721 Chestnut Ln · Brownsburg, IN 46112

$245,000

3 bd · 2.0 ba · 1,351 sqft · SingleFamily public records · 1 Days on market

Built 1997 4,792 sqft lot Est $269k · 9% under $18/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).

• ARV discount +11.5/15.0
• Cash flow +9.7/30.0
• Schools +6.3/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• 1% rule +3.3/10.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

FORGET BUILDING! UNBEATABLE VALUE AWAITS YOU IN THIS CHARMING ALMOST NEW 3 BEDROOM 2 BATH HOME CONVENIENTLY LOCATED ON THE NORTH SIDE OF BROWNSBURG. THE OPEN FLOOR PLAN ALLOWS YOU TO HELP THE CHILDREN WITH THEIR HOMEWOR K WHILE PREPARING YOUR MEALS. YOU ARE SURE TO ENJOY THE PRIVACY OF THE SPLIT BEDROOMS. WALK-IN CLOSETS, REAR PATIO & PROFESSIONAL LANDSCAPING COMBINE TO MAKE THE FINISHING TOUCHES ON THIS HOME. CALL TODAY!

Key facts

• Laundry room
• Split floor plan
• Eat-in kitchen

Tags

• SPLIT FLOOR PLAN
• LARGE GREAT ROOM
• EAT-IN KITCHEN
• LAUNDRY ROOM

Property features AI

Finance

• Other: Property is subject to mandatory fee ownership interest
• HOA & community: Homeowners association with an annual fee of $220

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Municipal sewer; Natural gas connected; Cable available
• Home design: Single-family residence; One level; North-facing
• Construction: Vinyl with brick exterior; Slab foundation
• Exterior features: Covered patio

Interior

• Kitchen: Electric oven; Dishwasher; Refrigerator
• Bedrooms: Three bedrooms on the main level; Primary bedroom with walk-in closet and bedroom split floor plan
• Bathrooms: Two full bathrooms; Primary bath with tub and shower
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Attic access; Cathedral ceilings; Painted woodwork
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-163 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $216k (11.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (17.5% below list).
• Recommended offer: $202k (17.5% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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).

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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 26y 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.
• Current owner paid $105k; list at $245k implies a 133% gain — meaningful room to come down on a strong offer.

Recommended offer $202,145 (17.5% 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: 0.83% ✗
• Cap rate: 5.49%
• Cash-on-cash: -2.86%
• DSCR: 0.87
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $268,849
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
736 Hawthorne Ln	0.08mi	3/2.0	1,284 (-5%)	6mo	$200,000	$156	83
733 Chestnut Ln	0.02mi	3/2.0	1,256 (-7%)	7mo	$270,000	$215	81
635 Muirfield Dr	0.27mi	3/2.0	1,388 (+3%)	7mo	$265,000	$191	77
6795 Crown Dr	0.29mi	3/2.0	1,419 (+5%)	7mo	$322,000	$227	72
709 Kingston Cir	0.15mi	3/2.0	1,239 (-8%)	9mo	$270,000	$218	72
659 Muirfield Dr	0.22mi	3/2.0	1,196 (-12%)	7mo	$225,000	$188	65
141 Brooks Bnd	0.71mi	3/2.0	1,365 (+1%)	2mo	$274,000	$201	63
1568 Winding Creek Trl	0.65mi	3/2.0	1,400 (+4%)	2mo	$270,000	$193	62
631 Muirfield Dr	0.28mi	3/2.0	1,196 (-12%)	9mo	$206,000	$172	60
8480 E County Road 700 N	0.66mi	3/1.0	1,320 (-2%)	6mo	$193,500	$147	56
1268 Summer Ridge Ln	0.46mi	3/2.0	1,483 (+10%)	7mo	$295,000	$199	56
7395 N State Road 267	0.75mi	3/2.0	1,232 (-9%)	7mo	$265,000	$215	45

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: -17.2%
• Equity multiple: 0.37×
• Total profit: $-43,073
• Equity at exit: $36,530

10-year hold

• IRR: -3.8%
• Equity multiple: 0.71×
• Total profit: $-20,053
• Equity at exit: $21,183

Cash invested: $68,600 (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: 10.1×

Monthly cashflow live

• Estimated rent: $2,021 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$355 /mo · $4,264/yr
• Insurance: −$102
• HOA: −$18
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $-163

Break-even live

Break-even rent $2,228

Max offer price $216,156

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1083 Pine Ridge Way Brownsburg, IN	3.0	2.0	1434	$1,955	$1.36	4d	1	0.49mi
1573 Winding Creek Trl Brownsburg, IN	4.0	2.5	1836	$2,211	$1.20	14d	1	0.64mi
711 Green Ridge Pkwy Brownsburg, IN	1.0–2.0	1.0–2.0	857	$1,529	$1.78	1d	3	0.66mi
640 N Grant St Brownsburg, IN	2.0	2.0	1116	$1,550	$1.39	14d	1	0.72mi
7774 Bedford Ct Brownsburg, IN	2.0	1.5	1071	$1,865	$1.74	1d	4	0.74mi
457 Sable Chase Brownsburg, IN	3.0	2.0	1408	$2,185	$1.55	4d	1	1.11mi
5793 N Green St Brownsburg, IN	1.0–2.0	1.0–2.0	835	$1,678	$2.01	4d	7	1.13mi
7249 Arbuckle Cmns Brownsburg, IN	1.0–2.0	1.0–2.5	1548	$2,545	$1.64	1d	17	1.15mi
102 Murphy Ln Brownsburg, IN	3.0	1.5	1248	$1,775	$1.42	7d	1	1.25mi
6480 E County Road 700 N Brownsburg, IN	3.0	1.0	950	$1,650	$1.74	43d	1	1.43mi

HOA detail

• Monthly dues: $18 · $216/yr
• Likely covers: landscaping

Listing history 2 events

1. 2026-06-17
   remarks 277-char remark
2. 2026-06-17
   listed $245,000 Active 1 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: $4,264 · $355/mo
• Projected year-2 tax: $4,264 · $355/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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,257
• − Mortgage interest: −$13,724
• − Property taxes: −$4,264
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,941
• − Management: −$1,941
• − HOA: −$216
• − Depreciation: −$7,127
• Taxable loss: −$6,180
• Est. tax savings @ 24.0%: +$1,483
• After-tax cash flow: $-476/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

+129.2% since first listed

3 events — show timeline

• 2026-06-17 Listed $245,000 MIBOR as Distributed by MLS Grid
• 2000-09-29 Sold (MLS) $105,000 MIBOR as Distributed by MLS Grid
• 2000-07-26 Listed $106,900 MIBOR as Distributed by MLS Grid

Property tax history

+6.4%/yr

Latest (2025): $4,264 · +6.8% YoY. Source: county tax records.