613 Brazos Trl · Lafayette, IN 47909

$199,500

3 bd · 1.5 ba · 936 sqft · SingleFamily public records · 2 Days on market

Built 1975 10,000 sqft lot Est $204k · at est.

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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 +15.0/30.0
• ARV discount +8.5/15.0
• DSCR +4.6/10.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Well-maintained and thoughtfully updated southside ranch offering a long list of major improvements. Recent updates include roof and insulation (2013), concrete driveway and front porch (2013), full bathroom renovation (2017), and extensive 2020 improvements including HVAC system, tankless water heater, siding, windows, exterior doors, gutters with guards, and Samsung stacked washer and dryer. The kitchen has been refreshed with updated backsplash, while new flooring and paint throughout provide a clean, move-in-ready feel. The primary bedroom features a conveniently located refreshed half bath. A new concrete rear patio was added in 2021, creating additional outdoor living space overlookin

Key facts

• Windows
• Siding
• Hvac system

Tags

• CONCRETE DRIVEWAY
• FULL BATHROOM RENOVATION
• HVAC SYSTEM
• TANKLESS WATER HEATER
• SIDING
• WINDOWS

Property features AI

Finance

• Other: Green improvements to doors, HVAC, insulation, windows, and thermostat

Exterior

• Parking: Attached garage with 1 garage space; Garage door opener; Concrete driveway and off-street parking
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; Public sewer; Cable connected
• Home design: Single-family residence (site-built); One-story
• Construction: Vinyl siding; Asphalt shingle roof; Slab foundation; Built as site-built home
• Exterior features: Patio and porch; Fire pit; Fenced yard with full chain link, privacy, and wood sections; Level lot

Interior

• Kitchen: Electric range; Refrigerator; Freezer; Laminate counters; Eat-in kitchen
• Bedrooms: Total of 6 rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom; 2 bathrooms on the main level
• Heating & cooling: Natural gas forced air heating; Central air conditioning; Ceiling fans
• Interior features: Ceiling fans; Eat-in kitchen; Laminate counters; Insulated windows with blinds and window treatments; Smoke and carbon monoxide detectors; Tankless and gas water heater
• Laundry & utility: Washer and dryer (stacked); Gas dryer hookup on the main level; Water softener (owned)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $63 ($757/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 $158k (20.8% below list).
• Recommended offer: $158k (20.8% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 4.1% in Lafayette — 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 (#68 in IN, #4,374 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D+, employment D+, crime F.
• Tippecanoe School Corporation (rural): math 44% / reading 49% proficiency, ranked #80 of 301 in IN (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mayflower Mill Elementary School (math 49% / reading 39%, grade F, #408 of 994 statewide, top 41%, 600 students, 62% FRL); Wea Ridge Middle School (math 31% / reading 36%, grade F, #176 of 330 statewide, top 54%, 710 students, 54% FRL); Mccutcheon High School (math 36% / reading 64%, grade D+, #120 of 369 statewide, top 33%, 1,825 students, 44% FRL) — zoned schools average 53% FRL vs 30% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.7%/yr); 187 active listings in the ZIP; 1,341 units permitted in Tippecanoe County in 2024 (869 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Tippecanoe County population projected at +41% 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.

Recommended offer $157,990 (20.8% below list)

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.79% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.36%
• DSCR: 1.06
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $204,048
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
42 N Lobo Ct	0.19mi	3/1.0	936 (0%)	9mo	$150,000	$160	82
52 Strawhat Dr	0.20mi	2/1.0 (-1)	912 (-3%)	15mo	$185,000	$203	67
4415 Prairie Dog Rd	0.30mi	3/1.5	1,057 (+13%)	0mo	$232,500	$220	64
85 Creekview Ct	0.73mi	3/1.0	925 (-1%)	1mo	$210,000	$227	61
4121 Hillside Dr	0.74mi	3/1.0	925 (-1%)	7mo	$179,900	$194	56
28 Goldenrod Ct	0.70mi	3/1.0	1,009 (+8%)	1mo	$220,000	$218	51
4136 E Braxton Dr	0.43mi	3/2.0	1,075 (+15%)	11mo	$235,000	$219	44
911 N Braxton Dr	0.51mi	3/2.0	1,038 (+11%)	17mo	$229,000	$221	42
4113 Hillside Dr	0.74mi	4/1.0 (+1)	1,073 (+15%)	0mo	$210,000	$196	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 · 2.74% rent growth · sell at horizon

