10530 Lookout Ln · Brownsburg, IN 46234

$305,000

3 bd · 2.5 ba · 2,295 sqft · SingleFamily public records · 5 Days on market

Built 2004 5,227 sqft lot $133/sqft · at area comps Est $311k · at est. $48/mo HOA · 2% 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 +11.0/30.0
• ARV discount +8.4/15.0
• Schools +4.7/10.0
• Rent growth +4.4/5.0
• Livability +3.8/5.0
• DSCR +3.2/10.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious & Immaculate best describes this wonderful home. Wood burning fireplace flanked by enormous windows in the great room. Note the new lighting & fresh paint. Expansive kitchen includes huge walk-in pantry & newer appliances. Upstairs, a massive master suite boasts a whirlpool tub & separate shower. You will love the upstairs loft space which separates the additional bedrooms, all of which feature walk-in closets. This home is a must see, get in and make it yours. Welcome home.

Key facts

• 5,227 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Association fee includes entrance common, insurance, maintenance, nature area, park/playground, snow removal and tennis courts
• HOA & community: Homeowners association with annual fee; HOA provides community pool; Annual association fee

Exterior

• Parking: Attached garage; Two-car garage (approximately 441 sq ft)
• Security: Smoke detectors
• Utilities: Public water; Municipal sewer connected; Cable available
• Home design: Single-family residence; Two levels; Planned unit development with mandatory fees
• Construction: Vinyl with brick and brick exterior; Slab foundation
• Exterior features: Covered patio/porch; Sidewalks; Street lights; Small trees (under 20 ft)

Interior

• Kitchen: Dishwasher; Electric oven; Microwave (with hood); Refrigerator; Garbage disposal
• Bedrooms: Three upper-level bedrooms; Primary bedroom with walk-in closet
• Bathrooms: Two full bathrooms; One half bathroom; Primary bathroom with double sinks, full shower stall, suite layout and whirlpool tub
• Heating & cooling: Forced air heating (electric); Central air conditioning
• Interior features: Attic access; High vaulted ceilings; Painted woodwork; Kitchen island; Pantry; Living room (formal); Wood-burning fireplace in great room / living room
• Laundry & utility: Washer; Dryer; Main-level laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $305k.

Deal economics

• At list price, monthly cash flow is $-130 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $282k (7.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $243k (20.4% below list).
• Recommended offer: $243k (20.4% 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.
• Avon Community School Corporation (suburban): math 51% / reading 53% proficiency, ranked #32 of 301 in IN (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Zoned schools: River Birch Elementary School (math 64% / reading 48%, grade C+, #183 of 994 statewide, top 19%, 655 students, 39% FRL); Avon Middle School North (math 45% / reading 55%, grade C, #48 of 330 statewide, top 15%, 854 students, 42% FRL); Avon High School (math 44% / reading 76%, grade C+, #46 of 369 statewide, top 13%, 3,348 students, 38% FRL) — zoned schools average 40% FRL vs 20% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.6%/yr); 66 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,294 units permitted in Hendricks County in 2024 (18 in 5+ unit buildings).
• This rent runs 35% of the median local income ($83k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 14y 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.

Recommended offer $242,744 (20.4% 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: 0.80% ✗
• Cap rate: 5.78%
• Cash-on-cash: -1.82%
• DSCR: 0.92
• GRM: 10.5

CMA / ARV

• ARV (median comp): $311,433
• List price: $305,000
• Delta: -2.07%
• 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
10530 Lookout Ln	0.00mi	3/2.5	2,295 (0%)	0mo	$305,000	$133	100
10487 Secretariat Dr	0.09mi	3/2.5	2,254 (-2%)	8mo	$315,000	$140	86
10450 Wintergreen Way	0.13mi	3/2.5	2,254 (-2%)	7mo	$305,000	$135	85
2363 Tobello Blvd	0.18mi	3/2.5	2,137 (-7%)	3mo	$310,000	$145	78
10420 Day Star Dr	0.18mi	3/2.5	2,147 (-6%)	11mo	$280,000	$130	72
10432 Dark Star Dr	0.11mi	3/2.5	2,032 (-12%)	11mo	$300,000	$148	66
10452 Dark Star Dr	0.09mi	3/2.5	1,970 (-14%)	8mo	$285,000	$145	66
2350 Seattle Slew Dr	0.21mi	3/2.0	1,986 (-14%)	5mo	$305,000	$154	61
10780 Affirmed Dr	0.38mi	3/2.5	2,476 (+8%)	10mo	$319,900	$129	61
10419 Dark Star Dr	0.11mi	3/2.5	1,960 (-15%)	11mo	$280,000	$143	61
1905 Persimmon Grove Dr	0.52mi	3/3.0	2,214 (-4%)	9mo	$338,000	$153	60
10890 Poppy Hill Dr	0.58mi	4/3.5 (+1)	2,488 (+8%)	9mo	$370,000	$149	42

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 · 7.56% rent growth · sell at horizon

5-year hold

• IRR: -14.5%
• Equity multiple: 0.46×
• Total profit: $-46,037
• Equity at exit: $45,476

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $1,800
• Equity at exit: $26,371

Cash invested: $85,400 (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 46234

