1314 Blue Ridge Ln · Brownsburg, IN 46112

$295,000

3 bd · 2.0 ba · 1,502 sqft · SingleFamily public records · 3 Days on market

Built 2004 0.28 ac lot Est $299k · at est. $55/mo HOA · 3% 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 +10.0/30.0
• ARV discount +8.1/15.0
• Schools +6.3/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully maintained 3 bedroom 2 bath ranch in Lake Ridge. Home is on a large lot with 10x10 screened-in patio with no backyard neighbors. Updated kitchen features granite counters and black appliances. Open floor plan with a massive living room that has cathedral ceilings and a gas fireplace. All 3 bedrooms have walk-in closets. The master suite has a large walk-in closet and updated bathroom. Great location and award winning Brownsburg schools. This home is truly move-in ready!

Key facts

• Kitchen appliances
• Pond
• Screened porch

Tags

• SCREENED PORCH
• POND
• NEW HVAC SYSTEM
• KITCHEN APPLIANCES
• FIREPLACE HEARTH
• LAUNDRY ROOM CABINETS

Property features AI

Finance

• Other: Property classified as residential, single-family; Lot about 0.28 acre (approx. 1/4–1/2 acre)
• HOA & community: HOA with quarterly fee; HOA includes pool access; HOA enforces covenants & restrictions; Quarterly association fee covers homeowners association, maintenance, park/playground, and snow removal

Exterior

• Parking: Attached garage with keyless entry; Two garage spaces
• Utilities: Public water; Municipal sewer connected; Cable connected; Natural gas connected
• Home design: Single-family residence; One story; Faces southeast
• Construction: Vinyl with brick exterior; Slab foundation
• Exterior features: Screened and covered porch/patio; Fire pit; Trees (small, under 20 ft)

Interior

• Kitchen: Dishwasher; Disposal; Microwave with hood; Electric oven; Refrigerator; Eat-in kitchen
• Bedrooms: Three bedrooms on the main level; Primary bedroom with walk-in closet
• Bathrooms: Two full bathrooms on the main level; Primary bathroom with tub/shower and suite layout
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Cathedral ceilings; Walk-in closet(s); Eat-in kitchen; Gas log fireplace in the living room; Smoke alarm
• Laundry & utility: Main-level laundry; Gas water heater; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $-179 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $263k (10.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (25.7% below list).
• Recommended offer: $219k (25.7% 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: Lincoln Elementary School (math 81% / reading 66%, grade A, #23 of 994 statewide, top 3%, 658 students, 36% FRL); Brownsburg High School (math 61% / reading 83%, grade B+, #12 of 369 statewide, top 4%, 3,177 students, 33% FRL) — zoned schools average 34% FRL vs 17% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.3%/yr); 328 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $9k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y 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 $159k; list at $295k implies a 86% gain — meaningful room to come down on a strong offer.

Recommended offer $219,325 (25.7% 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: 0.74% ✗
• Cap rate: 5.57%
• Cash-on-cash: -2.60%
• DSCR: 0.88
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $298,898
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1268 Summer Ridge Ln	0.18mi	3/2.0	1,483 (-1%)	7mo	$295,000	$199	84
6795 Crown Dr	0.25mi	3/2.0	1,419 (-6%)	7mo	$322,000	$227	74
8087 Barbara Dr	0.36mi	3/2.0	1,620 (+8%)	3mo	$390,000	$241	68
8480 E County Road 700 N	0.13mi	3/1.0	1,320 (-12%)	6mo	$193,500	$147	64
725 Hawthorne Ln	0.51mi	3/2.5	1,616 (+8%)	8mo	$282,900	$175	55
8390 E County Road 725	0.44mi	3/2.0	1,680 (+12%)	7mo	$415,000	$247	54
705 Chestnut Ln	0.57mi	3/2.0	1,670 (+11%)	4mo	$250,000	$150	52
778 Kingston Cir	0.57mi	3/2.0	1,390 (-8%)	12mo	$270,000	$194	51
1351 Audubon Dr	0.40mi	3/2.0	1,292 (-14%)	9mo	$274,000	$212	50
961 Pine Ridge Way	0.61mi	3/2.0	1,640 (+9%)	8mo	$290,000	$177	50
736 Hawthorne Ln	0.47mi	3/2.0	1,284 (-14%)	6mo	$200,000	$156	49
7859 Jennifer Ln	0.75mi	3/2.0	1,440 (-4%)	13mo	$305,000	$212	48

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: -17.2%
• Equity multiple: 0.37×
• Total profit: $-51,697
• Equity at exit: $43,985

10-year hold

• IRR: -4.3%
• Equity multiple: 0.68×
• Total profit: $-26,725
• Equity at exit: $25,506

Cash invested: $82,600 (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: 11.2×

Monthly cashflow live

• Estimated rent: $2,193 high
• Mortgage (P&I): −$1,547
• Tax from tax record: −$187 /mo · $2,240/yr
• Insurance: −$123
• HOA: −$55
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $-179

Break-even live

Break-even rent $2,420

Max offer price $263,392

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1083 Pine Ridge Way Brownsburg, IN	3.0	2.0	1434	$1,955	$1.36	4d	1	0.43mi
1573 Winding Creek Trl Brownsburg, IN	4.0	2.5	1836	$2,211	$1.20	15d	1	0.95mi
263 Brooks Bnd Brownsburg, IN	4.0	3.0	1920	$2,250	$1.17	3d	1	1.11mi
7774 Bedford Ct Brownsburg, IN	2.0	1.5	1071	$1,865	$1.74	2d	4	1.11mi
640 N Grant St Brownsburg, IN	2.0	2.0	1116	$1,550	$1.39	15d	1	1.16mi
457 Sable Chase Brownsburg, IN	3.0	2.0	1408	$2,185	$1.55	4d	1	1.41mi
443 N Odell St Brownsburg, IN	4.0	2.5	1984	$2,391	$1.21	22d	1	1.46mi
275 Lazy Hollow Dr Brownsburg, IN	4.0	2.5	2190	$2,571	$1.17	44d	1	1.50mi

HOA detail

• Monthly dues: $55 · $660/yr
• Likely covers: gas

Listing history 3 events

1. 2026-06-13
   statusdays on market $295,000 Pending 3 DOM
2. 2026-06-10
   remarks 650-char remark
3. 2026-06-10
   listed $295,000 Active 1 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: $2,240 · $187/mo
• Projected year-2 tax: $2,374 · $198/mo
• Expected delta: +$134/yr (+$11/mo · 6.0%)

ⓘ 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 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,319
• − Mortgage interest: −$16,525
• − Property taxes: −$2,240
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,106
• − Management: −$2,106
• − HOA: −$660
• − Depreciation: −$8,582
• Taxable loss: −$7,373
• Est. tax savings @ 24.0%: +$1,770
• After-tax cash flow: $-378/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

+78.9% since first listed

4 events — show timeline

• 2026-06-09 Listed $295,000 MIBOR as Distributed by MLS Grid
• 2016-08-03 Sold (MLS) $159,000 MIBOR as Distributed by MLS Grid
• 2016-06-30 Contingent — MIBOR as Distributed by MLS Grid
• 2016-06-23 Listed $164,900 MIBOR as Distributed by MLS Grid

Property tax history

-0.7%/yr

Latest (2025): $2,240 · +8.9% YoY. Source: county tax records.