671 Jackson St · Brownsburg, IN 46112

$299,900

3 bd · 2.0 ba · 1,611 sqft · SingleFamily public records · 5 Days on market

Built 1994 0.31 ac lot Est $290k · at est.

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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 +10.4/30.0
• Schools +6.3/10.0
• ARV discount +6.0/15.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A PERFECT "10".TRANSOMS ON GR DOOR AND WINDOW,CUSTOM BUILT BY HOLIDAY PARK HOMES - OVERSIZED GAR./UTILITY SINK - 10X12 MINI BARN WITH ELECTRIC POWER - RELAX WITH FAMILY & FRIENDS ON 22X16 WOOD DECK - OTHER AMENITIES INC LUDE GARDEN TUB, ANDERSEN WINDOWS, CUSTOM CABINETS & STAINED WOODWORK - YOUR BUYERS WILL LOVE THE QUALITY & METICULOUS CONDITION OF THIS BETTER THAN NEW ALL BRICK CUSTOM HOME - SHOW & SELL!!!!

Key facts

• Formal dining space
• All brick
• Newer carpet

Tags

• ALL BRICK
• NEAR BROWNSBURG SCHOOLS
• LARGE LIVING SPACES
• NEWER CARPET
• VINYL PLANK FLOORING
• FORMAL DINING SPACE

Property features AI

Exterior

• Parking: Attached 2-car garage (about 506 sq ft)
• Utilities: Public water; Municipal sewer connected; No solid waste service listed
• Home design: Single-family residence; One level
• Construction: Brick exterior; Crawl space foundation
• Exterior features: Mini barn; Approximately 0.31-acre lot (about 1/4–1/2 acre)

Interior

• Kitchen: Electric oven; Microwave; Dishwasher; Garbage disposal; Refrigerator; Breakfast bar; Pantry
• Bedrooms: 3 bedrooms (all on main level)
• Bathrooms: 2 full bathrooms; Primary bath with tub and shower
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Attic with pull-down stairs; Breakfast bar; Pantry; Stained woodwork; Smoke alarm
• Laundry & utility: Main-level laundry room; Washer; Dryer; Owned water softener

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-160 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $272k (9.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (27.4% below list).
• Recommended offer: $218k (27.4% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: 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 $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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 24y 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 $143k; list at $300k implies a 110% gain — meaningful room to come down on a strong offer.

Recommended offer $217,803 (27.4% 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. 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. 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?
5. 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.
6. 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.
7. 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: 0.73% ✗
• Cap rate: 5.65%
• Cash-on-cash: -2.28%
• DSCR: 0.90
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $289,980
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
212 Maplebrook Dr	0.26mi	3/2.0	1,582 (-2%)	1mo	$206,000	$130	84
601 S Jefferson St	0.27mi	3/1.5	1,560 (-3%)	4mo	$272,000	$174	76
2 Lacy Ct	0.34mi	3/2.0	1,700 (+6%)	4mo	$338,000	$199	72
1027 E Logan St	0.62mi	3/1.5	1,619 (+0%)	0mo	$245,000	$151	68
1105 S Odell St	0.39mi	3/2.0	1,812 (+12%)	0mo	$320,003	$177	61
222 Pamela Pkwy	0.42mi	3/1.5	1,441 (-11%)	0mo	$260,000	$180	60
1444 Sweet Gum Dr S	0.66mi	3/2.0	1,538 (-4%)	2mo	$326,000	$212	60
1020 S Green St	0.58mi	3/2.0	1,428 (-11%)	0mo	$285,000	$200	54
122 Prairie Pkwy	0.42mi	3/1.5	1,840 (+14%)	2mo	$255,000	$139	53
1319 Dogwood Ct	0.61mi	4/2.0 (+1)	1,710 (+6%)	6mo	$299,500	$175	52
20 Roselawn Ave	0.61mi	3/2.0	1,380 (-14%)	1mo	$316,000	$229	46
1042 E Logan St	0.70mi	3/1.5	1,381 (-14%)	1mo	$270,000	$196	41

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: -16.8%
• Equity multiple: 0.39×
• Total profit: $-51,348
• Equity at exit: $44,716

10-year hold

• IRR: -4.0%
• Equity multiple: 0.70×
• Total profit: $-25,223
• Equity at exit: $25,930

Cash invested: $83,972 (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: 11.5×

Monthly cashflow live

• Estimated rent: $2,178 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$182 /mo · $2,190/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $-160

Break-even live

Break-even rent $2,380

Max offer price $271,720

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: $74,975
• Closing costs: $8,997
• 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	17d	1	0.71mi
102 Murphy Ln Brownsburg, IN	3.0	1.5	1248	$1,775	$1.42	7d	1	0.93mi
275 Lazy Hollow Dr Brownsburg, IN	4.0	2.5	2190	$2,571	$1.17	43d	1	1.00mi
443 N Odell St Brownsburg, IN	4.0	2.5	1984	$2,391	$1.21	22d	1	1.04mi
457 Sable Chase Brownsburg, IN	3.0	2.0	1408	$2,185	$1.55	4d	1	1.09mi
5793 N Green St Brownsburg, IN	1.0–2.0	1.0–2.0	835	$1,678	$2.01	4d	7	1.18mi
7249 Arbuckle Cmns Brownsburg, IN	1.0–2.0	1.0–2.5	1548	$2,545	$1.64	1d	17	1.21mi
460 Brookview Dr Brownsburg, IN	4.0	2.5	2240	$2,600	$1.16	43d	1	1.34mi
7774 Bedford Ct Brownsburg, IN	2.0	1.5	1071	$1,865	$1.74	1d	4	1.43mi
640 N Grant St Brownsburg, IN	2.0	2.0	1116	$1,550	$1.39	14d	1	1.49mi

Listing history 3 events

1. 2026-06-08
   statusdays on market $299,900 Pending 5 DOM
2. 2026-06-07
   remarks 699-char remark
3. 2026-06-07
   listed $299,900 Active 4 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: $2,190 · $182/mo
• Projected year-2 tax: $2,370 · $197/mo
• Expected delta: +$180/yr (+$15/mo · 8.2%)

ⓘ 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: $26,136
• − Mortgage interest: −$16,799
• − Property taxes: −$2,190
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,091
• − Management: −$2,091
• − Depreciation: −$8,724
• Taxable loss: −$7,258
• Est. tax savings @ 24.0%: +$1,742
• After-tax cash flow: $-172/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

+100.1% since first listed

3 events — show timeline

• 2026-06-03 Listed $299,900 MIBOR as Distributed by MLS Grid
• 2002-11-08 Sold (MLS) $143,000 MIBOR as Distributed by MLS Grid
• 2002-08-31 Listed $149,900 MIBOR as Distributed by MLS Grid

Property tax history

+3.6%/yr

Latest (2025): $2,190 · +6.5% YoY. Source: county tax records.