• Home prices YoY: -33.0%
• Rents YoY: 7.6%
• Active inventory: 66
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,427 high
• Mortgage (P&I): −$1,599
• Tax from tax record: −$273 /mo · $3,274/yr
• Insurance: −$127
• HOA: −$48
• Vacancy / Maint / Mgmt: −$510
• Net cashflow: $-130

Break-even live

Break-even rent $2,592

Max offer price $282,083

Occupancy floor —

Sensitivity live

Price	-10% $43	-5% $-43	+0% $-130	+5% $-216	+10% $-302
Rent	-10% $-321	-5% $-226	+0% $-130	+5% $-34	+10% $62
Rate	-1.0pp $24	-0.5pp $-52	base $-130	+0.5pp $-209	+1.0pp $-289

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10440 Wintergreen Way Indianapolis, IN	3.0	2.5	2416	$2,281	$0.94	45d	1	0.12mi
10483 Day Star Dr Indianapolis, IN	3.0	2.5	1840	$2,071	$1.13	45d	1	0.18mi
10363 Fairmont Ln Unit 1522300P Indianapolis, IN	3.0	2.0	2152	$3,695	$1.72	4d	1	1.07mi
1267 Constitution Dr Indianapolis, IN	4.0	2.5	2228	$2,455	$1.10	16d	1	1.19mi
10301 Kensington Way Indianapolis, IN	3.0	3.5	2636	$2,430	$0.92	6d	1	1.22mi

HOA detail

• Monthly dues: $48 · $576/yr
• Likely covers: pool

Listing history 5 events

1. 2026-05-03
   status Pending 770-char remark
2. 2026-04-28
   listed $305,000 Active 770-char remark
3. 2012-08-17
   historical 505-char remark

   Show marketing remark (505 chars)

   Spacious & Immaculate best describes this wonderful home. Wood burning fireplace flanked by enormous windows in the great room. Note the new lighting & fresh paint. Expansive kitchen includes huge walk-in pantry & newer appliances. Upstairs, a massive master suite boasts a whirlpool tub & separate shower. You will love the upstairs loft space which separates the additional bedrooms, all of which feature walk-in closets. This home is a must see, get in and make it yours. Welcome home.

4. 2012-08-16
   soldstatus $135,000 505-char remark

   Show marketing remark (505 chars)

   Spacious & Immaculate best describes this wonderful home. Wood burning fireplace flanked by enormous windows in the great room. Note the new lighting & fresh paint. Expansive kitchen includes huge walk-in pantry & newer appliances. Upstairs, a massive master suite boasts a whirlpool tub & separate shower. You will love the upstairs loft space which separates the additional bedrooms, all of which feature walk-in closets. This home is a must see, get in and make it yours. Welcome home.

5. 2012-07-05
   listed $137,900 505-char remark

   Show marketing remark (505 chars)

   Spacious & Immaculate best describes this wonderful home. Wood burning fireplace flanked by enormous windows in the great room. Note the new lighting & fresh paint. Expansive kitchen includes huge walk-in pantry & newer appliances. Upstairs, a massive master suite boasts a whirlpool tub & separate shower. You will love the upstairs loft space which separates the additional bedrooms, all of which feature walk-in closets. This home is a must see, get in and make it yours. Welcome home.

ⓘ 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: $3,274 · $273/mo
• Projected year-2 tax: $3,274 · $273/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 4/10 Moderate 7 d/yr ≥101°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,129
• − Mortgage interest: −$17,085
• − Property taxes: −$3,274
• − Insurance: −$1,525
• − Repairs & maintenance: −$2,330
• − Management: −$2,330
• − HOA: −$576
• − Depreciation: −$8,873
• Taxable loss: −$6,864
• Est. tax savings @ 24.0%: +$1,647
• After-tax cash flow: $91/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: Avon Community School Corporation
• NCES district ID: 1800270
• Math proficiency: 51% ▼ -8.00%
• Reading proficiency: 53% ▼ -8.00%
• Median HH income: $75,987
• Composite: 46.93/100
• National rank: #2362
• State rank: #32 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

• County: Marion County · 998,460 people
• City population: 44,220
• Metro: Indianapolis-Carmel-Anderson, IN
• Population (ZIP): 28,300
• Household income: $83,190
• Rent vs Own: 23.5% rent · 76.5% own
• Severe rent burden: 764.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 63% Black 19% Hispanic / Latino 10% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 2% Romanian 2% Iranian 2%
• Foreign-born: 11% · Canada, China, United Kingdom
• Languages at home: 82% English-only · Spanish 8% Other Indo-European 3% French/Haitian/Cajun 3%

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: ▼ -106.23%
• Current HPI: 215.5854
• Rent YoY: ▲ 7.56%
• 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

+121.2% since first listed

6 events — show timeline

• 2026-06-16 Sold (MLS) $305,000 MIBOR as Distributed by MLS Grid
• 2026-05-03 Pending — MIBOR as Distributed by MLS Grid
• 2026-04-28 Listed $305,000 MIBOR as Distributed by MLS Grid
• 2012-08-17 Listing Removed — MIBOR as Distributed by MLS Grid
• 2012-08-16 Sold (MLS) $135,000 MIBOR as Distributed by MLS Grid
• 2012-07-05 Listed $137,900 MIBOR as Distributed by MLS Grid

Property tax history

+7.4%/yr

Latest (2025): $3,274 · +7.3% YoY. Source: county tax records.