622 S Locust Ln · Brownsburg, IN 46112

$195,000

3 bd · 1.0 ba · 953 sqft · SingleFamily public records · 1 Days on market

Built 1957 7,841 sqft lot Est $204k · at est.

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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 +21.8/30.0
• ARV discount +9.5/15.0
• DSCR +7.0/10.0
• Schools +6.3/10.0
• 1% rule +5.0/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

953SF Move in ready, 3BR 1BA, new flooring, fenced in backyard w/patio area. With in walking distance of Williams Park. Great starter home or investment property for a rental. This won't last. See today!Preliminary Title work done through Abstract & Title.

Key facts

• Ample outdoor space
• Generous lot
• Mini barns

Tags

• GENEROUS LOT
• AMPLE OUTDOOR SPACE
• MINI BARNS
• SINGLE STORY LAYOUT
• WALKING DISTANCE TO PARKS

Property features AI

Finance

• Other: Lot size approximately 0.18 acres; GPS friendly directions

Exterior

• Parking: Concrete parking surface
• Utilities: Public water; Municipal sewer connected
• Home design: Single family residence; One level
• Construction: Vinyl siding; Slab foundation
• Exterior features: Covered porch; Patio/porch; Mini barn

Interior

• Kitchen: Gas cooktop; Electric oven; Dishwasher; Refrigerator; Pantry; Eat-in kitchen
• Bedrooms: Three bedrooms on the main level
• Flooring: Luxury vinyl plank in kitchen and living room
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Attic access; Eat-in kitchen; Pantry
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (0.2% below list).
• Recommended offer: $195k (0.2% below list) — sets the bar for 1% rule.
• Cap rate 8.2% 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 $1k of loan paydown is wiped out by about $6k 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 $55k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 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 $163k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $194,601 (0.2% below list)

Questions for the listing agent

1. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.00% ✗
• Cap rate: 8.16%
• Cash-on-cash: 6.67%
• DSCR: 1.30
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $203,942
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
622 S Locust Ln	0.00mi	3/1.0	953 (0%)	1mo	$210,000	$220	99
519 Maxine Mnr	0.14mi	3/1.0	953 (0%)	18mo	$220,000	$231	79
7 W William Dr	0.24mi	3/1.0	960 (+1%)	16mo	$221,000	$230	74
526 S Maxine Mnr	0.15mi	3/1.0	1,053 (+10%)	9mo	$224,000	$213	68
423 W Janet Dr	0.18mi	3/1.0	1,053 (+10%)	10mo	$207,500	$197	66
639 S Alpha Ave	0.17mi	3/1.0	1,062 (+11%)	12mo	$227,000	$214	63
117 Pamela Pkwy	0.37mi	3/1.0	1,012 (+6%)	18mo	$230,000	$227	58
311 W William Dr	0.11mi	3/1.5	1,074 (+13%)	20mo	$240,000	$223	56
414 S Green St	0.34mi	3/1.0	840 (-12%)	11mo	$160,000	$190	55
532 S Sunnybrook Dr	0.37mi	3/1.0	1,073 (+13%)	16mo	$202,000	$188	48
330 S Green St	0.42mi	2/1.0 (-1)	840 (-12%)	10mo	$145,000	$173	47
4 Lincoln Dr	0.60mi	2/1.0 (-1)	910 (-4%)	16mo	$150,000	$165	46

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: -2.6%
• Equity multiple: 0.90×
• Total profit: $-5,624
• Equity at exit: $29,075

10-year hold

• IRR: 10.2%
• Equity multiple: 1.90×
• Total profit: $49,228
• Equity at exit: $16,860

Cash invested: $54,600 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,946 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$130 /mo · $1,562/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $303

Break-even live

Break-even rent $1,562

Max offer price $195,000

Occupancy floor 79%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7249 Arbuckle Cmns Brownsburg, IN	1.0–2.0	1.0–2.5	1548	$2,545	$1.64	1d	17	1.15mi
5793 N Green St Brownsburg, IN	1.0–2.0	1.0–2.0	835	$1,678	$2.01	4d	7	1.16mi
4155 N County Road 575 E Brownsburg, IN	2.0	1.0	783	$1,100	$1.40	1d	1	1.22mi

Listing history 19 events

1. 2026-04-30
   status Pending
2. 2026-04-29
   listed $195,000 Active
3. 2022-03-08
   soldstatus $162,996 Closed 261-char remark

   Show marketing remark (261 chars)

   953SF Move in ready, 3BR 1BA, new flooring, fenced in backyard w/patio area. With in walking distance of Williams Park. Great starter home or investment property for a rental. This won't last. See today!Preliminary Title work done through Abstract & Title.

4. 2022-02-22
   status Pending 261-char remark

   Show marketing remark (261 chars)

   953SF Move in ready, 3BR 1BA, new flooring, fenced in backyard w/patio area. With in walking distance of Williams Park. Great starter home or investment property for a rental. This won't last. See today!Preliminary Title work done through Abstract & Title.

5. 2022-02-21
   status Active 261-char remark

   Show marketing remark (261 chars)

   953SF Move in ready, 3BR 1BA, new flooring, fenced in backyard w/patio area. With in walking distance of Williams Park. Great starter home or investment property for a rental. This won't last. See today!Preliminary Title work done through Abstract & Title.

