1027 E Logan St · Brownsburg, IN 46112

$240,000

3 bd · 1.5 ba · 1,619 sqft · SingleFamily public records · 4 Days on market

Built 1953 0.26 ac lot Est $296k · 19% under

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Why this score? — see what drove the C 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 +17.3/30.0
• ARV discount +15.0/15.0
• Schools +6.3/10.0
• DSCR +5.4/10.0
• 1% rule +4.1/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

REDUCED AGAIN! SELLER WANTS IT SOLD! GREAT VALUE IN BBURG! 3 Bdrm Limestone Ranch close to all Bburg schools! Well maintained home. Kitchen w/ Brkfst Bar, sep Oven & Counter Top Range- All appliances stay (including Washer/Dryer!) Updated Flrs, Bathrooms & new Roof! Family Rm w/ Brick Floor-to-Ceiling Gas Fireplace. Glass Enclosed Porch. Open Patio for Backyard entertaining. 8x12 Storage Barn. Extra 6" of Attic Insulation. Floored Attic Storage Area. Hdwd Flrs under Carpet!

Key facts

• Brick fireplace
• Laundry room
• Hardwood floors

Tags

• MID-CENTURY RANCH HOME
• HARDWOOD FLOORS
• ORIGINAL TRIM AND DOORS
• BRICK FIREPLACE
• LIMESTONE EXTERIOR VENEER
• LAUNDRY ROOM

Property features AI

Finance

• Other: Lot size about 0.27 acres (approximately 1/4–1/2 acre)

Exterior

• Parking: Attached finished garage with 2 garage spaces
• Utilities: Public water; Municipal sewer connected; Natural gas connected; 100 amp electric service; Solid waste service available
• Home design: Single-family residence; One level (single-story); Property faces north
• Construction: Stone exterior; Crawl space foundation; Built on one level
• Exterior features: Screened patio/porch; Exterior storage; Sidewalks; Mature trees on the lot

Interior

• Kitchen: Electric cooktop; Oven; Microwave; Range hood; Dishwasher; Refrigerator; Disposal; Breakfast bar
• Bedrooms: 3 bedrooms, all on the main level (examples: Bedroom 2 - 13x10; Bedroom 3 - 10x9)
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom and 1 half bathroom (both on the main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Attic pull-down stairs; Breakfast bar; Hardwood floors; One fireplace located in the family room; Screened patio/porch; Storage space
• Laundry & utility: Main-level laundry room (12x5); Washer and dryer included; Water softener (owned); Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $176 ($2k/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 $218k (9.3% below list).
• Recommended offer: $218k (9.3% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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 (+6.3%/yr); 328 active listings in the ZIP; 10 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 $7k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 25y 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 $112k; list at $240k implies a 113% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $217,659 (9.3% below list)

Questions for the listing agent

1. Built in 1953 — 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 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?
4. 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.
5. 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.
6. 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: 0.91% ✗
• Cap rate: 7.17%
• Cash-on-cash: 3.14%
• DSCR: 1.14
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $296,277
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1027 E Logan St	0.00mi	3/1.5	1,619 (0%)	0mo	$245,000	$151	100
747 Homestead Way	0.23mi	4/2.5 (+1)	1,648 (+2%)	6mo	$285,000	$173	72
1042 E Logan St	0.08mi	3/1.5	1,381 (-15%)	1mo	$270,000	$196	71
35 Robinwood Dr	0.42mi	3/2.0	1,516 (-6%)	4mo	$315,000	$208	65
29 Robinwood Dr	0.47mi	3/2.0	1,706 (+5%)	6mo	$300,000	$176	62
291 Lakemoore St	0.68mi	3/2.0	1,570 (-3%)	2mo	$299,000	$190	60
20 Roselawn Ave	0.39mi	3/2.0	1,380 (-15%)	1mo	$316,000	$229	54
1105 S Odell St	0.54mi	3/2.0	1,812 (+12%)	0mo	$320,003	$177	53
12 Longview Bnd	0.65mi	3/2.0	1,786 (+10%)	1mo	$317,500	$178	49
601 S Grant St	0.58mi	3/2.0	1,456 (-10%)	6mo	$279,900	$192	49
1319 Dogwood Ct	0.66mi	4/2.0 (+1)	1,710 (+6%)	6mo	$299,500	$175	48
218 Lakemoore St	0.68mi	3/2.0	1,800 (+11%)	1mo	$330,000	$183	47

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: -7.9%
• Equity multiple: 0.70×
• Total profit: $-20,245
• Equity at exit: $35,785

10-year hold

• IRR: 5.2%
• Equity multiple: 1.44×
• Total profit: $29,529
• Equity at exit: $20,751

Cash invested: $67,200 (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: 9.2×

Monthly cashflow live

• Estimated rent: $2,177 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$185 /mo · $2,222/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $176

Break-even live

Break-even rent $1,954

Max offer price $240,000

Occupancy floor 87%

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
28 Parkwood Dr Brownsburg, IN	3.0	2.0	1422	$1,760	$1.24	18d	1	0.42mi
460 Brookview Dr Brownsburg, IN	4.0	2.5	2240	$2,600	$1.16	44d	1	0.80mi
275 Lazy Hollow Dr Brownsburg, IN	4.0	2.5	2190	$2,571	$1.17	44d	1	0.81mi
443 N Odell St Brownsburg, IN	4.0	2.5	1984	$2,391	$1.21	22d	1	0.93mi
457 Sable Chase Brownsburg, IN	3.0	2.0	1408	$2,185	$1.55	4d	1	0.93mi
102 Murphy Ln Brownsburg, IN	3.0	1.5	1248	$1,775	$1.42	7d	1	0.95mi
5793 N Green St Brownsburg, IN	1.0–2.0	1.0–2.0	835	$1,678	$2.01	4d	7	1.33mi
7774 Bedford Ct Brownsburg, IN	2.0	1.5	1071	$1,865	$1.74	2d	4	1.33mi
7249 Arbuckle Cmns Brownsburg, IN	1.0–2.0	1.0–2.5	1548	$2,545	$1.64	2d	17	1.39mi
640 N Grant St Brownsburg, IN	2.0	2.0	1116	$1,550	$1.39	15d	1	1.46mi

