529 Maple Ln · Brownsburg, IN 46112

$259,989

3 bd · 1.0 ba · 1,192 sqft · SingleFamily public records · 122 Days on market

Built 1955 9,100 sqft lot $218/sqft · at area comps Est $248k · 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 +13.6/30.0
• Schools +6.3/10.0
• ARV discount +5.4/15.0
• DSCR +4.1/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This single family residence presents an inviting home, thoroughly prepared for its fortunate new occupants. The heart of this home, the kitchen, offers a delightful setting for culinary pursuits and casual gatherings, thoughtfully appointed with a practical kitchen bar and a versatile kitchen peninsula, all complemented by an attractive backsplash that adds a touch of elegance. The single full bathroom provides a tranquil space for rejuvenation, featuring a convenient walk-in shower designed for comfort and ease. Three well-proportioned bedrooms offer peaceful retreats for rest and personal endeavors, each providing a comfortable space within this charming residence. Beyond the interior, the property extends its appeal with a welcoming porch, perfect for enjoying quiet moments outdoors, while a dedicated laundry room ensures daily routines are handled with efficiency. The expansive 9100 square foot lot boasts a securely fenced backyard, providing a private outdoor sanctuary for leisure and enjoyment, further enhanced by a practical shed for storage and a delightful patio ideal for alfresco relaxation. This charming single family residence, meticulously maintained and thoughtfully designed, offers a serene and practical living experience.

Key facts

• Kitchen bar
• Practical shed
• Walk-in shower

Tags

• KITCHEN BAR
• KITCHEN PENINSULA
• WALK-IN SHOWER
• DEDICATED LAUNDRY ROOM
• FENCED BACKYARD
• PRACTICAL SHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $16 ($195/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 $204k (21.3% below list).
• Recommended offer: $204k (21.3% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 $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

• It's been on market 122 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y 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.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $204,492 (21.3% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.79% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.27%
• DSCR: 1.01
• GRM: 10.6

CMA / ARV

• ARV (median comp): $248,163
• List price: $259,989
• Delta: 4.77%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
409 S Grant St	0.15mi	3/2.0	1,226 (+3%)	7mo	$261,000	$213	78
652 E Tilden Dr	0.13mi	3/1.5	1,308 (+10%)	7mo	$260,000	$199	70
308 Maplebrook Dr	0.28mi	3/1.5	1,275 (+7%)	6mo	$234,000	$184	68
527 S Grant St	0.22mi	3/1.5	1,307 (+10%)	5mo	$256,000	$196	68
108 Prairie Pkwy	0.65mi	3/2.0	1,175 (-1%)	0mo	$252,000	$214	63
263 S Jefferson St	0.42mi	3/2.0	1,316 (+10%)	1mo	$250,000	$190	59
14 James Ct	0.74mi	3/1.0	1,232 (+3%)	3mo	$165,000	$134	58
1015 E Logan St	0.46mi	3/1.5	1,327 (+11%)	1mo	$225,000	$170	57
418 N Enderly Ave	0.63mi	3/1.5	1,152 (-3%)	8mo	$220,000	$191	57
506 S Green St	0.70mi	3/1.0	1,264 (+6%)	2mo	$245,000	$194	56
48 Picadilly Ct	0.66mi	3/1.5	1,274 (+7%)	4mo	$230,000	$181	52
117 Prairie Pkwy	0.64mi	2/2.0 (-1)	1,275 (+7%)	7mo	$265,000	$208	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: -12.7%
• Equity multiple: 0.53×
• Total profit: $-34,149
• Equity at exit: $38,765

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $2,136
• Equity at exit: $22,479

Cash invested: $72,797 (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: 10.6×

Monthly cashflow live

• Estimated rent: $2,045 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$128 /mo · $1,530/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $16

Break-even live

Break-even rent $2,024

Max offer price $259,989

Occupancy floor 94%

Sensitivity live

Price	-10% $163	-5% $90	+0% $16	+5% $-57	+10% $-131
Rent	-10% $-145	-5% $-65	+0% $16	+5% $97	+10% $178
Rate	-1.0pp $147	-0.5pp $82	base $16	+0.5pp $-51	+1.0pp $-120

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: $64,997
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 Murphy Ln Brownsburg, IN	3.0	1.5	1248	$1,775	$1.42	9d	1	0.52mi
457 Sable Chase Brownsburg, IN	3.0	2.0	1408	$2,185	$1.55	5d	1	0.63mi
28 Parkwood Dr Brownsburg, IN	3.0	2.0	1422	$1,760	$1.24	19d	1	0.82mi
5793 N Green St Brownsburg, IN	1.0–2.0	1.0–2.0	835	$1,678	$2.01	0d	7	0.86mi
5793 N Green St Brownsburg, IN	1.0–2.0	1.0–2.0	835	$1,678	$2.01	5d	7	0.86mi
7249 Arbuckle Cmns Brownsburg, IN	1.0–2.0	1.0–2.5	1548	$2,545	$1.64	0d	19	0.91mi
7774 Bedford Ct Brownsburg, IN	2.0	1.5	1071	$1,865	$1.74	0d	5	1.00mi
640 N Grant St Brownsburg, IN	2.0	2.0	1116	$1,550	$1.39	16d	1	1.08mi
711 Green Ridge Pkwy Brownsburg, IN	1.0–2.0	1.0–2.0	857	$1,529	$1.78	3d	3	1.12mi

