4365 Windsor Rd · Brownsburg, IN 46112

$199,500

3 bd · 2.0 ba · 1,152 sqft · SingleFamily public records · 3 Days on market

Built 1968 0.34 ac lot Est $222k · 10% 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 +17.1/30.0
• ARV discount +12.1/15.0
• Schools +6.3/10.0
• DSCR +5.3/10.0
• 1% rule +4.6/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

A charming custom home, desirable neighborhood, mature trees, Brownsburg schools! All brick home with amazing opportunity to buy- home is move in ready with great original features + opportunity to put in your own personal cosmetic touches and priced accordingly to do so! Upon entry, original hardwoods through main living space & bedrms, built in shelving, natural light throughout! Kitchen has original character but potential for modern touch if buyer chooses. From kitchen, access to oversized garage with space to park + room for storage or a workshop. Expansive, private setting backyard with private back patio! Primary bedroom + full en suite and 2 additional bedrooms, good closet sp

Key facts

• Original hardwoods
• Built in shelving
• Custom home

Tags

• CUSTOM HOME
• ORIGINAL HARDWOODS
• BUILT IN SHELVING
• NATURAL LIGHT
• OVERSIZED GARAGE
• PRIVATE SETTING BACKYARD

Property features AI

Finance

• Other: Approximately 0.34-acre lot (about 1/4–1/2 acre)

Exterior

• Parking: Attached garage with garage door opener (1-car); Asphalt driveway
• Utilities: Public water; Municipal sewer connected; Electricity connected; Cable available
• Home design: Single-family residence; One-level (single story)
• Construction: Brick and wood siding exterior; Crawl space foundation
• Exterior features: Patio; Mature trees and small trees; Street lights

Interior

• Kitchen: Dishwasher; Disposal; Electric oven; Refrigerator; Breakfast room adjacent to kitchen
• Bedrooms: 3 bedrooms on the main level
• Flooring: Hardwood floors
• Bathrooms: 2 full bathrooms; Primary bathroom with full tub
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Attic access; Breakfast bar; Built-in features; Hardwood floors; Smoke alarm

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $140 ($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 $191k (4.5% below list).
• Recommended offer: $191k (4.5% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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; 1 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $6k 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.

Recommended offer $190,543 (4.5% below list)

Questions for the listing agent

1. Built in 1968 — 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: 0.96% ✗
• Cap rate: 7.13%
• Cash-on-cash: 3.00%
• DSCR: 1.13
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $222,336
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4471 Stuart Dr	0.16mi	3/1.0	1,092 (-5%)	4mo	$223,000	$204	76
4358 Windsor Rd	0.04mi	3/1.5	1,131 (-2%)	22mo	$227,000	$201	75
4419 Charles Dr	0.54mi	3/1.0	1,152 (0%)	1mo	$185,000	$161	70
10685 E County Road 450 N	0.14mi	3/1.5	1,184 (+3%)	22mo	$175,000	$148	69
4232 Clifford Rd	0.14mi	3/2.0	1,296 (+12%)	5mo	$200,000	$154	69
4430 Chatham Dr	0.07mi	3/2.5	1,316 (+14%)	7mo	$275,000	$209	65
4325 Aspen Dr	0.29mi	3/2.0	1,298 (+13%)	5mo	$257,500	$198	61
4125 Outer Bank Rd	0.25mi	3/2.0	1,218 (+6%)	23mo	$235,000	$193	59
4315 Raintree Rd	0.21mi	3/2.0	1,270 (+10%)	17mo	$250,000	$197	59
4333 N County Road 1000 E	0.60mi	3/1.0	1,086 (-6%)	5mo	$195,000	$180	54
4389 Allen Dr	0.47mi	4/1.0 (+1)	1,308 (+14%)	6mo	$164,000	$125	41
4357 N County Road 1000 E	0.60mi	3/1.0	1,292 (+12%)	20mo	$179,900	$139	31

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: $-16,847
• Equity at exit: $29,746

10-year hold

• IRR: 5.4%
• Equity multiple: 1.46×
• Total profit: $25,678
• 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 46112

• Rents YoY: 6.3%
• Active inventory: 328
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,905 medium
• Mortgage (P&I): −$1,046
• Tax from tax record: −$236 /mo · $2,834/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $140

Break-even live

Break-even rent $1,728

Max offer price $199,500

Occupancy floor 88%

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: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10251-10705 US Highway 136 Indianapolis, IN	2.0	1.0–2.0	625	$1,350	$2.16	20d	1	0.59mi

Listing history 3 events

1. 2026-06-02
   status $199,500 Pending 3 DOM
2. 2026-06-01
   days on market $199,500 Active 3 DOM
3. 2026-05-31
   days on market $199,500 Active 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: $2,834 · $236/mo
• Projected year-2 tax: $2,834 · $236/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 100% 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: $22,865
• − Mortgage interest: −$11,175
• − Property taxes: −$2,834
• − Insurance: −$998
• − Repairs & maintenance: −$1,829
• − Management: −$1,829
• − Depreciation: −$5,804
• Taxable loss: −$1,604
• Est. tax savings @ 24.0%: +$385
• After-tax cash flow: $2,062/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: 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

1 event — show timeline

• 2026-05-29 Listed $199,500 MIBOR as Distributed by MLS Grid

Property tax history

+2.7%/yr

Latest (2025): $2,834 · +0.0% YoY. Source: county tax records.