30 Lake Dr N · Brownsburg, IN 46112

$319,900

4 bd · 3.0 ba · 2,034 sqft · SingleFamily public records · 11 Days on market

Built 1991 10,080 sqft lot $157/sqft · 22% above area Est $364k · 12% under $14/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).

• ARV discount +12.9/15.0
• Cash flow +7.6/30.0
• Schools +6.3/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful home sitting on a corner lot. You will love this home the moment you enter. Fresh paint and newer flooring throughout the home. With four bedrooms, a basement, master suite and bonus rooms there is plenty of space! The spacious fenced in back yard offers privacy. Don't miss this opportunity for a larger home in Brownsburg school district.

Key facts

• Private yard
• Welcoming porch
• 0.23 acre lot

Tags

• PRIVATE YARD
• WELCOMING PORCH

Property features AI

Finance

• Other: Mandatory fee ownership interest
• HOA & community: Homeowners association with an annual fee of $170

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Municipal sewer connected; Solid waste service available
• Home design: Single family residence; Two levels; Less than 1/4 acre lot
• Construction: Vinyl siding; Concrete perimeter foundation
• Exterior features: Patio; Full privacy fence; Corner lot

Interior

• Kitchen: Dishwasher; Microwave; Electric oven; Refrigerator
• Bedrooms: 4 bedrooms on the upper level
• Flooring: Luxury vinyl plank in living and family rooms; Hardwood floors elsewhere
• Bathrooms: 2 full bathrooms; 2 half bathrooms (one on main level, one in basement)
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Hardwood floors; Woodwork painted; Formal living room; Finished basement
• Laundry & utility: Basement laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-381 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $253k (21.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $245k (23.4% below list).
• Recommended offer: $245k (23.4% below list) — sets the bar for 1% rule.
• Cap rate 4.9% 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: 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); 340 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 22y 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 $274k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $245,177 (23.4% 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: 0.77% ✗
• Cap rate: 4.86%
• Cash-on-cash: -5.10%
• DSCR: 0.77
• GRM: 10.9

CMA / ARV

• ARV (median comp): $363,523
• List price: $319,900
• Delta: -12.00%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
918 Briarwood Dr	0.30mi	4/2.0	2,080 (+2%)	1mo	$320,000	$154	77
11 Daniel Cir	0.33mi	4/2.5	1,920 (-6%)	1mo	$323,000	$168	72
190 Briarwood Ct	0.24mi	4/2.5	1,942 (-4%)	8mo	$335,000	$173	72
1313 S Odell St	0.70mi	4/2.5	2,020 (-1%)	3mo	$299,000	$148	62
6292 Chelsea St	0.38mi	3/2.5 (-1)	1,886 (-7%)	6mo	$314,000	$166	58
1047 S Jefferson St	0.28mi	3/2.5 (-1)	1,802 (-11%)	10mo	$303,000	$168	53
122 Prairie Pkwy	0.42mi	3/1.5 (-1)	1,840 (-10%)	2mo	$255,000	$139	52
1201 Briarwood Dr	0.21mi	3/2.0 (-1)	1,768 (-13%)	10mo	$335,000	$189	51
1105 S Odell St	0.67mi	3/2.0 (-1)	1,812 (-11%)	0mo	$320,003	$177	41
1357 Brownswood Dr	0.75mi	4/2.5	1,840 (-10%)	10mo	$275,000	$149	39
210 Prairie Pkwy	0.47mi	3/1.5 (-1)	1,728 (-15%)	12mo	$290,000	$168	32
1206 Brownswood Dr	0.70mi	3/2.0 (-1)	1,760 (-14%)	10mo	$310,000	$176	28

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: -21.1%
• Equity multiple: 0.25×
• Total profit: $-67,564
• Equity at exit: $47,698

10-year hold

• IRR: -8.2%
• Equity multiple: 0.41×
• Total profit: $-52,604
• Equity at exit: $27,659

Cash invested: $89,572 (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: 340
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,452 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$493 /mo · $5,916/yr
• Insurance: −$133
• HOA: −$14
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $-381

Break-even live

Break-even rent $2,934

Max offer price $252,598

Occupancy floor —

Sensitivity live

Price	-10% $-200	-5% $-290	+0% $-381	+5% $-472	+10% $-562
Rent	-10% $-575	-5% $-478	+0% $-381	+5% $-284	+10% $-187
Rate	-1.0pp $-220	-0.5pp $-300	base $-381	+0.5pp $-464	+1.0pp $-548