Listing history 24 events

1. 2026-06-21
   days on market $259,989 Active 122 DOM
2. 2026-06-18
   days on market $259,989 Active 119 DOM
3. 2026-06-17
   days on market $259,989 Active 118 DOM
4. 2026-06-16
   days on market $259,989 Active 117 DOM
5. 2026-06-15
   days on market $259,989 Active 116 DOM
6. 2026-06-13
   days on market $259,989 Active 114 DOM
7. 2026-06-09
   days on market $259,989 Active 110 DOM
8. 2026-06-08
   days on market $259,989 Active 109 DOM
9. 2026-06-07
   days on market $259,989 Active 108 DOM
10. 2026-06-03
    days on market $259,989 Active 104 DOM
11. 2026-06-02
    pricedays on market $259,989 Active 103 DOM
12. 2026-06-01
    days on market $260,000 Active 102 DOM
13. 2026-05-31
    days on market $260,000 Active 101 DOM
14. 2026-02-19
    listed $260,000 Active 1259-char remark

    Show marketing remark (1259 chars)

    This single family residence presents an inviting home, thoroughly prepared for its fortunate new occupants. The heart of this home, the kitchen, offers a delightful setting for culinary pursuits and casual gatherings, thoughtfully appointed with a practical kitchen bar and a versatile kitchen peninsula, all complemented by an attractive backsplash that adds a touch of elegance. The single full bathroom provides a tranquil space for rejuvenation, featuring a convenient walk-in shower designed for comfort and ease. Three well-proportioned bedrooms offer peaceful retreats for rest and personal endeavors, each providing a comfortable space within this charming residence. Beyond the interior, the property extends its appeal with a welcoming porch, perfect for enjoying quiet moments outdoors, while a dedicated laundry room ensures daily routines are handled with efficiency. The expansive 9100 square foot lot boasts a securely fenced backyard, providing a private outdoor sanctuary for leisure and enjoyment, further enhanced by a practical shed for storage and a delightful patio ideal for alfresco relaxation. This charming single family residence, meticulously maintained and thoughtfully designed, offers a serene and practical living experience.

15. 2024-06-28
    soldstatus $236,000 Closed 445-char remark

    Show marketing remark (445 chars)

    Welcome to 529 Maple Lane in Brownsburg, Indiana! This move-in ready home boasts a brand new roof and attic system, ensuring peace of mind for years to come. The freshly painted interior exudes modern charm and comfort. Enjoy outdoor living with a spacious front deck and a cozy patio in the fenced-in backyard. Located near top-rated schools, this home is perfect for families. Don't miss the chance to make this beautifully updated home yours!

16. 2024-06-04
    status Pending 445-char remark

    Show marketing remark (445 chars)

    Welcome to 529 Maple Lane in Brownsburg, Indiana! This move-in ready home boasts a brand new roof and attic system, ensuring peace of mind for years to come. The freshly painted interior exudes modern charm and comfort. Enjoy outdoor living with a spacious front deck and a cozy patio in the fenced-in backyard. Located near top-rated schools, this home is perfect for families. Don't miss the chance to make this beautifully updated home yours!

17. 2024-05-30
    listed $249,000 Active 445-char remark

    Show marketing remark (445 chars)

    Welcome to 529 Maple Lane in Brownsburg, Indiana! This move-in ready home boasts a brand new roof and attic system, ensuring peace of mind for years to come. The freshly painted interior exudes modern charm and comfort. Enjoy outdoor living with a spacious front deck and a cozy patio in the fenced-in backyard. Located near top-rated schools, this home is perfect for families. Don't miss the chance to make this beautifully updated home yours!

18. 2012-01-11
    historical
19. 2012-01-06
    soldstatus $64,500
20. 2011-09-29
    listed $69,750
21. 2011-08-25
    historical
22. 2011-04-19
    historical
23. 2011-04-19
    listed $85,000
24. 2010-10-18
    listed $89,000

ⓘ 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: $1,530 · $128/mo
• Projected year-2 tax: $1,870 · $156/mo
• Expected delta: +$340/yr (+$28/mo · 22.2%)

ⓘ 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: $24,539
• − Mortgage interest: −$14,563
• − Property taxes: −$1,530
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,963
• − Management: −$1,963
• − Depreciation: −$7,563
• Taxable loss: −$4,344
• Est. tax savings @ 24.0%: +$1,043
• After-tax cash flow: $1,238/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

+192.1% since first listed

11 events — show timeline

• 2026-02-19 Listed $260,000 MIBOR as Distributed by MLS Grid
• 2024-06-28 Sold (MLS) $236,000 MIBOR as Distributed by MLS Grid
• 2024-06-04 Pending — MIBOR as Distributed by MLS Grid
• 2024-05-30 Listed $249,000 MIBOR as Distributed by MLS Grid
• 2012-01-11 Listing Removed — MIBOR as Distributed by MLS Grid
• 2012-01-06 Sold (MLS) $64,500 MIBOR as Distributed by MLS Grid
• 2011-09-29 Listed $69,750 MIBOR as Distributed by MLS Grid
• 2011-08-25 Listing Removed — MIBOR as Distributed by MLS Grid
• 2011-04-19 Listing Removed — MIBOR as Distributed by MLS Grid
• 2011-04-19 Listed $85,000 MIBOR as Distributed by MLS Grid
• 2010-10-18 Listed $89,000 MIBOR as Distributed by MLS Grid

Property tax history

+2.6%/yr

Latest (2025): $1,530 · +8.3% YoY. Source: county tax records.