343 N Jefferson St · Brownsburg, IN 46112

$350,000

2 bd · 1.5 ba · 1,096 sqft · MultiFamily public records · 9 Days on market

Built 1950 7,841 sqft lot

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Why this score? — see what drove the C+ 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 +23.8/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• Schools +6.3/10.0
• 1% rule +5.5/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Highly desirable duplex in the heart of Brownsburg! Each spacious unit offers 2 bedrooms, 1.5 baths, and a bright, open floor plan with the living room flowing seamlessly into the dining area. The kitchens feature long countertops, abundant cabinetry, and plenty of storage space. Each unit also includes a dedicated laundry room, a deep one-car attached garage, an additional parking pad, and extra driveway parking. Enjoy outdoor living on the private wood deck complete with a privacy panel. Ideally located within walking distance of Arbuckle Acres Park, restaurants, shopping, and other community amenities. Convenient access to I-74 makes commuting to Indianapolis and surrounding areas quick

Key facts

• Open floor plan
• Long countertops
• Private wood deck

Tags

• OPEN FLOOR PLAN
• LONG COUNTERTOPS
• ABUNDANT CABINETRY
• DEDICATED LAUNDRY ROOM
• PRIVATE WOOD DECK
• CONVENIENT ACCESS TO I-74

Property features AI

Finance

• Financial info: Two total units; Gross income: 21078; Net operating income: 10806; Expenses: 10271; Insurance expense: 2203; Unit 1 rent example: $916 per month

Exterior

• Parking: Attached 1-car garage
• Utilities: Solid waste: no
• Home design: Duplex residential income property; Two stories; Faces west
• Construction: Brick and wood siding construction; Crawl space foundation
• Exterior features: Asphalt roof; No fence; Curbs; Street cuts for road access; Asphalt road surface

Interior

• Kitchen: Range/oven; Refrigerator
• Bedrooms: 2-bedroom units
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Electric hot water
• Interior features: Two-level units; Disposal
• Laundry & utility: Main level laundry room; Laundry connections

What this means for you Summary

Snapshot

• This is a 2 × 2.0-bed/1.5-bath units multifamily listed at $350k.

Deal economics

• At list price, monthly cash flow is $671 ($8k/yr) — positive. Per door: $336/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $350k).
• Cap rate 8.6% 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; 10 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).
• This rent runs 39% of the median local income ($113k/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 $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.
• At projected returns (-3.0% appreciation + 6.3% rent growth), your $98k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $350,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.05% ✓
• Cap rate: 8.59%
• Cash-on-cash: 8.22%
• DSCR: 1.37
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.31% rent growth · sell at horizon

5-year hold

• IRR: -0.4%
• Equity multiple: 0.99×
• Total profit: $-1,389
• Equity at exit: $52,186

10-year hold

• IRR: 12.3%
• Equity multiple: 2.11×
• Total profit: $109,082
• Equity at exit: $30,262

Cash invested: $98,000 (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: 15.9×

Monthly cashflow live

• Estimated rent: $3,671 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$248 /mo · $2,970/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$771
• Net cashflow: $671

Break-even live

Break-even rent $2,821

Max offer price $350,000

Occupancy floor 77%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2.0	1.5	$3,670
Total (2 units)			$3,671

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5793 N Green St Brownsburg, IN	1.0–2.0	1.0–2.0	835	$1,678	$2.01	4d	7	0.12mi
7249 Arbuckle Cmns Brownsburg, IN	1.0–2.0	1.0–2.5	1548	$2,545	$1.64	1d	17	0.18mi
640 N Grant St Brownsburg, IN	2.0	2.0	1116	$1,550	$1.39	14d	1	0.30mi
104 N Grant St Brownsburg, IN	1.0	1.0	700	$1,595	$2.28	14d	1	0.35mi
711 Green Ridge Pkwy Brownsburg, IN	1.0–2.0	1.0–2.0	857	$1,529	$1.78	1d	3	0.37mi
102 Murphy Ln Brownsburg, IN	3.0	1.5	1248	$1,775	$1.42	7d	1	0.38mi
7774 Bedford Ct Brownsburg, IN	2.0	1.5	1071	$1,865	$1.74	1d	4	0.40mi
457 Sable Chase Brownsburg, IN	3.0	2.0	1408	$2,185	$1.55	4d	1	0.51mi
1083 Pine Ridge Way Brownsburg, IN	3.0	2.0	1434	$1,955	$1.36	4d	1	1.14mi
6480 E County Road 700 N Brownsburg, IN	3.0	1.0	950	$1,650	$1.74	43d	1	1.48mi

Listing history 5 events

1. 2026-06-08
   statusdays on market $350,000 Pending 9 DOM
2. 2026-06-07
   days on market $350,000 Active 8 DOM
3. 2026-06-03
   days on market $350,000 Active 4 DOM
4. 2026-06-02
   days on market $350,000 Active 3 DOM
5. 2026-06-01
   days on market $350,000 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: $2,970 · $248/mo
• Projected year-2 tax: $2,972 · $248/mo
• Expected delta: +$2/yr ($0/mo · 0.1%)

ⓘ 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: $44,052
• − Mortgage interest: −$19,605
• − Property taxes: −$2,970
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,524
• − Management: −$3,524
• − Depreciation: −$10,182
• Taxable income: $2,496
• Est. tax owed @ 24.0%: −$599
• After-tax cash flow: $7,457/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

• 2026-05-29 Listed $350,000 MIBOR as Distributed by MLS Grid

Property tax history

-1.2%/yr

Latest (2025): $2,970 · +0.0% YoY. Source: county tax records.