6. 2022-02-11
   status Pending 261-char remark

   Show marketing remark (261 chars)

   953SF Move in ready, 3BR 1BA, new flooring, fenced in backyard w/patio area. With in walking distance of Williams Park. Great starter home or investment property for a rental. This won't last. See today!Preliminary Title work done through Abstract & Title.

7. 2022-02-09
   status Active 261-char remark

   Show marketing remark (261 chars)

   953SF Move in ready, 3BR 1BA, new flooring, fenced in backyard w/patio area. With in walking distance of Williams Park. Great starter home or investment property for a rental. This won't last. See today!Preliminary Title work done through Abstract & Title.

8. 2022-01-27
   status Pending 261-char remark

   Show marketing remark (261 chars)

   953SF Move in ready, 3BR 1BA, new flooring, fenced in backyard w/patio area. With in walking distance of Williams Park. Great starter home or investment property for a rental. This won't last. See today!Preliminary Title work done through Abstract & Title.

9. 2022-01-24
   listed $164,900 Active 261-char remark

   Show marketing remark (261 chars)

   953SF Move in ready, 3BR 1BA, new flooring, fenced in backyard w/patio area. With in walking distance of Williams Park. Great starter home or investment property for a rental. This won't last. See today!Preliminary Title work done through Abstract & Title.

10. 2016-08-17
    soldstatus $84,000 Sold 301-char remark

    Show marketing remark (301 chars)

    Newly updated 3BR home within walking distance to Williams Park. Brand new flooring and paint throughout the entire home with large living area and eat in kitchen. Newer windows and roof installed. Large fenced in backyard with patio area for grilling!! A must see in this quiet residential area!!

11. 2016-08-04
    status Pending 301-char remark

    Show marketing remark (301 chars)

    Newly updated 3BR home within walking distance to Williams Park. Brand new flooring and paint throughout the entire home with large living area and eat in kitchen. Newer windows and roof installed. Large fenced in backyard with patio area for grilling!! A must see in this quiet residential area!!

12. 2016-07-17
    historical Active with Contingency 301-char remark

    Show marketing remark (301 chars)

    Newly updated 3BR home within walking distance to Williams Park. Brand new flooring and paint throughout the entire home with large living area and eat in kitchen. Newer windows and roof installed. Large fenced in backyard with patio area for grilling!! A must see in this quiet residential area!!

13. 2016-07-09
    listed $84,500 Active 301-char remark

    Show marketing remark (301 chars)

    Newly updated 3BR home within walking distance to Williams Park. Brand new flooring and paint throughout the entire home with large living area and eat in kitchen. Newer windows and roof installed. Large fenced in backyard with patio area for grilling!! A must see in this quiet residential area!!

14. 2007-07-12
    historical
15. 2007-05-14
    listed $94,900
16. 2004-06-30
    soldstatus $85,000
17. 2004-03-29
    listed $88,900
18. 2000-06-16
    soldstatus $82,000
19. 2000-04-25
    listed $84,700

ⓘ 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: $1,562 · $130/mo
• Projected year-2 tax: $1,610 · $134/mo
• Expected delta: +$48/yr (+$4/mo · 3.1%)

ⓘ 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: $23,352
• − Mortgage interest: −$10,923
• − Property taxes: −$1,562
• − Insurance: −$975
• − Repairs & maintenance: −$1,868
• − Management: −$1,868
• − Depreciation: −$5,673
• Taxable income: $483
• Est. tax owed @ 24.0%: −$116
• After-tax cash flow: $3,524/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

+130.2% since first listed

19 events — show timeline

• 2026-04-30 Pending — MIBOR as Distributed by MLS Grid
• 2026-04-29 Listed $195,000 MIBOR as Distributed by MLS Grid
• 2022-03-08 Sold (MLS) $162,996 MIBOR as Distributed by MLS Grid
• 2022-02-22 Pending — MIBOR as Distributed by MLS Grid
• 2022-02-21 Relisted — MIBOR as Distributed by MLS Grid
• 2022-02-11 Pending — MIBOR as Distributed by MLS Grid
• 2022-02-09 Relisted — MIBOR as Distributed by MLS Grid
• 2022-01-27 Pending — MIBOR as Distributed by MLS Grid
• 2022-01-24 Listed $164,900 MIBOR as Distributed by MLS Grid
• 2016-08-17 Sold (MLS) $84,000 MIBOR as Distributed by MLS Grid
• 2016-08-04 Pending — MIBOR as Distributed by MLS Grid
• 2016-07-17 Contingent — MIBOR as Distributed by MLS Grid
• 2016-07-09 Listed $84,500 MIBOR as Distributed by MLS Grid
• 2007-07-12 Listing Removed — MIBOR as Distributed by MLS Grid
• 2007-05-14 Listed $94,900 MIBOR as Distributed by MLS Grid
• 2004-06-30 Sold (MLS) $85,000 MIBOR as Distributed by MLS Grid
• 2004-03-29 Listed $88,900 MIBOR as Distributed by MLS Grid
• 2000-06-16 Sold (MLS) $82,000 MIBOR as Distributed by MLS Grid
• 2000-04-25 Listed $84,700 MIBOR as Distributed by MLS Grid

Property tax history

+0.5%/yr

Latest (2025): $1,562 · +7.9% YoY. Source: county tax records.