65 Lincoln Ave · Brownsburg, IN 46112

$210,000

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 33 Days on market

Built 1935 7,100 sqft lot $292/sqft · 8% above area Est $194k · 8% over ↓ 1% since listing

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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 +15.4/30.0
• Schools +6.3/10.0
• DSCR +4.7/10.0
• Rent growth +4.1/5.0
• ARV discount +3.8/15.0
• Livability +3.8/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Newly remodeled in 2020-2021 home in sought out Downtown Brownsburg! In walking distance of the Library & Schools, close to shopping, grocery stores, & restaurants. Move in ready, No Stairs, Handicap Accessible! Updates include: All new Wiring, 200amp panel, plugs, switches, light fixtures inside & out. New plumbing throughout. All new single hung vinyl windows. New Steel front door & storm door. New landscaping in the front. New waterproof vinyl wood plank flooring throughout. New Interior Doors, trim & paint. New insulation in Attic. New tankless water heater (gas) & water softener is owned. New drywall in the Kitchen & Bathroom. New Kitchen GE Appliances, Refrigerator, Dishwasher(2025), O/R Electric w/glass cooktop, over range Microwave, Garbage Disposal, faucets. New LG Front Full load Washer & Dryer. New Walk-In Shower, raised (taller) toilet, vanity, sink, cabinet & over the toilet cabinet, exhaust fan & faucet. HVAC Manufactured Date is Sept 2018, Install date in unknown by Seller. And even a New Mailbox! Utility average per month: Electric $85, Gas $54, W&S $60, Trash $20. Nice Covered front Porch & Fully fenced in backyard! Schedule your showing today before this one is gone!

Key facts

• 7,100 sq ft lot
• Built 1935
• Listed 33 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $79 ($947/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 $169k (19.4% below list).
• Recommended offer: $169k (19.4% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: 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; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 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 $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

• It's been on market 33 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $169,239 (19.4% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.81% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.61%
• DSCR: 1.07
• GRM: 10.3

CMA / ARV

• ARV (median comp): $193,920
• List price: $210,000
• Delta: 8.29%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
65 Lincoln Ave	0.00mi	2/1.0	720 (0%)	0mo	$201,500	$280	100
108 Lincoln Ave	0.05mi	2/1.0	784 (+9%)	10mo	$210,000	$268	74
437 Enderly Ave	0.64mi	2/1.0	768 (+7%)	18mo	$209,500	$273	44

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: -10.6%
• Equity multiple: 0.60×
• Total profit: $-23,272
• Equity at exit: $31,312

10-year hold

• IRR: 2.4%
• Equity multiple: 1.19×
• Total profit: $11,409
• Equity at exit: $18,157

Cash invested: $58,800 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,692 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$69 /mo · $832/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $79

Break-even live

Break-even rent $1,592

Max offer price $210,000

Occupancy floor 90%

Sensitivity live

Price	-10% $198	-5% $138	+0% $79	+5% $19	+10% $-40
Rent	-10% $-55	-5% $12	+0% $79	+5% $146	+10% $213
Rate	-1.0pp $185	-0.5pp $132	base $79	+0.5pp $25	+1.0pp $-31

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 N Grant St Brownsburg, IN	1.0	1.0	700	$1,595	$2.28	16d	1	0.47mi
122 W William Dr Brownsburg, IN	1.0	1.0	470	$938	$1.99	0d	2	0.51mi
5793 N Green St Brownsburg, IN	1.0–2.0	1.0–2.0	835	$1,678	$2.01	6d	7	0.68mi
5793 N Green St Brownsburg, IN	1.0–2.0	1.0–2.0	835	$1,678	$2.01	0d	7	0.68mi
7249 Arbuckle Cmns Brownsburg, IN	1.0–2.0	1.0–2.5	1548	$2,545	$1.64	0d	19	0.70mi
711 Green Ridge Pkwy Brownsburg, IN	1.0–2.0	1.0–2.0	857	$1,529	$1.78	3d	3	1.10mi

Listing history 3 events

1. 2026-05-11
   status Pending 1251-char remark

   Show marketing remark (1251 chars)

