661 Country Walk Dr · Brownsburg, IN 46112

$329,900

4 bd · 2.5 ba · 2,124 sqft · SingleFamily public records · 2 Days on market

Built 1995 8,400 sqft lot Est $355k · 7% under $24/mo HOA · 1% of rent

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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 +10.9/30.0
• ARV discount +10.6/15.0
• Schools +6.3/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• DSCR +3.2/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

WELL MAINTAINED 4 BR, 2.5 BA home right in the heart of Bburg close to schools & shopping. 2-STORY ENTRY leads to VAULTED LIVING RM and sep OFFICE (which can be used as a DR). Cozy FR w/ WOODBURNING FRPLC. Plenty of room to gather in the Eat-In Kitchen w/ Center Island w/ Brkfst Bar, Pantry and room for a large table. Newer counters & kit sink. Stylish inside & out w/ small backyard to maintain w/ DECK and MATURE TREES. Many UPDATES thru-out the home. Great Curb Appeal and Prof Landscaped.

Key facts

• New deck
• Fully fenced yard
• Center island

Tags

• PRIVATE BACKYARD OASIS
• NEW DECK
• FULLY FENCED YARD
• DEDICATED OFFICE SPACE
• STAINLESS STEEL APPLIANCES
• CENTER ISLAND

Property features AI

Finance

• Other: Property is on approximately 0.19 acre (<1/4 acre)
• HOA & community: Homeowner association with annual fee; Annual association fee applies and includes entrance/common maintenance and management; HOA provides maintenance and management; covenants and restrictions apply

Exterior

• Parking: Attached garage; Two garage spaces; Finished garage with garage door opener and keyless entry; Guest street parking; Concrete driveway
• Security: Smoke detectors; Smart lock(s)
• Utilities: Public water; Municipal sewer connected; Natural gas connected; Cable connected
• Home design: Single family residence; Two levels; Faces west
• Construction: Vinyl siding; Slab foundation
• Exterior features: Deck; Exterior lighting; Smart locks; Full yard fencing; Mature trees; Sidewalks; Storm sewer

Interior

• Kitchen: Dishwasher; Electric oven; Microwave with hood; Garbage disposal; Refrigerator; Kitchen island; Eat-in kitchen and breakfast bar; Pantry
• Bedrooms: Primary bedroom with walk-in closet; Four bedrooms on upper level
• Bathrooms: Two full bathrooms; One half bathroom; Primary bathroom with double sinks, suite layout, and tub/shower
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Attic access; Breakfast bar; Vaulted ceilings; Kitchen island; Eat-in kitchen; Pantry; Smart thermostat; Walk-in closet(s); Formal living room
• Laundry & utility: Washer; Dryer; Water softener (owned); Gas water heater; Laundry on main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $-143 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $305k (7.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (25.4% below list).
• Recommended offer: $246k (25.4% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: Brown Elementary School (math 79% / reading 72%, grade A, #15 of 994 statewide, top 2%, 765 students, 38% FRL); Brownsburg High School (math 61% / reading 83%, grade B+, #12 of 369 statewide, top 4%, 3,177 students, 33% FRL) — zoned schools average 35% FRL vs 17% district-wide (18 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 at typical pace (median 24d 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 $10k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 12y 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 $168k; list at $330k implies a 96% gain — meaningful room to come down on a strong offer.