5-year hold

• IRR: -14.5%
• Equity multiple: 0.48×
• Total profit: $-28,816
• Equity at exit: $29,746

10-year hold

• IRR: -6.2%
• Equity multiple: 0.61×
• Total profit: $-21,988
• Equity at exit: $17,249

Cash invested: $55,860 (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 47909

• Rents YoY: 2.7%
• Active inventory: 187
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,580 medium
• Mortgage (P&I): −$1,046
• Tax from tax record: −$56 /mo · $668/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $63

Break-even live

Break-even rent $1,500

Max offer price $199,500

Occupancy floor 91%

Sensitivity live

Price	-10% $176	-5% $120	+0% $63	+5% $7	+10% $-50
Rent	-10% $-62	-5% $1	+0% $63	+5% $126	+10% $188
Rate	-1.0pp $164	-0.5pp $114	base $63	+0.5pp $11	+1.0pp $-41

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: $49,875
• Closing costs: $5,985
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-13
   remarks 699-char remark
2. 2026-06-13
   listed $199,500 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: $668 · $56/mo
• Projected year-2 tax: $1,182 · $99/mo
• Expected delta: +$514/yr (+$43/mo · 76.9%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,959
• − Mortgage interest: −$11,175
• − Property taxes: −$668
• − Insurance: −$998
• − Repairs & maintenance: −$1,517
• − Management: −$1,517
• − Depreciation: −$5,804
• Taxable loss: −$2,719
• Est. tax savings @ 24.0%: +$653
• After-tax cash flow: $1,410/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: Tippecanoe School Corporation
• NCES district ID: 1811340
• Math proficiency: 44% ▼ -6.00%
• Reading proficiency: 49% ▼ -5.00%
• Median HH income: $55,087
• Composite: 40.36/100
• National rank: #3741
• State rank: #80 of 301 in IN

Livability — Lafayette

• Score: 74/100
• State rank: #68
• US rank: #4374

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Tippecanoe County · 181,820 people
• City population: 106,622
• Metro: Lafayette-West Lafayette, IN
• Population (ZIP): 43,561
• Household income: $68,035
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 1332.0

Population outlook (Tippecanoe County) Hauer SSP2

• Today (2025): 215,327 people
• By 2030: 232,284 · +7.9%
• By 2040: 266,517 · +23.8%
• By 2050: 302,826 · +40.6%
• By 2075: 394,445 · +83.2%
• By 2100: 463,500 · +115.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 12% Black 8% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Iranian 2% Slovak 2% Italian 2%
• Foreign-born: 7% · Canada
• Languages at home: 92% English-only · Spanish 6% Other Indo-European 1% French/Haitian/Cajun 1%

Political lean MEDSL · Tippecanoe

• 2024 margin: Toss-up / Even · D 49.0% · R 49.1% · Other 1.9%
• 2008→2024 swing: -11.8pp toward R · 2008: 11.6pp · 2024: -0.1pp
• All cycles: 2024: R+0.1 2020: D+0.6 2016: R+5.7 2012: R+3.6 2008: D+11.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -131.96%
• Current HPI: 214.2557
• Rent YoY: ▲ 2.74%
• Metro: Lafayette-West Lafayette, 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

2 events — show timeline

• 2026-06-12 Pending — IRMLS
• 2026-06-10 Listed $199,500 IRMLS

Property tax history

+11.3%/yr

Latest (2024): $668 · +15.7% YoY. Source: county tax records.