11 Daniel Cir · Brownsburg, IN 46112

$320,000

4 bd · 2.5 ba · 1,920 sqft · SingleFamily public records · 2 Days on market

Built 1994 10,019 sqft lot $167/sqft · at area comps Est $324k · at est. $15/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 +10.6/30.0
• ARV discount +8.0/15.0
• Schools +6.3/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• DSCR +3.1/10.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely, well maintained 2 story in popular Sugar Bush. Walk to schools! Parquet entry w/new storm door. Covered front porch. Finished, insulated garage has 4' bump plus service door to fenced backyard. Attic is floored over gar for extra storage. New garage door opener w/keyless entry. New KT sink. Newer dishwasher & water heater. 3 ceiling fans.

Key facts

• Covered front porch
• Oversized mini barn
• 0.23 acre lot

Tags

• FINISHED 2-CAR GARAGE
• FULLY FENCED BACKYARD
• OVERSIZED MINI BARN
• COVERED FRONT PORCH
• UPSTAIRS LAUNDRY ROOM
• BRIGHT AND OPEN MAIN LEVEL

Property features AI

Finance

• Other: Property is in a mandatory-fee association; Lot is approximately 0.23 acre (< 1/4 acre)
• HOA & community: Homeowners association with annual fee of $185; HOA provides maintenance and covers entrance/common maintenance; HOA governed by covenants and restrictions

Exterior

• Parking: Attached 2-car garage with approximately 510 sq ft; Finished garage with garage door opener; Garage includes storage and workshop space; Guest street parking
• Security: Smoke alarm
• Utilities: Public water; Municipal sewer connected; 200+ amp electric service; Electricity and natural gas connected
• Home design: Single family residence; Two levels; Residential property
• Construction: Vinyl siding; Slab foundation
• Exterior features: Covered patio; Patio; Mini barn; Lighting; Storage shed; Outbuilding; Full chain-link fence

Interior

• Kitchen: Dishwasher; Gas oven; Microwave; Refrigerator; Disposal; Kitchen island; Pantry; Eat-in kitchen
• Bedrooms: 4 bedrooms on the upper level; 8 total rooms
• Flooring: Hardwood floors
• Bathrooms: 2 full bathrooms (upper level); 1 half bathroom (main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Attic access; Kitchen island; Hardwood floors; Eat-in kitchen; Pantry; Supplemental storage; Walk-in closets; Water softener (owned); Smoke alarm
• Laundry & utility: Washer; Dryer; Laundry located on the upper level; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-156 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $292k (8.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $243k (24.2% below list).
• Recommended offer: $243k (24.2% 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: 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: Eagle Elementary School (math 84% / reading 75%, grade A, #8 of 994 statewide, top 1%, 586 students, 28% FRL); Brownsburg High School (math 61% / reading 83%, grade B+, #12 of 369 statewide, top 4%, 3,177 students, 33% FRL).
• Market conditions: Rents rising fast (+6.3%/yr); 328 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 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 $10k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 22y 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 $242,569 (24.2% 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: 0.76% ✗
• Cap rate: 5.71%
• Cash-on-cash: -2.09%
• DSCR: 0.91
• GRM: 11.0

CMA / ARV

• ARV (median comp): $323,670
• List price: $320,000
• Delta: -1.13%
• 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
11 Daniel Cir	0.00mi	4/2.5	1,920 (0%)	1mo	$323,000	$168	99
1313 S Odell St	0.43mi	4/2.5	2,020 (+5%)	3mo	$299,000	$148	69
6292 Chelsea St	0.40mi	3/2.5 (-1)	1,886 (-2%)	6mo	$314,000	$166	68
1105 S Odell St	0.34mi	3/2.0 (-1)	1,812 (-6%)	0mo	$320,003	$177	68
2 Lacy Ct	0.10mi	3/2.0 (-1)	1,700 (-12%)	4mo	$338,000	$199	66
1108 Redwood Dr	0.45mi	3/2.5 (-1)	1,982 (+3%)	3mo	$330,000	$166	66
122 Prairie Pkwy	0.49mi	3/1.5 (-1)	1,840 (-4%)	2mo	$255,000	$139	60
918 Briarwood Dr	0.55mi	4/2.0	2,080 (+8%)	1mo	$320,000	$154	58
1319 Dogwood Ct	0.50mi	4/2.0	1,710 (-11%)	6mo	$299,500	$175	52
1418 Hornaday Rd	0.66mi	4/3.0	2,156 (+12%)	1mo	$399,900	$185	45
5 Roselawn Ave	0.68mi	3/2.0 (-1)	2,059 (+7%)	7mo	$350,000	$170	43
747 Homestead Way	0.60mi	4/2.5	1,648 (-14%)	6mo	$285,000	$173	43

