1030 Woodridge #52 · Brownsburg, IN 46112

$284,500

2 bd · 2.0 ba · 1,538 sqft · Condo · 223 Days on market

Built 1998 $185/sqft · 16% below area Est $340k · 16% under $218/mo HOA · 11% of rent ↓ 4% since listing

---

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 +14.8/15.0
• Schools +6.3/10.0
• Cash flow +5.5/30.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

There are so many wonderful features in this Holiday Pines home! A concrete walk and driveway leads you to this all-brick, low-maintenance home, featuring Andersen wood windows. Inside, you'll find a parquet entry, and a 29' x 13' living & dining area that gives you flexibility to customize to your wants and needs. The kitchen includes an eat-in area, and is flanked by the large living & dining room area, as well as a 14' x 12' family room. The family room features built-ins and a bay window with a pond view. The primary bedroom includes a walk-in bath and shower and ample closet space. Overall, the amount of closet space and storage in this home is unexpectedly large, as evidenced by the walk-in closet in the second bedroom and a huge hall closet. The 12' x 14' four-season room has storm windows and a lovely view of the canal. Adjacent to the four-season room is a concrete patio which provides room for entertaining and relaxation. The kitchen features a gas range and custom oak cabinets. The laundry room and half-bath are conveniently located off of the family room and kitchen. This home has an energy-efficient gas water heater, furnace (2013), and heater (2022). Excellent location - close to shopping, schools, and the library. This home is considered a free-standing condominium of 1,515 square feet with a 469 square foot garage. HOA includes lawn service and sidewalk snow removal.

Key facts

• Eat-in area
• Parquet entry
• Family room

Tags

• ANDERSEN WOOD WINDOWS
• PARQUET ENTRY
• EAT-IN AREA
• FAMILY ROOM
• BUILT-INS
• BAY WINDOW

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $284k.

Deal economics

• At list price, monthly cash flow is $-612 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $196k (31.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (30.0% below list).
• Recommended offer: $196k (31.1% below list) — sets the bar for cash-flow.

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: Brownsburg High School (math 61% / reading 83%, grade B+, #12 of 369 statewide, top 4%, 3,177 students, 33% FRL) — zoned schools average 33% FRL vs 17% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.3%/yr); 340 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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

• It's been on market 223 days — a 12% lower offer ($250k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $195,992 (31.1% 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 223 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.70% ✗
• Cap rate: 3.71%
• Cash-on-cash: -9.21%
• DSCR: 0.59
• GRM: 11.9

CMA / ARV

• ARV (median comp): $339,563
• List price: $284,500
• Delta: -16.22%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.31% rent growth · sell at horizon

5-year hold

• IRR: -28.5%
• Equity multiple: 0.02×
• Total profit: $-78,045
• Equity at exit: $42,420

10-year hold

• IRR: -17.3%
• Equity multiple: -0.10×
• Total profit: $-87,373
• Equity at exit: $24,598

Cash invested: $79,660 (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: 11.9×

Monthly cashflow live

• Estimated rent: $1,990 medium
• Mortgage (P&I): −$1,492
• Tax est. 1.5%: −$356 /mo · $4,268/yr
• Insurance: −$119
• HOA: −$218
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $-612

Break-even live

Break-even rent $2,765

Max offer price $195,992

Occupancy floor —

Sensitivity live

Price	-10% $-415	-5% $-513	+0% $-612	+5% $-710	+10% $-808
Rent	-10% $-769	-5% $-690	+0% $-612	+5% $-533	+10% $-454
Rate	-1.0pp $-468	-0.5pp $-539	base $-612	+0.5pp $-685	+1.0pp $-760

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: $71,125
• Closing costs: $8,535
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8267 Templederry Dr Brownsburg, IN	3.0	2.0	1804	$2,145	$1.19	45d	1	0.75mi
28 Parkwood Dr Brownsburg, IN	3.0	2.0	1422	$1,760	$1.24	19d	1	0.75mi
2860 Hayward Ave Brownsburg, IN	2.0	2.0	1457	$2,212	$1.52	0d	7	1.18mi

HOA detail condo

• Monthly dues: $218 · $2,616/yr
• Likely covers: watergassnow removal
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-01-03
   status Active 1414-char remark

   Show marketing remark (1414 chars)

   There are so many wonderful features in this Holiday Pines home! A concrete walk and driveway leads you to this all-brick, low-maintenance home, featuring Andersen wood windows. Inside, you'll find a parquet entry, and a 29' x 13' living & dining area that gives you flexibility to customize to your wants and needs. The kitchen includes an eat-in area, and is flanked by the large living & dining room area, as well as a 14' x 12' family room. The family room features built-ins and a bay window with a pond view. The primary bedroom includes a walk-in bath and shower and ample closet space. Overall, the amount of closet space and storage in this home is unexpectedly large, as evidenced by the walk-in closet in the second bedroom and a huge hall closet. The 12' x 14' four-season room has storm windows and a lovely view of the canal. Adjacent to the four-season room is a concrete patio which provides room for entertaining and relaxation. The kitchen features a gas range and custom oak cabinets. The laundry room and half-bath are conveniently located off of the family room and kitchen. This home has an energy-efficient gas water heater, furnace (2013), and heater (2022). Excellent location - close to shopping, schools, and the library. This home is considered a free-standing condominium of 1,515 square feet with a 469 square foot garage. HOA includes lawn service and sidewalk snow removal.

