1782 Cold Spring Dr · Brownsburg, IN 46112

$270,000

3 bd · 2.0 ba · 1,498 sqft · SingleFamily public records · 6 Days on market

Built 2002 8,276 sqft lot Est $279k · at est. $30/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 +8.9/15.0
• Schools +6.3/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• DSCR +3.2/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in ready 3-bedroom, 2-bath home in Brownsburg Community Schools. Home was built with a 2 foot extension over the basic model size! Master Suite is separate from additional bedrooms for utmost privacy. Master bath with garden tub, double vanity, and separate shower. Large walk-in closet! Upgraded laminate in Great Room and Laundry. New HVAC/Heat Pump in 2017! Model extension created oversized, finished 2-car garage, great for storage! Vaulted ceiling in great room. Spacious entry welcomes guests! Large patio and wood deck perfect for outdoor entertaining. Privacy fence!

Key facts

• Double vanity
• Single-story living
• Split floorplan

Tags

• SINGLE-STORY LIVING
• MATCHING BLACK APPLIANCES
• SPLIT FLOORPLAN
• ENSUITE BATHROOM
• DOUBLE VANITY
• SOAKING TUB

Property features AI

Finance

• Other: Ownership interest: Mandatory fee
• HOA & community: Homeowners association with annual fee of $365

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Municipal sewer
• Home design: Single-family residence; One story
• Construction: Vinyl with brick exterior; Slab foundation
• Exterior features: Lot approximately 0.19 acres

Interior

• Kitchen: Electric oven; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Electric heating; Heat pump cooling
• Interior features: Vaulted ceilings; 6 total rooms
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-117 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (7.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (23.3% below list).
• Recommended offer: $207k (23.3% 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: 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; 2 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 $2k of loan paydown is wiped out by about $8k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 20y 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 $161k; list at $270k implies a 68% gain — meaningful room to come down on a strong offer.

Recommended offer $206,973 (23.3% 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: 0.77% ✗
• Cap rate: 5.77%
• Cash-on-cash: -1.85%
• DSCR: 0.92
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $278,628
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1721 Creekside Dr	0.17mi	3/2.0	1,402 (-6%)	1mo	$267,000	$190	80
1690 E Fork Dr	0.11mi	3/2.0	1,480 (-1%)	20mo	$259,000	$175	76
1701 Creekside Dr	0.18mi	3/2.0	1,474 (-2%)	17mo	$293,500	$199	75
270 Rapid Rill Ln	0.28mi	3/2.0	1,416 (-6%)	9mo	$235,999	$167	70
35 Robinwood Dr	0.71mi	3/2.0	1,516 (+1%)	4mo	$315,000	$208	62
253 Rapid Rill Ln	0.25mi	3/2.0	1,309 (-13%)	10mo	$231,000	$176	59
9405 E County Road 400 N	0.75mi	3/2.0	1,523 (+2%)	15mo	$266,444	$175	50
9159 E County Road 400 N	0.60mi	3/2.0	1,634 (+9%)	12mo	$369,900	$226	47
142 Bent Stream Ln	0.40mi	3/2.0	1,319 (-12%)	23mo	$245,000	$186	42
29 Robinwood Dr	0.72mi	3/2.0	1,706 (+14%)	6mo	$300,000	$176	38

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: -16.0%
• Equity multiple: 0.42×
• Total profit: $-44,094
• Equity at exit: $40,258

10-year hold

• IRR: -2.9%
• Equity multiple: 0.78×
• Total profit: $-16,832
• Equity at exit: $23,345

Cash invested: $75,600 (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: 10.9×

Monthly cashflow live

• Estimated rent: $2,070 medium
• Mortgage (P&I): −$1,416
• Tax from tax record: −$193 /mo · $2,319/yr
• Insurance: −$112
• HOA: −$30
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $-117

Break-even live

Break-even rent $2,217

Max offer price $249,407

Occupancy floor —

Sensitivity live

Price	-10% $36	-5% $-40	+0% $-117	+5% $-193	+10% $-269
Rent	-10% $-280	-5% $-198	+0% $-117	+5% $-35	+10% $47
Rate	-1.0pp $19	-0.5pp $-48	base $-117	+0.5pp $-187	+1.0pp $-258

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.81mi
10251-10705 US Highway 136 Indianapolis, IN	2.0	1.0–2.0	625	$1,350	$2.16	22d	1	1.09mi

HOA detail

• Monthly dues: $30 · $360/yr

Listing history 7 events

1. 2026-06-18
   status $270,000 Pending 6 DOM
2. 2026-06-18
   days on market $270,000 Active 6 DOM
3. 2026-06-17
   days on market $270,000 Active 5 DOM
4. 2026-06-16
   days on market $270,000 Active 4 DOM
5. 2026-06-15
   days on market $270,000 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $270,000 Active 1 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: $2,319 · $193/mo
• Projected year-2 tax: $2,319 · $193/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 ≥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: $24,837
• − Mortgage interest: −$15,124
• − Property taxes: −$2,319
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,987
• − Management: −$1,987
• − HOA: −$360
• − Depreciation: −$7,855
• Taxable loss: −$6,145
• Est. tax savings @ 24.0%: +$1,475
• After-tax cash flow: $76/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

+116.2% since first listed

9 events — show timeline

• 2026-06-12 Listed $270,000 MIBOR as Distributed by MLS Grid
• 2019-03-22 Sold (MLS) $161,000 MIBOR as Distributed by MLS Grid
• 2019-02-25 Pending — MIBOR as Distributed by MLS Grid
• 2019-02-25 Price Changed $161,000 MIBOR as Distributed by MLS Grid
• 2019-02-22 Listed $149,000 MIBOR as Distributed by MLS Grid
• 2013-04-19 Listing Removed — MIBOR as Distributed by MLS Grid
• 2013-03-06 Listed $124,900 MIBOR as Distributed by MLS Grid
• 2007-04-27 Sold (MLS) $122,000 MIBOR as Distributed by MLS Grid
• 2006-12-07 Listed $124,900 MIBOR as Distributed by MLS Grid

Property tax history

+5.6%/yr

Latest (2025): $2,319 · +15.6% YoY. Source: county tax records.