10090 Eagle Eye Way · Brownsburg, IN 46234

$385,000

4 bd · 2.5 ba · 4,040 sqft · SingleFamily public records · 270 Days on market

Built 2005 9,148 sqft lot $95/sqft · 5% below area Est $406k · 5% under

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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 +9.8/15.0
• Cash flow +8.8/30.0
• Schools +6.3/10.0
• Rent growth +4.4/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEW ROOF!!!! Spacious Home-Ready for a beautiful family. 4 bedrooms 2 1/2 baths private backyard. All mechanicals and home are covered by a 3 month home warranty. Act fast!!!!

Key facts

• Home warranty
• Private backyard
• New roof

Tags

• NEW ROOF
• PRIVATE BACKYARD
• HOME WARRANTY

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $385k.

Deal economics

• At list price, monthly cash flow is $-316 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $329k (14.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $268k (30.3% below list).
• Recommended offer: $268k (30.3% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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 (+7.6%/yr); 64 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); solid renter incomes; 1,294 units permitted in Hendricks County in 2024 (18 in 5+ unit buildings).
• This rent runs 39% of the median local income ($83k/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 $12k 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 270 days — a 12% lower offer ($339k) is reasonable based on typical stale-listing flexibility.
• 8 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.
• Current owner paid $195k; list at $385k implies a 97% gain — meaningful room to come down on a strong offer.

Recommended offer $268,203 (30.3% 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. It's been on market 270 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.70% ✗
• Cap rate: 5.31%
• Cash-on-cash: -3.51%
• DSCR: 0.84
• GRM: 12.0

CMA / ARV

• ARV (median comp): $405,721
• List price: $385,000
• Delta: -5.11%
• 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
5565 Noble Dr	0.08mi	4/3.5	4,064 (+1%)	11mo	$370,000	$91	82
10145 Eagle Eye Way	0.09mi	4/2.5	4,392 (+9%)	5mo	$420,000	$96	77
5640 High Vista Cir	0.06mi	4/2.5	3,763 (-7%)	12mo	$388,000	$103	76
5815 Noble Dr	0.17mi	4/3.5	4,144 (+3%)	10mo	$402,000	$97	75
5884 Skyward Ln	0.26mi	5/3.5 (+1)	4,392 (+9%)	0mo	$410,000	$93	64
10398 Splendor Way	0.38mi	4/3.5	3,786 (-6%)	6mo	$374,000	$99	63
5895 Noble Dr	0.24mi	4/2.5	3,687 (-9%)	14mo	$375,000	$102	63
10072 Graceful Landing Dr	0.32mi	5/2.5 (+1)	3,672 (-9%)	13mo	$389,000	$106	55
10405 Splendor Way	0.37mi	4/3.5	3,474 (-14%)	3mo	$365,000	$105	53
10370 Splendor Way	0.36mi	3/2.5 (-1)	3,648 (-10%)	14mo	$335,000	$92	51
5924 Skyward Ln	0.31mi	5/2.5 (+1)	3,522 (-13%)	12mo	$390,000	$111	49
5538 Goodwin St	0.72mi	4/3.0	3,492 (-14%)	9mo	$434,000	$124	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 · 7.56% rent growth · sell at horizon

5-year hold

• IRR: -17.7%
• Equity multiple: 0.35×
• Total profit: $-69,724
• Equity at exit: $57,405

10-year hold

• IRR: -3.4%
• Equity multiple: 0.73×
• Total profit: $-28,971
• Equity at exit: $33,288

Cash invested: $107,800 (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 46234

• Home prices YoY: -33.0%
• Rents YoY: 7.6%
• Active inventory: 64
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $2,682 medium
• Mortgage (P&I): −$2,019
• Tax from tax record: −$255 /mo · $3,062/yr
• Insurance: −$160
• HOA: −$0
• Vacancy / Maint / Mgmt: −$563
• Net cashflow: $-316

Break-even live

Break-even rent $3,082

Max offer price $329,223

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: $96,250
• Closing costs: $11,550
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10393 Windward Dr Indianapolis, IN	4.0	3.0	3064	$2,475	$0.81	7d	1	0.31mi
6367 Eastern Range Rd Indianapolis, IN	4.0	2.5	3272	$2,536	$0.78	43d	1	0.62mi
10019 Olympic Cir Indianapolis, IN	4.0	2.5	3211	$2,551	$0.79	7d	1	0.71mi
10400 Hickory Hill Dr Indianapolis, IN	4.0	2.5	2842	$2,250	$0.79	7d	1	0.71mi

