6948 Sablecliff Way · Brownsburg, IN 46112

$369,900

3 bd · 2.5 ba · 2,380 sqft · SingleFamily public records · 147 Days on market

Built 2020 10,280 sqft lot $155/sqft · 19% below area Est $458k · 19% under $67/mo HOA · 3% of rent ↓ 3% since listing

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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 +15.0/15.0
• Cash flow +6.5/30.0
• Schools +6.3/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Along with all of the wonderful features, the seller is gifting the lucky buyer up to $3,000 towards closing cost. Nestled within the desirable residential area of Brownsburg, discover the attractive property located at 6948 Sablecliff Way. This single-family residence, in great condition, presents an incredible opportunity to own a wonderful home. The living room offers a comforting atmosphere, perfect for relaxation and gatherings around the fireplace. The kitchen is truly a highlight, featuring shaker cabinets and a large kitchen island that provides ample space for meal preparation and casual dining. A kitchen bar enhances the functionality and social aspect of this culinary space. Upstairs offers a versatile loft area perfect for a playroom or home theatre; along with a conveniently located laundry room. The primary suite is generously sized features a large bathroom along with a walk-in closet. Beyond the home itself, the patio offers a wonderful outdoor space to gather, and the hot tub provides a private retreat for relaxation. Imagine spending time outdoors in the expansive lot area of 10280 square feet. With 2398 square feet of living area, three bedrooms, two full bathrooms, and one half bathroom, this two-story home, built in 2020, is ready to welcome you home.

Key facts

• Kitchen bar
• Hot tub
• Laundry room

Tags

• KITCHEN ISLAND
• KITCHEN BAR
• LOFT AREA
• LAUNDRY ROOM
• PATIO
• HOT TUB

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $370k.

Deal economics

• At list price, monthly cash flow is $-617 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $261k (29.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (36.1% below list).
• Recommended offer: $236k (36.1% below list) — sets the bar for 1% rule.

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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $3k of loan paydown is wiped out by about $11k 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 147 days — a 12% lower offer ($326k) is reasonable based on typical stale-listing flexibility.

Recommended offer $236,273 (36.1% 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 147 days. Have you received any prior offers? Is the seller open to a 36% 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: 0.64% ✗
• Cap rate: 4.29%
• Cash-on-cash: -7.15%
• DSCR: 0.68
• GRM: 13.0

CMA / ARV

• ARV (median comp): $458,238
• List price: $369,900
• Delta: -19.28%
• 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
10848 Sablecliff Way	0.08mi	3/2.5	2,398 (+1%)	5mo	$380,000	$158	90
6836 Eagle Crossing Blvd	0.51mi	3/2.5	2,361 (-1%)	13mo	$355,000	$150	64
10298 Yosemite Ln	0.68mi	3/2.5	2,427 (+2%)	4mo	$325,000	$134	62
6842 Arrowhead Dr	0.14mi	4/2.5 (+1)	2,638 (+11%)	11mo	$400,000	$152	61
7067 Fox Hollow Ln	0.21mi	4/2.5 (+1)	2,719 (+14%)	4mo	$475,000	$175	58
10465 Long Branch Dr	0.54mi	4/2.5 (+1)	2,366 (-1%)	13mo	$365,000	$154	58
6433 Lakeland Blvd	0.47mi	4/2.5 (+1)	2,632 (+11%)	1mo	$314,999	$120	55
6436 Lakeland Blvd	0.49mi	4/2.5 (+1)	2,188 (-8%)	13mo	$400,000	$183	48
10303 Memorial Knoll Dr	0.73mi	3/2.5	2,636 (+11%)	8mo	$320,000	$121	42
10270 Yosemite Ln	0.70mi	3/2.5	2,606 (+10%)	14mo	$330,000	$127	40
10427 Long Branch Dr	0.70mi	4/3.0 (+1)	2,225 (-6%)	14mo	$395,000	$178	38
10428 Mcclain Dr	0.70mi	3/2.5	2,112 (-11%)	14mo	$340,000	$161	37

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: -25.3%
• Equity multiple: 0.12×
• Total profit: $-91,139
• Equity at exit: $55,153

10-year hold

• IRR: -13.9%
• Equity multiple: 0.09×
• Total profit: $-94,317
• Equity at exit: $31,982

Cash invested: $103,572 (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: 13.0×

Monthly cashflow live

• Estimated rent: $2,363 high
• Mortgage (P&I): −$1,940
• Tax from tax record: −$323 /mo · $3,876/yr
• Insurance: −$154
• HOA: −$67
• Vacancy / Maint / Mgmt: −$496
• Net cashflow: $-617

Break-even live

Break-even rent $3,144

Max offer price $260,841

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: $92,475
• Closing costs: $11,097
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10400 Hickory Hill Dr Indianapolis, IN	4.0	2.5	2842	$2,250	$0.79	8d	1	0.75mi
6318 Cascade Cir Indianapolis, IN	3.0	3.0	2650	$1,956	$0.74	44d	1	0.83mi
6367 Eastern Range Rd Indianapolis, IN	4.0	2.5	3272	$2,536	$0.78	44d	1	0.94mi
10019 Olympic Cir Indianapolis, IN	4.0	2.5	3211	$2,551	$0.79	8d	1	1.00mi
10393 Windward Dr Indianapolis, IN	4.0	3.0	3064	$2,475	$0.81	8d	1	1.24mi