2. 2026-01-01
   historical 1414-char remark

   Show marketing remark (1414 chars)

   There are so many wonderful features in this Holiday Pines home! A concrete walk and driveway leads you to this all-brick, low-maintenance home, featuring Andersen wood windows. Inside, you'll find a parquet entry, and a 29' x 13' living & dining area that gives you flexibility to customize to your wants and needs. The kitchen includes an eat-in area, and is flanked by the large living & dining room area, as well as a 14' x 12' family room. The family room features built-ins and a bay window with a pond view. The primary bedroom includes a walk-in bath and shower and ample closet space. Overall, the amount of closet space and storage in this home is unexpectedly large, as evidenced by the walk-in closet in the second bedroom and a huge hall closet. The 12' x 14' four-season room has storm windows and a lovely view of the canal. Adjacent to the four-season room is a concrete patio which provides room for entertaining and relaxation. The kitchen features a gas range and custom oak cabinets. The laundry room and half-bath are conveniently located off of the family room and kitchen. This home has an energy-efficient gas water heater, furnace (2013), and heater (2022). Excellent location - close to shopping, schools, and the library. This home is considered a free-standing condominium of 1,515 square feet with a 469 square foot garage. HOA includes lawn service and sidewalk snow removal.

3. 2025-11-02
   price $284,500 1414-char remark

   Show marketing remark (1414 chars)

   There are so many wonderful features in this Holiday Pines home! A concrete walk and driveway leads you to this all-brick, low-maintenance home, featuring Andersen wood windows. Inside, you'll find a parquet entry, and a 29' x 13' living & dining area that gives you flexibility to customize to your wants and needs. The kitchen includes an eat-in area, and is flanked by the large living & dining room area, as well as a 14' x 12' family room. The family room features built-ins and a bay window with a pond view. The primary bedroom includes a walk-in bath and shower and ample closet space. Overall, the amount of closet space and storage in this home is unexpectedly large, as evidenced by the walk-in closet in the second bedroom and a huge hall closet. The 12' x 14' four-season room has storm windows and a lovely view of the canal. Adjacent to the four-season room is a concrete patio which provides room for entertaining and relaxation. The kitchen features a gas range and custom oak cabinets. The laundry room and half-bath are conveniently located off of the family room and kitchen. This home has an energy-efficient gas water heater, furnace (2013), and heater (2022). Excellent location - close to shopping, schools, and the library. This home is considered a free-standing condominium of 1,515 square feet with a 469 square foot garage. HOA includes lawn service and sidewalk snow removal.

4. 2025-10-08
   listed $294,900 Active 1414-char remark

   Show marketing remark (1414 chars)

   There are so many wonderful features in this Holiday Pines home! A concrete walk and driveway leads you to this all-brick, low-maintenance home, featuring Andersen wood windows. Inside, you'll find a parquet entry, and a 29' x 13' living & dining area that gives you flexibility to customize to your wants and needs. The kitchen includes an eat-in area, and is flanked by the large living & dining room area, as well as a 14' x 12' family room. The family room features built-ins and a bay window with a pond view. The primary bedroom includes a walk-in bath and shower and ample closet space. Overall, the amount of closet space and storage in this home is unexpectedly large, as evidenced by the walk-in closet in the second bedroom and a huge hall closet. The 12' x 14' four-season room has storm windows and a lovely view of the canal. Adjacent to the four-season room is a concrete patio which provides room for entertaining and relaxation. The kitchen features a gas range and custom oak cabinets. The laundry room and half-bath are conveniently located off of the family room and kitchen. This home has an energy-efficient gas water heater, furnace (2013), and heater (2022). Excellent location - close to shopping, schools, and the library. This home is considered a free-standing condominium of 1,515 square feet with a 469 square foot garage. HOA includes lawn service and sidewalk snow removal.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 100% 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: $23,885
• − Mortgage interest: −$15,936
• − Property taxes: −$4,268
• − Insurance: −$1,422
• − Repairs & maintenance: −$1,911
• − Management: −$1,911
• − HOA: −$2,616
• − Depreciation: −$8,276
• Taxable loss: −$12,455
• Est. tax savings @ 24.0%: +$2,989
• After-tax cash flow: $-4,351/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

-3.5% since first listed

4 events — show timeline

• 2026-01-03 Relisted — MIBOR as Distributed by MLS Grid
• 2026-01-01 Listing Removed — MIBOR as Distributed by MLS Grid
• 2025-11-02 Price Changed $284,500 MIBOR as Distributed by MLS Grid
• 2025-10-08 Listed $294,900 MIBOR as Distributed by MLS Grid