19 Lake Dr S · Brownsburg, IN 46112

$269,900

3 bd · 2.0 ba · 1,200 sqft · SingleFamily public records · 2 Days on market

Built 1991 6,534 sqft lot Est $246k · 10% over $19/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
• Schools +6.3/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• ARV discount +3.1/15.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attractive ranch in Brownsburg’s Cedar Run Lake w/lots of updates through out! Home has new laminate flooring in great room, kitchen w/new carpet in the bedrooms & vinyl flooring in both bathrooms. Lots of new light fixtures throughout home. Great floor plan w/cathedral ceilings in great room w/new ceiling fan open the eat-in kitchen & much more! Lots of cabinets & all appliances to stay with home. A very nice brick patio w/nice back yard with no houses behind the lot! Home is ready to be moved in & is in a great location in Brownsburg near schools and so much more! Laundry room off the garage w/water softener and both washer and dryer to stay. A very nice 2 car attached garage and much more!!!! Show and Sell!!!!!

Key facts

• Private lot
• Walk-in closet
• Split floor plan

Tags

• PRIVATE LOT
• BROWNSBURG SCHOOL DISTRICT
• SPLIT FLOOR PLAN
• WALK-IN CLOSET
• EN-SUITE BATHROOM
• LUXURY VINYL PLANK FLOORS

Property features AI

Finance

• Other: Mandatory fee ownership
• HOA & community: Homeowners association with annual fee (maintenance included); Association provides grounds maintenance

Exterior

• Parking: Attached finished garage; Two-car garage (approx. 400 sq ft)
• Utilities: Public water; Municipal sewer; Cable available; No solid waste service (per listing)
• Home design: Single-family residence; One level (single story); Less than 1/4 acre lot (approx. 0.15 acre)
• Construction: Brick and vinyl siding exterior; Slab foundation
• Exterior features: Front porch; Storage shed; Partial fencing; Sidewalks; Mature trees

Interior

• Kitchen: Electric oven; Range hood; Refrigerator; Dishwasher; Eat-in kitchen
• Bedrooms: Three bedrooms on the main level; Bedroom sizes include 12x10 and 11x9
• Bathrooms: Two full bathrooms; Primary bathroom has a full shower stall
• Heating & cooling: Forced air heating; Heat pump; Electric heating; Central air conditioning
• Interior features: Attic access; Cathedral ceilings; Eat-in kitchen; Water softener (owned); Smoke alarm
• Laundry & utility: Main-level laundry; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-147 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (9.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (27.3% below list).
• Recommended offer: $196k (27.3% 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: 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: Eagle Elementary School (math 84% / reading 75%, grade A, #8 of 994 statewide, top 1%, 586 students, 28% FRL); Brownsburg High School (math 61% / reading 83%, grade B+, #12 of 369 statewide, top 4%, 3,177 students, 33% FRL).
• Market conditions: Rents rising fast (+6.3%/yr); 328 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 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 $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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $196,175 (27.3% 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: 5.64%
• Cash-on-cash: -2.33%
• DSCR: 0.90
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $246,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27 Lake Dr S	0.02mi	3/2.0	1,200 (0%)	1mo	$240,000	$200	98
6 Kristelli Ct	0.17mi	3/2.0	1,200 (0%)	2mo	$270,000	$225	90
2 Nash Ct	0.12mi	3/2.0	1,308 (+9%)	4mo	$268,000	$205	76
1493 Hideaway Cir	0.25mi	2/2.0 (-1)	1,260 (+5%)	1mo	$296,500	$235	74
108 Prairie Pkwy	0.52mi	3/2.0	1,175 (-2%)	0mo	$252,000	$214	72
48 Picadilly Ct	0.36mi	3/1.5	1,274 (+6%)	4mo	$230,000	$181	67
6750 E County Road 425 N	0.30mi	3/2.0	1,360 (+13%)	3mo	$300,000	$221	61
14 James Ct	0.67mi	3/1.0	1,232 (+3%)	3mo	$165,000	$134	58
506 S Green St	0.70mi	3/1.0	1,264 (+5%)	1mo	$245,000	$194	53
308 Maplebrook Dr	0.71mi	3/1.5	1,275 (+6%)	6mo	$234,000	$184	49
505 Stephen Dr	0.70mi	3/2.0	1,096 (-9%)	6mo	$237,000	$216	48
541 S Alpha Ave	0.67mi	3/2.0	1,361 (+13%)	0mo	$230,000	$169	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 · 6.31% rent growth · sell at horizon

5-year hold

• IRR: -16.9%
• Equity multiple: 0.39×
• Total profit: $-46,394
• Equity at exit: $40,243

10-year hold

• IRR: -4.1%
• Equity multiple: 0.69×
• Total profit: $-23,070
• Equity at exit: $23,336

Cash invested: $75,572 (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: 11.5×

Monthly cashflow live

• Estimated rent: $1,962 medium
• Mortgage (P&I): −$1,415
• Tax from tax record: −$150 /mo · $1,794/yr
• Insurance: −$112
• HOA: −$19
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $-147

Break-even live

Break-even rent $2,147

Max offer price $244,009

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
28 Parkwood Dr Brownsburg, IN	3.0	2.0	1422	$1,760	$1.24	17d	1	1.09mi
4155 N County Road 575 E Brownsburg, IN	2.0	1.0	783	$1,100	$1.40	1d	1	1.32mi
2860 Hayward Ave Brownsburg, IN	2.0	2.0	1457	$2,212	$1.52	1d	6	1.40mi
102 Murphy Ln Brownsburg, IN	3.0	1.5	1248	$1,775	$1.42	7d	1	1.44mi

HOA detail

• Monthly dues: $19 · $228/yr
• Likely covers: water

Listing history 2 events

1. 2026-06-07
   remarks 699-char remark
2. 2026-06-07
   listed $269,900 Pending 2 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: $1,794 · $150/mo
• Projected year-2 tax: $2,044 · $170/mo
• Expected delta: +$250/yr (+$21/mo · 13.9%)

ⓘ 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 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: $23,541
• − Mortgage interest: −$15,119
• − Property taxes: −$1,794
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,883
• − Management: −$1,883
• − HOA: −$228
• − Depreciation: −$7,852
• Taxable loss: −$6,567
• Est. tax savings @ 24.0%: +$1,576
• After-tax cash flow: $-183/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

+12.5% since first listed

5 events — show timeline

• 2026-06-06 Pending — MIBOR as Distributed by MLS Grid
• 2026-06-04 Listed $269,900 MIBOR as Distributed by MLS Grid
• 2022-10-07 Sold (MLS) $234,900 MIBOR as Distributed by MLS Grid
• 2022-09-16 Pending — MIBOR as Distributed by MLS Grid
• 2022-09-12 Listed $239,900 MIBOR as Distributed by MLS Grid

Property tax history

+8.7%/yr

Latest (2025): $1,794 · +10.1% YoY. Source: county tax records.