8691 Laurelton Pl · Brownsburg, IN 46112

$420,000

5 bd · 3.5 ba · 3,100 sqft · SingleFamily public records · 114 Days on market

Built 2022 7,405 sqft lot $135/sqft · 8% below area Est $450k · 7% under $65/mo HOA · 2% of rent ↓ 5% since listing

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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 +10.5/15.0
• Cash flow +7.6/30.0
• Schools +6.3/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 8691 Laurelton Pl, a home that exudes warmth and elegance. The living room is graced with a cozy fireplace, perfect for those chilly evenings. The kitchen is a chef's dream, boasting a convenient kitchen island and all stainless steel appliances for a sleek, modern look. The primary bathroom is a sanctuary with double sinks, providing plenty of space for your morning routine. The primary bedroom features a spacious walk-in closet, providing ample room for your wardrobe. Outside, a charming patio awaits, ideal for enjoying a cup of coffee or entertaining. Included 100-Day Home Warranty with buyer activation

Key facts

• Double sinks
• Walk-in closet
• Cozy fireplace

Tags

• COZY FIREPLACE
• KITCHEN ISLAND
• STAINLESS STEEL APPLIANCES
• DOUBLE SINKS
• WALK-IN CLOSET
• CHARMING PATIO

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $420k.

Deal economics

• At list price, monthly cash flow is $-512 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $330k (21.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $289k (31.2% below list).
• Recommended offer: $289k (31.2% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 3.8% in Brownsburg — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 4 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; high-income renter base; 1,294 units permitted in Hendricks County in 2024 (18 in 5+ unit buildings).
• This rent runs 31% of the median local income ($113k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k 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 114 days — a 9% lower offer ($382k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $288,866 (31.2% 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 114 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.69% ✗
• Cap rate: 4.83%
• Cash-on-cash: -5.23%
• DSCR: 0.77
• GRM: 12.1

CMA / ARV

• ARV (median comp): $450,326
• List price: $420,000
• Delta: -6.73%
• 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
3267 Emmaline Dr	0.16mi	5/3.5	3,100 (0%)	2mo	$435,000	$140	91
3301 Jasper Ln	0.07mi	5/3.0	3,054 (-2%)	3mo	$439,999	$144	90
3212 Emmaline Dr	0.16mi	4/2.5 (-1)	3,015 (-3%)	4mo	$444,000	$147	76
3418 Hadley Dr	0.27mi	5/3.0	3,551 (+14%)	1mo	$505,000	$142	61
3436 Hadley Dr	0.27mi	5/4.5	3,512 (+13%)	1mo	$491,000	$140	60
3924 Castle Hill Dr	0.67mi	5/4.0	3,271 (+6%)	0mo	$450,000	$138	57
3205 Fawn Cir	0.23mi	4/2.5 (-1)	3,459 (+12%)	5mo	$509,900	$147	57
2870 Avebury Way	0.44mi	4/3.0 (-1)	2,842 (-8%)	3mo	$382,000	$134	56
1722 Cape Hatteras Ct	0.47mi	4/2.5 (-1)	2,866 (-8%)	1mo	$380,000	$133	56
1619 Beacon Pointe Blvd	0.66mi	5/3.0	3,416 (+10%)	0mo	$463,000	$136	50
2904 Arklow Way	0.59mi	4/2.5 (-1)	2,732 (-12%)	2mo	$386,500	$141	42
1127 Statesman Dr	0.75mi	5/2.5	2,704 (-13%)	6mo	$365,000	$135	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 · 6.31% rent growth · sell at horizon

5-year hold

• IRR: -21.8%
• Equity multiple: 0.23×
• Total profit: $-90,756
• Equity at exit: $62,623

10-year hold

• IRR: -9.4%
• Equity multiple: 0.34×
• Total profit: $-77,458
• Equity at exit: $36,314

Cash invested: $117,600 (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: 12.1×

Monthly cashflow live

• Estimated rent: $2,889 medium
• Mortgage (P&I): −$2,203
• Tax from tax record: −$352 /mo · $4,219/yr
• Insurance: −$175
• HOA: −$65
• Vacancy / Maint / Mgmt: −$607
• Net cashflow: $-512

Break-even live

Break-even rent $3,537

Max offer price $329,541

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: $105,000
• Closing costs: $12,600
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3245 Emmaline Dr Brownsburg, IN	5.0	3.5	3100	$2,800	$0.90	44d	1	0.15mi
460 Brookview Dr Brownsburg, IN	4.0	2.5	2240	$2,600	$1.16	44d	1	0.99mi
673 Hanover Rd Brownsburg, IN	4.0	2.5	2444	$2,300	$0.94	23d	1	1.06mi
8802 Benjamin Ln Avon, IN	4.0	3.0	2229	$2,395	$1.07	3d	1	1.40mi