   Newly remodeled in 2020-2021 home in sought out Downtown Brownsburg! In walking distance of the Library & Schools, close to shopping, grocery stores, & restaurants. Move in ready, No Stairs, Handicap Accessible! Updates include: All new Wiring, 200amp panel, plugs, switches, light fixtures inside & out. New plumbing throughout. All new single hung vinyl windows. New Steel front door & storm door. New landscaping in the front. New waterproof vinyl wood plank flooring throughout. New Interior Doors, trim & paint. New insulation in Attic. New tankless water heater (gas) & water softener is owned. New drywall in the Kitchen & Bathroom. New Kitchen GE Appliances, Refrigerator, Dishwasher(2025), O/R Electric w/glass cooktop, over range Microwave, Garbage Disposal, faucets. New LG Front Full load Washer & Dryer. New Walk-In Shower, raised (taller) toilet, vanity, sink, cabinet & over the toilet cabinet, exhaust fan & faucet. HVAC Manufactured Date is Sept 2018, Install date in unknown by Seller. And even a New Mailbox! Utility average per month: Electric $85, Gas $54, W&S $60, Trash $20. Nice Covered front Porch & Fully fenced in backyard! Schedule your showing today before this one is gone!

2. 2026-05-08
   price $210,000 1251-char remark

   Show marketing remark (1251 chars)

   Newly remodeled in 2020-2021 home in sought out Downtown Brownsburg! In walking distance of the Library & Schools, close to shopping, grocery stores, & restaurants. Move in ready, No Stairs, Handicap Accessible! Updates include: All new Wiring, 200amp panel, plugs, switches, light fixtures inside & out. New plumbing throughout. All new single hung vinyl windows. New Steel front door & storm door. New landscaping in the front. New waterproof vinyl wood plank flooring throughout. New Interior Doors, trim & paint. New insulation in Attic. New tankless water heater (gas) & water softener is owned. New drywall in the Kitchen & Bathroom. New Kitchen GE Appliances, Refrigerator, Dishwasher(2025), O/R Electric w/glass cooktop, over range Microwave, Garbage Disposal, faucets. New LG Front Full load Washer & Dryer. New Walk-In Shower, raised (taller) toilet, vanity, sink, cabinet & over the toilet cabinet, exhaust fan & faucet. HVAC Manufactured Date is Sept 2018, Install date in unknown by Seller. And even a New Mailbox! Utility average per month: Electric $85, Gas $54, W&S $60, Trash $20. Nice Covered front Porch & Fully fenced in backyard! Schedule your showing today before this one is gone!

3. 2026-04-08
   listed $212,500 Active 1251-char remark

   Show marketing remark (1251 chars)

   Newly remodeled in 2020-2021 home in sought out Downtown Brownsburg! In walking distance of the Library & Schools, close to shopping, grocery stores, & restaurants. Move in ready, No Stairs, Handicap Accessible! Updates include: All new Wiring, 200amp panel, plugs, switches, light fixtures inside & out. New plumbing throughout. All new single hung vinyl windows. New Steel front door & storm door. New landscaping in the front. New waterproof vinyl wood plank flooring throughout. New Interior Doors, trim & paint. New insulation in Attic. New tankless water heater (gas) & water softener is owned. New drywall in the Kitchen & Bathroom. New Kitchen GE Appliances, Refrigerator, Dishwasher(2025), O/R Electric w/glass cooktop, over range Microwave, Garbage Disposal, faucets. New LG Front Full load Washer & Dryer. New Walk-In Shower, raised (taller) toilet, vanity, sink, cabinet & over the toilet cabinet, exhaust fan & faucet. HVAC Manufactured Date is Sept 2018, Install date in unknown by Seller. And even a New Mailbox! Utility average per month: Electric $85, Gas $54, W&S $60, Trash $20. Nice Covered front Porch & Fully fenced in backyard! Schedule your showing today before this one is gone!

ⓘ 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: $832 · $69/mo
• Projected year-2 tax: $1,308 · $109/mo
• Expected delta: +$477/yr (+$40/mo · 57.3%)

ⓘ 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: $20,309
• − Mortgage interest: −$11,763
• − Property taxes: −$832
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,625
• − Management: −$1,625
• − Depreciation: −$6,109
• Taxable loss: −$2,695
• Est. tax savings @ 24.0%: +$647
• After-tax cash flow: $1,594/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

-1.2% since first listed

3 events — show timeline

• 2026-05-11 Pending — MIBOR as Distributed by MLS Grid
• 2026-05-08 Price Changed $210,000 MIBOR as Distributed by MLS Grid
• 2026-04-08 Listed $212,500 MIBOR as Distributed by MLS Grid

Property tax history

-2.9%/yr

Latest (2025): $832 · +19.4% YoY. Source: county tax records.