Listing history 30 events

1. 2026-06-18
   days on market $385,000 Active 270 DOM
2. 2026-06-17
   days on market $385,000 Active 269 DOM
3. 2026-06-16
   days on market $385,000 Active 268 DOM
4. 2026-06-15
   days on market $385,000 Active 267 DOM
5. 2026-06-13
   days on market $385,000 Active 265 DOM
6. 2026-06-09
   days on market $385,000 Active 261 DOM
7. 2026-06-08
   days on market $385,000 Active 260 DOM
8. 2026-06-07
   days on market $385,000 Active 259 DOM
9. 2026-06-03
   days on market $385,000 Active 255 DOM
10. 2026-06-02
    days on market $385,000 Active 254 DOM
11. 2026-06-01
    days on market $385,000 Active 253 DOM
12. 2026-05-31
    days on market $385,000 Active 252 DOM
13. 2025-09-27
    price $385,000 175-char remark

    Show marketing remark (175 chars)

    NEW ROOF!!!! Spacious Home-Ready for a beautiful family. 4 bedrooms 2 1/2 baths private backyard. All mechanicals and home are covered by a 3 month home warranty. Act fast!!!!

14. 2025-09-21
    listed $399,000 Active 175-char remark

    Show marketing remark (175 chars)

    NEW ROOF!!!! Spacious Home-Ready for a beautiful family. 4 bedrooms 2 1/2 baths private backyard. All mechanicals and home are covered by a 3 month home warranty. Act fast!!!!

15. 2025-08-12
    historical
16. 2025-06-14
    price $405,000
17. 2025-04-28
    listed $415,000 Active
18. 2025-03-19
    historical
19. 2025-03-13
    listed $415,000 Active
20. 2013-08-09
    historical
21. 2013-08-01
    soldstatus $195,000
22. 2013-06-07
    listed $200,000
23. 2012-11-01
    historical
24. 2012-06-05
    historical
25. 2012-06-04
    listed $190,000
26. 2012-02-20
    listed $197,000
27. 2008-05-30
    soldstatus $189,900
28. 2007-09-21
    historical
29. 2007-09-21
    listed $199,900
30. 2007-08-13
    listed $259,900

ⓘ 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: $3,062 · $255/mo
• Projected year-2 tax: $3,167 · $264/mo
• Expected delta: +$105/yr (+$9/mo · 3.4%)

ⓘ 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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,184
• − Mortgage interest: −$21,566
• − Property taxes: −$3,062
• − Insurance: −$1,925
• − Repairs & maintenance: −$2,575
• − Management: −$2,575
• − Depreciation: −$11,200
• Taxable loss: −$10,718
• Est. tax savings @ 24.0%: +$2,572
• After-tax cash flow: $-1,217/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: Marion County · 998,460 people
• City population: 44,220
• Metro: Indianapolis-Carmel-Anderson, IN
• Population (ZIP): 28,300
• Household income: $83,190
• Rent vs Own: 23.5% rent · 76.5% own
• Severe rent burden: 764.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 63% Black 19% Hispanic / Latino 10% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 2% Romanian 2% Iranian 2%
• Foreign-born: 11% · Canada, China, United Kingdom
• Languages at home: 82% English-only · Spanish 8% Other Indo-European 3% French/Haitian/Cajun 3%

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: ▼ -106.23%
• Current HPI: 215.5854
• Rent YoY: ▲ 7.56%
• 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

+48.1% since first listed

18 events — show timeline

• 2025-09-27 Price Changed $385,000 ForSaleByOwner.com
• 2025-09-21 Listed $399,000 ForSaleByOwner.com
• 2025-08-12 Listing Removed — MIBOR as Distributed by MLS Grid
• 2025-06-14 Price Changed $405,000 MIBOR as Distributed by MLS Grid
• 2025-04-28 Listed $415,000 MIBOR as Distributed by MLS Grid
• 2025-03-19 Listing Removed — MIBOR as Distributed by MLS Grid
• 2025-03-13 Listed $415,000 MIBOR as Distributed by MLS Grid
• 2013-08-09 Listing Removed — MIBOR as Distributed by MLS Grid
• 2013-08-01 Sold (MLS) $195,000 MIBOR as Distributed by MLS Grid
• 2013-06-07 Listed $200,000 MIBOR as Distributed by MLS Grid
• 2012-11-01 Listing Removed — MIBOR as Distributed by MLS Grid
• 2012-06-05 Listing Removed — MIBOR as Distributed by MLS Grid
• 2012-06-04 Listed $190,000 MIBOR as Distributed by MLS Grid
• 2012-02-20 Listed $197,000 MIBOR as Distributed by MLS Grid
• 2008-05-30 Sold (MLS) $189,900 MIBOR as Distributed by MLS Grid
• 2007-09-21 Listed $199,900 MIBOR as Distributed by MLS Grid
• 2007-09-21 Listing Removed — MIBOR as Distributed by MLS Grid
• 2007-08-13 Listed $259,900 MIBOR as Distributed by MLS Grid

Property tax history

+6.4%/yr

Latest (2025): $3,062 · +35.7% YoY. Source: county tax records.