2 W Tilden Dr · Brownsburg, IN 46112

$217,000

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 13 Days on market

Built 1952 0.31 ac lot Est $202k · 7% over

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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 +4.2/15.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• 1% rule +3.3/10.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming home located on the south side of Brownsburg and within walking distance to the schools and parks. Home offers two bedrooms, 1 bath, living room and laundry room. The kitchen cabinets were recently refinished and the bathroom was updated in 2023. The home features original hardwood floors in the living room and bedrooms. The laundry is located in the 10x20 breezeway between the house and garage. .. the 200 square feet is not part of the noted home square footage. This area would also make for a great home office or gym. Outside enjoy the large corner lot featuring mature trees, open porch area and large utility shed. Possession at closing. .. see today!!

Key facts

• Laundry in breezeway
• 0.31 acre lot
• Garage

Tags

• SOUTH SIDE OF BROWNSBURG
• ORIGINAL HARDWOOD FLOORS
• LAUNDRY IN BREEZEWAY

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Municipal sewer connected; Natural gas connected; Cable available
• Home design: Single-family residence; One story; Faces southeast
• Construction: Aluminum siding; Block foundation
• Exterior features: Patio; Sidewalks; Mature trees; Approximately 0.31-acre lot

Interior

• Kitchen: Dishwasher; Microwave; Gas oven; Range hood; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Painted woodwork; Water softener (owned)
• Laundry & utility: Main level laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $217k.

Deal economics

• At list price, monthly cash flow is $-115 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $197k (9.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (16.8% below list).
• Recommended offer: $181k (16.8% 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; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 $7k 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 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $180,626 (16.8% 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. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.83% ✗
• Cap rate: 5.66%
• Cash-on-cash: -2.28%
• DSCR: 0.90
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $201,984
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
65 Lincoln Ave	0.32mi	2/1.0	720 (-6%)	0mo	$201,500	$280	74
108 Lincoln Ave	0.37mi	2/1.0	784 (+2%)	10mo	$210,000	$268	71
330 S Green St	0.11mi	2/1.0	840 (+9%)	10mo	$145,000	$173	70
414 S Green St	0.02mi	3/1.0 (+1)	840 (+9%)	11mo	$160,000	$190	69
126 Greenacre Dr	0.47mi	2/2.0	875 (+14%)	5mo	$230,500	$263	46
518 E College Ave	0.72mi	3/2.0 (+1)	864 (+12%)	12mo	$225,000	$260	26

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: -16.3%
• Equity multiple: 0.40×
• Total profit: $-36,237
• Equity at exit: $32,355

10-year hold

• IRR: -2.9%
• Equity multiple: 0.78×
• Total profit: $-13,491
• Equity at exit: $18,762

Cash invested: $60,760 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,806 high
• Mortgage (P&I): −$1,138
• Tax from tax record: −$314 /mo · $3,766/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $-115

Break-even live

Break-even rent $1,952

Max offer price $196,636

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: $54,250
• Closing costs: $6,510
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 N Grant St Brownsburg, IN	1.0	1.0	700	$1,595	$2.28	14d	1	0.76mi
7249 Arbuckle Cmns Brownsburg, IN	1.0–2.0	1.0–2.5	1548	$2,545	$1.64	1d	17	0.88mi
5793 N Green St Brownsburg, IN	1.0–2.0	1.0–2.0	835	$1,678	$2.01	3d	7	0.88mi
640 N Grant St Brownsburg, IN	2.0	2.0	1116	$1,550	$1.39	14d	1	1.29mi
7774 Bedford Ct Brownsburg, IN	2.0	1.5	1071	$1,865	$1.74	1d	4	1.32mi
711 Green Ridge Pkwy Brownsburg, IN	1.0–2.0	1.0–2.0	857	$1,529	$1.78	1d	3	1.35mi

Listing history 10 events

1. 2026-06-18
   days on market $217,000 Active 13 DOM
2. 2026-06-17
   days on market $217,000 Active 12 DOM
3. 2026-06-16
   days on market $217,000 Active 11 DOM
4. 2026-06-15
   days on market $217,000 Active 10 DOM
5. 2026-06-13
   remarks 671-char remark
6. 2026-06-13
   days on market $217,000 Active 8 DOM
7. 2026-06-09
   days on market $217,000 Active 4 DOM
8. 2026-06-08
   days on market $217,000 Active 3 DOM
9. 2026-06-07
   remarks 385-char remark
10. 2026-06-07
    listed $217,000 Active 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: $3,766 · $314/mo
• Projected year-2 tax: $3,766 · $314/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 ≥100°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: $21,675
• − Mortgage interest: −$12,155
• − Property taxes: −$3,766
• − Insurance: −$1,085
• − Repairs & maintenance: −$1,734
• − Management: −$1,734
• − Depreciation: −$6,313
• Taxable loss: −$5,112
• Est. tax savings @ 24.0%: +$1,227
• After-tax cash flow: $-156/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

1 event — show timeline

• 2026-06-05 Listed $217,000 MIBOR as Distributed by MLS Grid

Property tax history

+7.0%/yr

Latest (2025): $3,766 · +9.3% YoY. Source: county tax records.