HOA detail

• Monthly dues: $67 · $804/yr

Listing history 15 events

1. 2026-06-18
   days on market $369,900 Active 147 DOM
2. 2026-06-17
   days on market $369,900 Active 146 DOM
3. 2026-06-16
   days on market $369,900 Active 145 DOM
4. 2026-06-15
   days on market $369,900 Active 144 DOM
5. 2026-06-13
   pricedays on market $369,900 Active 142 DOM
6. 2026-06-09
   days on market $383,000 Active 138 DOM
7. 2026-06-08
   days on market $383,000 Active 137 DOM
8. 2026-06-07
   days on market $383,000 Active 136 DOM
9. 2026-06-03
   days on market $383,000 Active 132 DOM
10. 2026-06-02
    days on market $383,000 Active 131 DOM
11. 2026-06-01
    days on market $383,000 Active 130 DOM
12. 2026-05-31
    days on market $383,000 Active 129 DOM
13. 2026-05-15
    price $383,000 1292-char remark

    Show marketing remark (1292 chars)

    Along with all of the wonderful features, the seller is gifting the lucky buyer up to $3,000 towards closing cost. Nestled within the desirable residential area of Brownsburg, discover the attractive property located at 6948 Sablecliff Way. This single-family residence, in great condition, presents an incredible opportunity to own a wonderful home. The living room offers a comforting atmosphere, perfect for relaxation and gatherings around the fireplace. The kitchen is truly a highlight, featuring shaker cabinets and a large kitchen island that provides ample space for meal preparation and casual dining. A kitchen bar enhances the functionality and social aspect of this culinary space. Upstairs offers a versatile loft area perfect for a playroom or home theatre; along with a conveniently located laundry room. The primary suite is generously sized features a large bathroom along with a walk-in closet. Beyond the home itself, the patio offers a wonderful outdoor space to gather, and the hot tub provides a private retreat for relaxation. Imagine spending time outdoors in the expansive lot area of 10280 square feet. With 2398 square feet of living area, three bedrooms, two full bathrooms, and one half bathroom, this two-story home, built in 2020, is ready to welcome you home.

14. 2026-04-24
    price $393,000 1292-char remark

    Show marketing remark (1292 chars)

    Along with all of the wonderful features, the seller is gifting the lucky buyer up to $3,000 towards closing cost. Nestled within the desirable residential area of Brownsburg, discover the attractive property located at 6948 Sablecliff Way. This single-family residence, in great condition, presents an incredible opportunity to own a wonderful home. The living room offers a comforting atmosphere, perfect for relaxation and gatherings around the fireplace. The kitchen is truly a highlight, featuring shaker cabinets and a large kitchen island that provides ample space for meal preparation and casual dining. A kitchen bar enhances the functionality and social aspect of this culinary space. Upstairs offers a versatile loft area perfect for a playroom or home theatre; along with a conveniently located laundry room. The primary suite is generously sized features a large bathroom along with a walk-in closet. Beyond the home itself, the patio offers a wonderful outdoor space to gather, and the hot tub provides a private retreat for relaxation. Imagine spending time outdoors in the expansive lot area of 10280 square feet. With 2398 square feet of living area, three bedrooms, two full bathrooms, and one half bathroom, this two-story home, built in 2020, is ready to welcome you home.

15. 2026-01-22
    listed $395,000 Active 1292-char remark

    Show marketing remark (1292 chars)

    Along with all of the wonderful features, the seller is gifting the lucky buyer up to $3,000 towards closing cost. Nestled within the desirable residential area of Brownsburg, discover the attractive property located at 6948 Sablecliff Way. This single-family residence, in great condition, presents an incredible opportunity to own a wonderful home. The living room offers a comforting atmosphere, perfect for relaxation and gatherings around the fireplace. The kitchen is truly a highlight, featuring shaker cabinets and a large kitchen island that provides ample space for meal preparation and casual dining. A kitchen bar enhances the functionality and social aspect of this culinary space. Upstairs offers a versatile loft area perfect for a playroom or home theatre; along with a conveniently located laundry room. The primary suite is generously sized features a large bathroom along with a walk-in closet. Beyond the home itself, the patio offers a wonderful outdoor space to gather, and the hot tub provides a private retreat for relaxation. Imagine spending time outdoors in the expansive lot area of 10280 square feet. With 2398 square feet of living area, three bedrooms, two full bathrooms, and one half bathroom, this two-story home, built in 2020, is ready to welcome you home.

ⓘ 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: $3,876 · $323/mo
• Projected year-2 tax: $3,876 · $323/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $28,353
• − Mortgage interest: −$20,720
• − Property taxes: −$3,876
• − Insurance: −$1,850
• − Repairs & maintenance: −$2,268
• − Management: −$2,268
• − HOA: −$804
• − Depreciation: −$10,761
• Taxable loss: −$14,194
• Est. tax savings @ 24.0%: +$3,407
• After-tax cash flow: $-4,002/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

• 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

-3.0% since first listed

3 events — show timeline

• 2026-05-15 Price Changed $383,000 MIBOR as Distributed by MLS Grid
• 2026-04-24 Price Changed $393,000 MIBOR as Distributed by MLS Grid
• 2026-01-22 Listed $395,000 MIBOR as Distributed by MLS Grid

Property tax history

+35.9%/yr

Latest (2025): $3,876 · +5.0% YoY. Source: county tax records.