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: -16.4%
• Equity multiple: 0.40×
• Total profit: $-53,496
• Equity at exit: $47,713

10-year hold

• IRR: -3.4%
• Equity multiple: 0.74×
• Total profit: $-22,918
• Equity at exit: $27,668

Cash invested: $89,600 (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: 328
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,426 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$246 /mo · $2,951/yr
• Insurance: −$133
• HOA: −$15
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $-156

Break-even live

Break-even rent $2,623

Max offer price $292,431

Occupancy floor —

Sensitivity live

Price	-10% $25	-5% $-65	+0% $-156	+5% $-247	+10% $-337
Rent	-10% $-348	-5% $-252	+0% $-156	+5% $-60	+10% $36
Rate	-1.0pp $5	-0.5pp $-75	base $-156	+0.5pp $-239	+1.0pp $-323

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
28 Parkwood Dr Brownsburg, IN	3.0	2.0	1422	$1,760	$1.24	18d	1	0.71mi
102 Murphy Ln Brownsburg, IN	3.0	1.5	1248	$1,775	$1.42	8d	1	1.14mi
275 Lazy Hollow Dr Brownsburg, IN	4.0	2.5	2190	$2,571	$1.17	44d	1	1.22mi
443 N Odell St Brownsburg, IN	4.0	2.5	1984	$2,391	$1.21	22d	1	1.25mi
457 Sable Chase Brownsburg, IN	3.0	2.0	1408	$2,185	$1.55	4d	1	1.30mi
460 Brookview Dr Brownsburg, IN	4.0	2.5	2240	$2,600	$1.16	44d	1	1.36mi
673 Hanover Rd Brownsburg, IN	4.0	2.5	2444	$2,300	$0.94	24d	1	1.38mi

HOA detail

• Monthly dues: $15 · $180/yr
• Likely covers: water

Listing history 6 events

1. 2026-05-03
   status Pending 1058-char remark
2. 2026-05-01
   listed $320,000 Active 1058-char remark
3. 2005-12-20
   historical
4. 2005-07-22
   soldstatus $142,900

   Show marketing remark (352 chars)

   Lovely, well maintained 2 story in popular Sugar Bush. Walk to schools! Parquet entry w/new storm door. Covered front porch. Finished, insulated garage has 4' bump plus service door to fenced backyard. Attic is floored over gar for extra storage. New garage door opener w/keyless entry. New KT sink. Newer dishwasher &amp; water heater. 3 ceiling fans.

5. 2005-06-06
   listed $144,900

   Show marketing remark (352 chars)

   Lovely, well maintained 2 story in popular Sugar Bush. Walk to schools! Parquet entry w/new storm door. Covered front porch. Finished, insulated garage has 4' bump plus service door to fenced backyard. Attic is floored over gar for extra storage. New garage door opener w/keyless entry. New KT sink. Newer dishwasher &amp; water heater. 3 ceiling fans.

6. 2004-12-06
   listed $145,900

ⓘ 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: $2,951 · $246/mo
• Projected year-2 tax: $2,951 · $246/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: $29,108
• − Mortgage interest: −$17,925
• − Property taxes: −$2,951
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,329
• − Management: −$2,329
• − HOA: −$180
• − Depreciation: −$9,309
• Taxable loss: −$7,514
• Est. tax savings @ 24.0%: +$1,803
• After-tax cash flow: $-69/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

+121.4% since first listed

7 events — show timeline

• 2026-06-01 Sold (MLS) $323,000 MIBOR as Distributed by MLS Grid
• 2026-05-03 Pending — MIBOR as Distributed by MLS Grid
• 2026-05-01 Listed $320,000 MIBOR as Distributed by MLS Grid
• 2005-12-20 Listing Removed — MIBOR as Distributed by MLS Grid
• 2005-07-22 Sold (MLS) $142,900 MIBOR as Distributed by MLS Grid
• 2005-06-06 Listed $144,900 MIBOR as Distributed by MLS Grid
• 2004-12-06 Listed $145,900 MIBOR as Distributed by MLS Grid

Property tax history

+6.3%/yr

Latest (2025): $2,951 · +3.0% YoY. Source: county tax records.