechanicals & appliances & roof have been updated in the last 5 years. All TV's stay. Handicap accessible. Award winning Brownsburg Schools. Come see today.

18. 2025-12-15
    price $285,000 413-char remark

    Show marketing remark (413 chars)

    Ranch home offers over 1700 sq. ft. of living space, 4 bedrooms & 2 full bathrooms. Spacious kitchen, seperate dining room, Living/Family room with fireplace, sunroom off kitchen, large front covered porch. Shed out back with electric. All mechanicals & appliances & roof have been updated in the last 5 years. All TV's stay. Handicap accessible. Award winning Brownsburg Schools. Come see today.

19. 2025-10-08
    listed $299,900 Active 413-char remark

    Show marketing remark (413 chars)

    Ranch home offers over 1700 sq. ft. of living space, 4 bedrooms & 2 full bathrooms. Spacious kitchen, seperate dining room, Living/Family room with fireplace, sunroom off kitchen, large front covered porch. Shed out back with electric. All mechanicals & appliances & roof have been updated in the last 5 years. All TV's stay. Handicap accessible. Award winning Brownsburg Schools. Come see today.

ⓘ 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: $2,066 · $172/mo
• Projected year-2 tax: $2,210 · $184/mo
• Expected delta: +$144/yr (+$12/mo · 7.0%)

ⓘ 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 ≥100°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: $27,489
• − Mortgage interest: −$15,516
• − Property taxes: −$2,066
• − Insurance: −$1,385
• − Repairs & maintenance: −$2,199
• − Management: −$2,199
• − Depreciation: −$8,058
• Taxable loss: −$3,935
• Est. tax savings @ 24.0%: +$944
• After-tax cash flow: $1,778/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: Brownsburg Community School Corporation
• NCES district ID: 1801020
• Math proficiency: 72% ▼ -5.00%
• Reading proficiency: 72% ▼ -4.00%
• Median HH income: $75,304
• Composite: 63.45/100
• National rank: #616
• State rank: #2 of 301 in IN

Livability — Brownsburg

• Score: 75/100
• State rank: #61
• US rank: #4105

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hendricks County · 143,373 people
• City population: 44,220
• Metro: Indianapolis-Carmel-Anderson, IN
• Population (ZIP): 44,220
• Household income: $112,565
• Rent vs Own: 18.9% rent · 81.1% own
• Severe rent burden: 614.0

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 (83%)
• Race & ethnicity: White 83% Black 10% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Slovak 3% Iranian 2% Romanian 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 93% English-only · Spanish 2% 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: ▼ -135.99%
• Current HPI: 217.3787
• Rent YoY: ▲ 6.31%
• 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

-7.6% since first listed

6 events — show timeline

• 2026-05-15 Price Changed $277,000 MIBOR as Distributed by MLS Grid
• 2026-04-21 Relisted — MIBOR as Distributed by MLS Grid
• 2026-03-18 Pending — MIBOR as Distributed by MLS Grid
• 2026-03-13 Price Changed $279,900 MIBOR as Distributed by MLS Grid
• 2025-12-15 Price Changed $285,000 MIBOR as Distributed by MLS Grid
• 2025-10-08 Listed $299,900 MIBOR as Distributed by MLS Grid

Property tax history

+3.9%/yr

Latest (2025): $2,066 · +14.2% YoY. Source: county tax records.