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: $79,975
• Closing costs: $9,597
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
28 Parkwood Dr Brownsburg, IN	3.0	2.0	1422	$1,760	$1.24	19d	1	1.02mi
673 Hanover Rd Brownsburg, IN	4.0	2.5	2444	$2,300	$0.94	25d	1	1.40mi
275 Lazy Hollow Dr Brownsburg, IN	4.0	2.5	2190	$2,571	$1.17	45d	1	1.43mi
443 N Odell St Brownsburg, IN	4.0	2.5	1984	$2,391	$1.21	23d	1	1.44mi
457 Sable Chase Brownsburg, IN	3.0	2.0	1408	$2,185	$1.55	6d	1	1.50mi

HOA detail

• Monthly dues: $14 · $168/yr

Listing history 12 events

1. 2026-05-08
   listed $319,900 Active 1004-char remark
2. 2025-02-10
   historical $2,395
3. 2025-01-22
   listed $2,395
4. 2025-01-22
   historical $2,395
5. 2024-12-12
   listed $2,395
6. 2024-07-25
   historical $2,395
7. 2024-06-28
   listed $2,395
8. 2021-08-02
   soldstatus $274,500 Closed 355-char remark

   Show marketing remark (355 chars)

   Beautiful home sitting on a corner lot. You will love this home the moment you enter. Fresh paint and newer flooring throughout the home. With four bedrooms, a basement, master suite and bonus rooms there is plenty of space! The spacious fenced in back yard offers privacy. Don't miss this opportunity for a larger home in Brownsburg school district.

9. 2021-07-17
   status Pending 355-char remark

   Show marketing remark (355 chars)

   Beautiful home sitting on a corner lot. You will love this home the moment you enter. Fresh paint and newer flooring throughout the home. With four bedrooms, a basement, master suite and bonus rooms there is plenty of space! The spacious fenced in back yard offers privacy. Don't miss this opportunity for a larger home in Brownsburg school district.

10. 2021-07-14
    listed $255,000 Active 355-char remark

    Show marketing remark (355 chars)

    Beautiful home sitting on a corner lot. You will love this home the moment you enter. Fresh paint and newer flooring throughout the home. With four bedrooms, a basement, master suite and bonus rooms there is plenty of space! The spacious fenced in back yard offers privacy. Don't miss this opportunity for a larger home in Brownsburg school district.

11. 2004-07-02
    soldstatus $149,900

    Show marketing remark (459 chars)

    Be amazed! This fabulous 4 Bedroom 2 story with Finished Basement boasts of almost 2900 finished square feet! You'll love the Formal Living Rm, huge open Family Rm located off the spacious Kitchen. Formal Dining Rm is b eing used as a Home Office. Unwind on your private patio/deck overlooking a privacy fenced yard or entertain in the awesome basement Rec Room. (Seller will sell pool table, game table & home theater separately.) Don't mi ss--see today!

12. 2004-05-04
    listed $149,900

    Show marketing remark (459 chars)

    Be amazed! This fabulous 4 Bedroom 2 story with Finished Basement boasts of almost 2900 finished square feet! You'll love the Formal Living Rm, huge open Family Rm located off the spacious Kitchen. Formal Dining Rm is b eing used as a Home Office. Unwind on your private patio/deck overlooking a privacy fenced yard or entertain in the awesome basement Rec Room. (Seller will sell pool table, game table & home theater separately.) Don't mi ss--see today!

ⓘ 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: $5,916 · $493/mo
• Projected year-2 tax: $5,916 · $493/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $29,421
• − Mortgage interest: −$17,919
• − Property taxes: −$5,916
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,354
• − Management: −$2,354
• − HOA: −$168
• − Depreciation: −$9,306
• Taxable loss: −$10,195
• Est. tax savings @ 24.0%: +$2,447
• After-tax cash flow: $-2,125/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

+113.4% since first listed

13 events — show timeline

• 2026-05-22 Pending — MIBOR as Distributed by MLS Grid
• 2026-05-08 Listed $319,900 MIBOR as Distributed by MLS Grid
• 2025-02-10 Rental Removed $2,395 RENTLY
• 2025-01-22 Listed for Rent $2,395 RENTLY
• 2025-01-22 Rental Removed $2,395 RENTLY
• 2024-12-12 Listed for Rent $2,395 RENTLY
• 2024-07-25 Rental Removed $2,395 RENTLY
• 2024-06-28 Listed for Rent $2,395 RENTLY
• 2021-08-02 Sold (MLS) $274,500 MIBOR as Distributed by MLS Grid
• 2021-07-17 Pending — MIBOR as Distributed by MLS Grid
• 2021-07-14 Listed $255,000 MIBOR as Distributed by MLS Grid
• 2004-07-02 Sold (MLS) $149,900 MIBOR as Distributed by MLS Grid
• 2004-05-04 Listed $149,900 MIBOR as Distributed by MLS Grid

Property tax history

+12.2%/yr

Latest (2025): $5,916 · +7.6% YoY. Source: county tax records.