Listing history 7 events

1. 2026-05-13
   status Pending
2. 2026-05-08
   listed $240,000 Active
3. 2012-11-30
   historical 492-char remark

   Show marketing remark (492 chars)

   REDUCED AGAIN! SELLER WANTS IT SOLD! GREAT VALUE IN BBURG! 3 Bdrm Limestone Ranch close to all Bburg schools! Well maintained home. Kitchen w/ Brkfst Bar, sep Oven & Counter Top Range- All appliances stay (including Washer/Dryer!) Updated Flrs, Bathrooms & new Roof! Family Rm w/ Brick Floor-to-Ceiling Gas Fireplace. Glass Enclosed Porch. Open Patio for Backyard entertaining. 8x12 Storage Barn. Extra 6" of Attic Insulation. Floored Attic Storage Area. Hdwd Flrs under Carpet!

4. 2012-11-29
   soldstatus $112,500 492-char remark

   Show marketing remark (492 chars)

   REDUCED AGAIN! SELLER WANTS IT SOLD! GREAT VALUE IN BBURG! 3 Bdrm Limestone Ranch close to all Bburg schools! Well maintained home. Kitchen w/ Brkfst Bar, sep Oven & Counter Top Range- All appliances stay (including Washer/Dryer!) Updated Flrs, Bathrooms & new Roof! Family Rm w/ Brick Floor-to-Ceiling Gas Fireplace. Glass Enclosed Porch. Open Patio for Backyard entertaining. 8x12 Storage Barn. Extra 6" of Attic Insulation. Floored Attic Storage Area. Hdwd Flrs under Carpet!

5. 2012-04-25
   listed $116,500 492-char remark

   Show marketing remark (492 chars)

   REDUCED AGAIN! SELLER WANTS IT SOLD! GREAT VALUE IN BBURG! 3 Bdrm Limestone Ranch close to all Bburg schools! Well maintained home. Kitchen w/ Brkfst Bar, sep Oven & Counter Top Range- All appliances stay (including Washer/Dryer!) Updated Flrs, Bathrooms & new Roof! Family Rm w/ Brick Floor-to-Ceiling Gas Fireplace. Glass Enclosed Porch. Open Patio for Backyard entertaining. 8x12 Storage Barn. Extra 6" of Attic Insulation. Floored Attic Storage Area. Hdwd Flrs under Carpet!

6. 2001-06-14
   soldstatus $122,000 466-char remark

   Show marketing remark (466 chars)

   PRICE REDUCED!! SPACIOUS & BEAUTIFULLY MAINTAINED 3 BR IS NEAR PERFECT!!! UPDATED KITCHEN W/BREAKFAST BAR, SEPARATE OVEN & COUNTER TOP RANGE * ALL APPLIANCES INCLUDING WASHER & DRYER STAY * FAMILY ROOM (13' X 18') W/B RICK FLOOR-TO-CEILING FIREPLACE (GAS) * HARDWOOD FLOORS UNDER CARPET * GLASS ENCLOSED PORCH (9' X 12') * OPEN PATIO FOR BACKYARD ENTERTAINING * STORAGE BARN(8' X 12') * EXTRA 6" OF ATTIC INSULATION * FLOORED ATTIC STOR AGE AREA

7. 2001-03-12
   listed $124,500 466-char remark

   Show marketing remark (466 chars)

   PRICE REDUCED!! SPACIOUS & BEAUTIFULLY MAINTAINED 3 BR IS NEAR PERFECT!!! UPDATED KITCHEN W/BREAKFAST BAR, SEPARATE OVEN & COUNTER TOP RANGE * ALL APPLIANCES INCLUDING WASHER & DRYER STAY * FAMILY ROOM (13' X 18') W/B RICK FLOOR-TO-CEILING FIREPLACE (GAS) * HARDWOOD FLOORS UNDER CARPET * GLASS ENCLOSED PORCH (9' X 12') * OPEN PATIO FOR BACKYARD ENTERTAINING * STORAGE BARN(8' X 12') * EXTRA 6" OF ATTIC INSULATION * FLOORED ATTIC STOR AGE AREA

ⓘ 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: $2,222 · $185/mo
• Projected year-2 tax: $2,222 · $185/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 ≥101°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: $26,119
• − Mortgage interest: −$13,444
• − Property taxes: −$2,222
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,090
• − Management: −$2,090
• − Depreciation: −$6,982
• Taxable loss: −$1,908
• Est. tax savings @ 24.0%: +$458
• After-tax cash flow: $2,567/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

+92.8% since first listed

7 events — show timeline

• 2026-05-13 Pending — MIBOR as Distributed by MLS Grid
• 2026-05-08 Listed $240,000 MIBOR as Distributed by MLS Grid
• 2012-11-30 Listing Removed — MIBOR as Distributed by MLS Grid
• 2012-11-29 Sold (MLS) $112,500 MIBOR as Distributed by MLS Grid
• 2012-04-25 Listed $116,500 MIBOR as Distributed by MLS Grid
• 2001-06-14 Sold (MLS) $122,000 MIBOR as Distributed by MLS Grid
• 2001-03-12 Listed $124,500 MIBOR as Distributed by MLS Grid

Property tax history

+4.8%/yr

Latest (2025): $2,222 · +9.2% YoY. Source: county tax records.