Recommended offer $246,151 (25.4% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.75% ✗
• Cap rate: 5.77%
• Cash-on-cash: -1.85%
• DSCR: 0.92
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $354,708
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1045 Lakewood South Dr	0.39mi	4/3.0	2,212 (+4%)	3mo	$375,000	$170	70
321 S Odell St	0.35mi	3/1.5 (-1)	2,216 (+4%)	2mo	$250,000	$113	66
609 Maple Ln	0.25mi	3/2.0 (-1)	2,313 (+9%)	4mo	$250,000	$108	63
320 S Odell St	0.37mi	3/1.5 (-1)	2,080 (-2%)	9mo	$249,000	$120	62
1108 Redwood Dr	0.53mi	3/2.5 (-1)	1,982 (-7%)	3mo	$330,000	$166	57
27 Ashwood Cir	0.34mi	4/2.5	1,829 (-14%)	8mo	$310,000	$169	55
5 Roselawn Ave	0.61mi	3/2.0 (-1)	2,059 (-3%)	7mo	$350,000	$170	54
17 Roselawn Ave	0.50mi	4/3.0	2,369 (+12%)	3mo	$314,000	$133	53
11 Daniel Cir	0.71mi	4/2.5	1,920 (-10%)	1mo	$323,000	$168	50
35 Fairwood Dr	0.74mi	4/2.5	2,262 (+6%)	7mo	$377,000	$167	48
323 N Odell St	0.74mi	5/3.0 (+1)	2,253 (+6%)	4mo	$360,000	$160	45
1105 S Odell St	0.54mi	3/2.0 (-1)	1,812 (-15%)	0mo	$320,003	$177	43

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: -16.1%
• Equity multiple: 0.41×
• Total profit: $-54,160
• Equity at exit: $49,189

10-year hold

• IRR: -3.1%
• Equity multiple: 0.76×
• Total profit: $-21,993
• Equity at exit: $28,524

Cash invested: $92,372 (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: 11.2×

Monthly cashflow live

• Estimated rent: $2,462 high
• Mortgage (P&I): −$1,730
• Tax from tax record: −$196 /mo · $2,350/yr
• Insurance: −$137
• HOA: −$24
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $-143

Break-even live

Break-even rent $2,642

Max offer price $304,686

Occupancy floor —

Sensitivity live

Price	-10% $44	-5% $-49	+0% $-143	+5% $-236	+10% $-329
Rent	-10% $-337	-5% $-240	+0% $-143	+5% $-46	+10% $52
Rate	-1.0pp $23	-0.5pp $-59	base $-143	+0.5pp $-228	+1.0pp $-315

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: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
28 Parkwood Dr Brownsburg, IN	3.0	2.0	1422	$1,760	$1.24	19d	1	0.52mi
275 Lazy Hollow Dr Brownsburg, IN	4.0	2.5	2190	$2,571	$1.17	45d	1	0.71mi
288 N Odell St Brownsburg, IN	3.0	2.0	1408	$2,000	$1.42	0d	1	0.72mi
443 N Odell St Brownsburg, IN	4.0	2.5	1984	$2,391	$1.21	24d	1	0.82mi
457 Sable Chase Brownsburg, IN	3.0	2.0	1408	$2,185	$1.55	6d	1	0.83mi
460 Brookview Dr Brownsburg, IN	4.0	2.5	2240	$2,600	$1.16	45d	1	0.98mi

HOA detail

• Monthly dues: $24 · $288/yr

Listing history 2 events

1. 2026-06-13
   remarks 699-char remark
2. 2026-06-13
   listed $329,900 Pending 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: $2,350 · $196/mo
• Projected year-2 tax: $2,577 · $215/mo
• Expected delta: +$227/yr (+$19/mo · 9.7%)

ⓘ 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: $29,538
• − Mortgage interest: −$18,480
• − Property taxes: −$2,350
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,363
• − Management: −$2,363
• − HOA: −$288
• − Depreciation: −$9,597
• Taxable loss: −$7,552
• Est. tax savings @ 24.0%: +$1,813
• After-tax cash flow: $100/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

+96.5% since first listed

5 events — show timeline

• 2026-06-13 Pending — MIBOR as Distributed by MLS Grid
• 2026-06-10 Listed $329,900 MIBOR as Distributed by MLS Grid
• 2014-07-01 Listing Removed — MIBOR as Distributed by MLS Grid
• 2014-06-30 Sold (MLS) $167,900 MIBOR as Distributed by MLS Grid
• 2014-04-28 Listed $167,900 MIBOR as Distributed by MLS Grid

Property tax history

+4.9%/yr

Latest (2025): $2,350 · +7.5% YoY. Source: county tax records.