8095 Brookville Way · Avon, IN 46123

$422,000

4 bd · 2.5 ba · 3,208 sqft · SingleFamily public records · 74 Days on market

Built 2019 0.31 ac lot $132/sqft · 12% below area Est $476k · 11% under $54/mo HOA · 2% of rent

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Why this score? — see what drove the F 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).

• ARV discount +12.6/15.0
• Cash flow +6.0/30.0
• Schools +4.7/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +1.0/10.0
• DSCR +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Explore what awaits at 8095 Brookville Way. This home features a fireplace, all stainless steel appliances, kitchen island, accent backsplash in kitchen, walk in closet in primary bedroom, double sinks in primary bathroom, separate tub and shower in primary bathroom, covered patio, fenced in backyard, fresh interior paint, partial flooring replacement, and a patio in the back yard. This property is a perfect blend of style and comfort, ready for you to it home... Included 100-Day Home Warranty with buyer activation

Key facts

• 0.31 acre lot
• 2 garage spots
• Built 2019

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $422k.

Deal economics

• At list price, monthly cash flow is $-798 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $281k (33.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $254k (39.9% below list).
• Recommended offer: $254k (39.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#75 in IN, #4,686 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute 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.
• Market conditions: Rents rising (+3.0%/yr); 382 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); solid renter incomes; 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 $3k of loan paydown is wiped out by about $13k 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 74 days — a 6% lower offer ($397k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 $253,540 (39.9% 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. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 40% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.60% ✗
• Cap rate: 4.02%
• Cash-on-cash: -8.11%
• DSCR: 0.64
• GRM: 13.9

CMA / ARV

• ARV (median comp): $476,429
• List price: $422,000
• Delta: -11.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2353 Woodcreek Crossing Blvd	0.32mi	4/3.5	3,455 (+8%)	11mo	$525,000	$152	59
8519 Frosty Rose Dr	0.46mi	4/2.5	2,927 (-9%)	9mo	$325,000	$111	56
8545 Talisker Dr	0.52mi	4/2.5	2,780 (-13%)	0mo	$395,000	$142	54
7631 Dunleer Dr	0.54mi	5/3.5 (+1)	3,308 (+3%)	10mo	$437,500	$132	53
7654 Innismore Dr	0.49mi	4/2.5	2,853 (-11%)	8mo	$384,000	$135	52
7616 Dunleer Dr	0.57mi	5/2.5 (+1)	3,460 (+8%)	6mo	$487,000	$141	51
1773 Winchester Blvd	0.67mi	5/2.5 (+1)	3,308 (+3%)	10mo	$400,000	$121	50
2904 Arklow Way	0.53mi	4/2.5	2,732 (-15%)	2mo	$386,500	$141	49
8732 Wicklow Way	0.43mi	3/2.0 (-1)	2,809 (-12%)	10mo	$390,000	$139	44
7849 E County Road 200 N	0.47mi	3/1.5 (-1)	2,784 (-13%)	6mo	$295,000	$106	42
7747 E County Rd N	0.54mi	3/3.0 (-1)	2,745 (-14%)	10mo	$410,000	$149	35
3090 N County Road 800 Rd E	0.73mi	5/2.0 (+1)	2,823 (-12%)	11mo	$316,000	$112	30

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 · 2.98% rent growth · sell at horizon

5-year hold

• IRR: -30.6%
• Equity multiple: -0.01×
• Total profit: $-119,311
• Equity at exit: $62,922

10-year hold

• IRR: -33.1%
• Equity multiple: -0.44×
• Total profit: $-169,707
• Equity at exit: $36,487

Cash invested: $118,160 (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 46123

• Home prices YoY: -21.3%
• Rents YoY: 3.0%
• Active inventory: 382
• Price-to-rent: 13.9×

Monthly cashflow live

• Estimated rent: $2,535 high
• Mortgage (P&I): −$2,213
• Tax from tax record: −$358 /mo · $4,301/yr
• Insurance: −$176
• HOA: −$54
• Vacancy / Maint / Mgmt: −$532
• Net cashflow: $-798

Break-even live

Break-even rent $3,546

Max offer price $280,972

Occupancy floor —

Sensitivity live

Price	-10% $-559	-5% $-679	+0% $-798	+5% $-918	+10% $-1,037
Rent	-10% $-999	-5% $-898	+0% $-798	+5% $-698	+10% $-598
Rate	-1.0pp $-586	-0.5pp $-691	base $-798	+0.5pp $-908	+1.0pp $-1,019