HOA detail

• Monthly dues: $65 · $780/yr

Listing history 18 events

1. 2026-06-18
   days on market $420,000 Active 114 DOM
2. 2026-06-17
   days on market $420,000 Active 113 DOM
3. 2026-06-16
   days on market $420,000 Active 112 DOM
4. 2026-06-15
   days on market $420,000 Active 111 DOM
5. 2026-06-13
   days on market $420,000 Active 109 DOM
6. 2026-06-09
   days on market $420,000 Active 105 DOM
7. 2026-06-08
   days on market $420,000 Active 104 DOM
8. 2026-06-07
   days on market $420,000 Active 103 DOM
9. 2026-06-03
   days on market $420,000 Active 99 DOM
10. 2026-06-02
    days on market $420,000 Active 98 DOM
11. 2026-06-01
    days on market $420,000 Active 97 DOM
12. 2026-05-31
    days on market $420,000 Active 96 DOM
13. 2026-05-07
    price $420,000 624-char remark

    Show marketing remark (624 chars)

    Welcome to 8691 Laurelton Pl, a home that exudes warmth and elegance. The living room is graced with a cozy fireplace, perfect for those chilly evenings. The kitchen is a chef's dream, boasting a convenient kitchen island and all stainless steel appliances for a sleek, modern look. The primary bathroom is a sanctuary with double sinks, providing plenty of space for your morning routine. The primary bedroom features a spacious walk-in closet, providing ample room for your wardrobe. Outside, a charming patio awaits, ideal for enjoying a cup of coffee or entertaining. Included 100-Day Home Warranty with buyer activation

14. 2026-03-19
    price $424,000 624-char remark

    Show marketing remark (624 chars)

    Welcome to 8691 Laurelton Pl, a home that exudes warmth and elegance. The living room is graced with a cozy fireplace, perfect for those chilly evenings. The kitchen is a chef's dream, boasting a convenient kitchen island and all stainless steel appliances for a sleek, modern look. The primary bathroom is a sanctuary with double sinks, providing plenty of space for your morning routine. The primary bedroom features a spacious walk-in closet, providing ample room for your wardrobe. Outside, a charming patio awaits, ideal for enjoying a cup of coffee or entertaining. Included 100-Day Home Warranty with buyer activation

15. 2026-02-24
    listed $428,000 Active 624-char remark

    Show marketing remark (624 chars)

    Welcome to 8691 Laurelton Pl, a home that exudes warmth and elegance. The living room is graced with a cozy fireplace, perfect for those chilly evenings. The kitchen is a chef's dream, boasting a convenient kitchen island and all stainless steel appliances for a sleek, modern look. The primary bathroom is a sanctuary with double sinks, providing plenty of space for your morning routine. The primary bedroom features a spacious walk-in closet, providing ample room for your wardrobe. Outside, a charming patio awaits, ideal for enjoying a cup of coffee or entertaining. Included 100-Day Home Warranty with buyer activation

16. 2026-02-10
    soldstatus $413,100
17. 2022-11-30
    historical
18. 2022-09-22
    listed $441,000 Active

ⓘ 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: $4,219 · $352/mo
• Projected year-2 tax: $4,219 · $352/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $34,664
• − Mortgage interest: −$23,527
• − Property taxes: −$4,219
• − Insurance: −$2,100
• − Repairs & maintenance: −$2,773
• − Management: −$2,773
• − HOA: −$780
• − Depreciation: −$12,218
• Taxable loss: −$13,726
• Est. tax savings @ 24.0%: +$3,294
• After-tax cash flow: $-2,851/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

-4.8% since first listed

6 events — show timeline

• 2026-05-07 Price Changed $420,000 MIBOR as Distributed by MLS Grid
• 2026-03-19 Price Changed $424,000 MIBOR as Distributed by MLS Grid
• 2026-02-24 Listed $428,000 MIBOR as Distributed by MLS Grid
• 2026-02-10 Sold (Public Records) $413,100 Public Records
• 2022-11-30 Listing Removed — MIBOR as Distributed by MLS Grid
• 2022-09-22 Listed $441,000 MIBOR as Distributed by MLS Grid

Property tax history

+2915.4%/yr

Latest (2025): $4,219 · +5.3% YoY. Source: county tax records.