1 Somerset Cir · Brownsburg, IN 46112

$349,900

4 bd · 2.5 ba · 2,420 sqft · SingleFamily public records · 14 Days on market

Built 2001 0.31 ac lot Est $363k · at est. $25/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).

• Cash flow +10.3/30.0
• ARV discount +9.1/15.0
• Schools +6.3/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 4 bedroom, 2.5 bath home located in the desirable Brownsburg community. Situated on a spacious corner lot, this property offers both privacy and convenience. The fenced-in yard provides a safe and secure space for outdoor activities and pets. The open floor plan seamlessly connects the living room, dining area, and kitchen, making it perfect for entertaining guests or spending quality time with family. Upstairs, you'll find four generously sized bedrooms. The master suite features a private en-suite bathroom, complete with a large closet. Additional highlights of this home include a two-car garage, a laundry room, and plenty of storage space throughout. The location is ideal, with easy access to schools, parks, shopping, and dining options. Don't miss the opportunity to make this house your home. Schedule a showing today and experience the best of Brownsburg living.

Key facts

• New privacy fence
• Corner lot
• 0.31 acre lot

Tags

• CORNER LOT
• OPEN-CONCEPT FLOOR PLAN
• NEW PRIVACY FENCE
• NEW POURED CONCRETE PATIO
• NEW SLIDING GLASS DOOR
• SPACIOUS STORAGE SHED

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $300 (includes association homeowners)

Exterior

• Parking: Attached 2-car garage with garage door opener
• Security: Smoke detector(s)
• Utilities: Public water; Municipal sewer connected; No solid waste service listed
• Home design: Single-family residence; Two levels; Mandatory-fee ownership
• Construction: Brick and vinyl siding; Slab foundation
• Exterior features: Patio; Porch; Storage shed; Full privacy fence with gate; Corner lot on a cul-de-sac in a rural subdivision with sidewalks

Interior

• Kitchen: Dishwasher; Disposal; Electric oven; Refrigerator; Microwave; Eat-in kitchen and breakfast bar; Pantry
• Bedrooms: Four bedrooms on the upper level; Primary bedroom with walk-in closet
• Flooring: Luxury vinyl plank in kitchen, living room, dining room and laundry
• Bathrooms: Two full bathrooms; One half bathroom; Primary bathroom with double sinks and a full tub plus separate shower
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Attic access; Breakfast bar; Eat-in kitchen; Pantry; Walk-in closets; One wood-burning fireplace in the living room
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-193 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $316k (9.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $260k (25.7% below list).
• Recommended offer: $260k (25.7% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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: schools A+, crime A+, employment 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.
• Market conditions: Rents rising fast (+6.3%/yr); 328 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $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 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 19y 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.

Recommended offer $259,900 (25.7% 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: 0.74% ✗
• Cap rate: 5.63%
• Cash-on-cash: -2.36%
• DSCR: 0.89
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $363,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1258 Spring Lake Dr	0.51mi	4/2.5	2,463 (+2%)	5mo	$346,000	$140	69
6585 Crown Dr	0.71mi	4/3.5	2,431 (+0%)	1mo	$420,000	$173	62
323 N Odell St	0.39mi	5/3.0 (+1)	2,253 (-7%)	4mo	$360,000	$160	60
270 Lazy Hollow Dr	0.40mi	4/2.5	2,232 (-8%)	13mo	$335,000	$150	58
16 Twin St	0.70mi	4/2.0	2,448 (+1%)	7mo	$430,000	$176	58
1113 River Ridge Dr	0.73mi	4/2.5	2,499 (+3%)	7mo	$330,000	$132	54
229 Jefferson Vly	0.58mi	4/2.5	2,404 (-1%)	23mo	$383,250	$159	53
238 Longview Bnd	0.40mi	4/2.5	2,232 (-8%)	21mo	$325,000	$146	50
77 Murphy Ln	0.52mi	4/2.0	2,310 (-4%)	21mo	$308,000	$133	49
218 Franklin St	0.52mi	3/2.0 (-1)	2,192 (-9%)	8mo	$225,000	$103	46
6584 Weil Dr	0.69mi	3/2.0 (-1)	2,403 (-1%)	24mo	$395,000	$164	40
326 N Grant St	0.50mi	3/1.0 (-1)	2,062 (-15%)	10mo	$125,000	$61	33

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: -16.9%
• Equity multiple: 0.39×
• Total profit: $-60,115
• Equity at exit: $52,171

10-year hold

• IRR: -4.0%
• Equity multiple: 0.70×
• Total profit: $-29,162
• Equity at exit: $30,253

Cash invested: $97,972 (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 46112

• Rents YoY: 6.3%
• Active inventory: 328
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,599 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$240 /mo · $2,886/yr
• Insurance: −$146
• HOA: −$25
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $-193

Break-even live

Break-even rent $2,843

Max offer price $315,807

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
443 N Odell St Brownsburg, IN	4.0	2.5	1984	$2,391	$1.21	22d	1	0.34mi
275 Lazy Hollow Dr Brownsburg, IN	4.0	2.5	2190	$2,571	$1.17	44d	1	0.40mi
1573 Winding Creek Trl Brownsburg, IN	4.0	2.5	1836	$2,211	$1.20	15d	1	1.38mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 9 events

1. 2026-06-18
   days on market $349,900 Active 14 DOM
2. 2026-06-17
   days on market $349,900 Active 13 DOM
3. 2026-06-16
   days on market $349,900 Active 12 DOM
4. 2026-06-15
   days on market $349,900 Active 11 DOM
5. 2026-06-13
   days on market $349,900 Active 9 DOM
6. 2026-06-09
   days on market $349,900 Active 5 DOM
7. 2026-06-08
   days on market $349,900 Active 4 DOM
8. 2026-06-07
   remarks 699-char remark
9. 2026-06-07
   listed $349,900 Active 3 DOM

ⓘ 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: $2,886 · $240/mo
• Projected year-2 tax: $2,930 · $244/mo
• Expected delta: +$44/yr (+$4/mo · 1.5%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,188
• − Mortgage interest: −$19,600
• − Property taxes: −$2,886
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,495
• − Management: −$2,495
• − HOA: −$300
• − Depreciation: −$10,179
• Taxable loss: −$8,516
• Est. tax savings @ 24.0%: +$2,044
• After-tax cash flow: $-272/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

• Census place: Brownsburg, IN
• 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

+130.2% since first listed

10 events — show timeline

• 2026-06-05 Listed $349,900 MIBOR as Distributed by MLS Grid
• 2024-02-09 Sold (MLS) $320,000 MIBOR as Distributed by MLS Grid
• 2024-01-08 Pending — MIBOR as Distributed by MLS Grid
• 2023-12-31 Price Changed $320,000 MIBOR as Distributed by MLS Grid
• 2023-11-27 Listed $325,000 MIBOR as Distributed by MLS Grid
• 2010-07-20 Listing Removed — MIBOR as Distributed by MLS Grid
• 2010-03-21 Sold (MLS) $120,100 MIBOR as Distributed by MLS Grid
• 2010-01-08 Listed $110,000 MIBOR as Distributed by MLS Grid
• 2008-07-30 Listing Removed — MIBOR as Distributed by MLS Grid
• 2007-10-20 Listed $152,000 MIBOR as Distributed by MLS Grid

Property tax history

+5.3%/yr

Latest (2025): $2,886 · +10.8% YoY. Source: county tax records.