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: $105,500
• Closing costs: $12,660
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
673 Hanover Rd Brownsburg, IN	4.0	2.5	2444	$2,300	$0.94	25d	1	0.84mi
8802 Benjamin Ln Avon, IN	4.0	3.0	2229	$2,395	$1.07	0d	1	0.85mi
8802 Benjamin Ln Avon, IN	4.0	3.0	2229	$2,395	$1.07	4d	1	0.85mi
1455 Bearsden Dr Avon, IN	4.0	2.5	2188	$2,399	$1.10	4d	1	1.01mi
1455 Bearsden Dr Avon, IN	4.0	2.5	3088	$2,399	$0.78	0d	1	1.01mi
3245 Emmaline Dr Brownsburg, IN	5.0	3.5	3100	$2,800	$0.90	45d	1	1.13mi

HOA detail

• Monthly dues: $54 · $648/yr

Listing history 19 events

1. 2026-06-21
   days on market $422,000 Active 74 DOM
2. 2026-06-18
   days on market $422,000 Active 71 DOM
3. 2026-06-17
   days on market $422,000 Active 70 DOM
4. 2026-06-16
   days on market $422,000 Active 69 DOM
5. 2026-06-15
   days on market $422,000 Active 68 DOM
6. 2026-06-13
   days on market $422,000 Active 66 DOM
7. 2026-06-13
   days on market $422,000 Active 65 DOM
8. 2026-06-09
   days on market $422,000 Active 62 DOM
9. 2026-06-08
   days on market $422,000 Active 61 DOM
10. 2026-06-07
    pricedays on market $422,000 Active 60 DOM
11. 2026-06-03
    days on market $435,000 Active 56 DOM
12. 2026-06-02
    days on market $435,000 Active 55 DOM
13. 2026-06-01
    days on market $435,000 Active 54 DOM
14. 2026-05-31
    days on market $435,000 Active 53 DOM
15. 2026-04-22
    status Active 521-char remark

    Show marketing remark (521 chars)

    Explore what awaits at 8095 Brookville Way. This home features a fireplace, all stainless steel appliances, kitchen island, accent backsplash in kitchen, walk in closet in primary bedroom, double sinks in primary bathroom, separate tub and shower in primary bathroom, covered patio, fenced in backyard, fresh interior paint, partial flooring replacement, and a patio in the back yard. This property is a perfect blend of style and comfort, ready for you to it home... Included 100-Day Home Warranty with buyer activation

16. 2026-03-30
    listed $435,000 Active 521-char remark

    Show marketing remark (521 chars)

    Explore what awaits at 8095 Brookville Way. This home features a fireplace, all stainless steel appliances, kitchen island, accent backsplash in kitchen, walk in closet in primary bedroom, double sinks in primary bathroom, separate tub and shower in primary bathroom, covered patio, fenced in backyard, fresh interior paint, partial flooring replacement, and a patio in the back yard. This property is a perfect blend of style and comfort, ready for you to it home... Included 100-Day Home Warranty with buyer activation

17. 2024-07-08
    historical
18. 2024-06-26
    price $415,000
19. 2024-06-08
    listed $425,000 Active

ⓘ 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: $4,301 · $358/mo
• Projected year-2 tax: $4,301 · $358/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 4/10 Moderate FEMA zone X (unshaded) · 20% 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: $30,425
• − Mortgage interest: −$23,639
• − Property taxes: −$4,301
• − Insurance: −$2,110
• − Repairs & maintenance: −$2,434
• − Management: −$2,434
• − HOA: −$648
• − Depreciation: −$12,276
• Taxable loss: −$17,417
• Est. tax savings @ 24.0%: +$4,180
• After-tax cash flow: $-5,400/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 — Avon

• Score: 74/100
• State rank: #75
• US rank: #4686

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment A+ Housing A+ Health & safety C User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Avon, IN
• County: Hendricks County · 143,373 people
• City population: 43,353
• Metro: Indianapolis-Carmel-Anderson, IN
• Population (ZIP): 43,353
• Household income: $103,485
• Rent vs Own: 19.6% rent · 80.4% own
• Severe rent burden: 529.0

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 (74%)
• Race & ethnicity: White 74% Black 12% Hispanic / Latino 7% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 3% Romanian 2% Italian 1%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 2%

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: ▼ -55.05%
• Current HPI: 203.9226
• Rent YoY: ▲ 2.98%
• 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

+2.4% since first listed

5 events — show timeline

• 2026-04-22 Relisted — MIBOR as Distributed by MLS Grid
• 2026-03-30 Listed $435,000 MIBOR as Distributed by MLS Grid
• 2024-07-08 Listing Removed — MIBOR as Distributed by MLS Grid
• 2024-06-26 Price Changed $415,000 MIBOR as Distributed by MLS Grid
• 2024-06-08 Listed $425,000 MIBOR as Distributed by MLS Grid

Property tax history

+6.4%/yr

Latest (2025): $4,301 · +10.3% YoY. Source: county tax records.