313 Brookside Ln · Plainfield, IN 46168

$231,900

3 bd · 1.5 ba · 1,189 sqft · SingleFamily public records · 1 Days on market

Built 1957 9,670 sqft lot Est $233k · at est.

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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 +13.5/30.0
• ARV discount +7.7/15.0
• Schools +5.5/10.0
• DSCR +4.1/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bed, 1.5 bath ranch located in Plainfield. Within walking distance to restaurants and shopping. Minutes from 465. Recently updated kitchen back splash, both bathrooms, new windows and flooring throughout the entire house. Garage is being used as a 4th bedroom but is not counted as a bedroom.

Key facts

• Playset
• Large lot
• Mini barn

Tags

• LARGE LOT
• FULL REAR PRIVACY FENCE
• MATURE TREES
• PLAYSET
• MINI BARN
• GREAT ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $232k.

Deal economics

• At list price, monthly cash flow is $9 ($106/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 $181k (22.0% below list).
• Recommended offer: $181k (22.0% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.7% in Plainfield — 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 74/100 on livability (#69 in IN, #4,418 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Plainfield Community School Corporation (suburban): math 62% / reading 65% proficiency, ranked #11 of 301 in IN (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Brentwood Elementary School (math 62% / reading 59%, grade B-, #122 of 994 statewide, top 12%, 423 students, 43% FRL); Plainfield Community Middle School (math 59% / reading 65%, grade B+, #9 of 330 statewide, top 3%, 1,370 students, 34% FRL); Plainfield High School (math 59% / reading 84%, grade B+, #15 of 369 statewide, top 4%, 1,782 students, 26% FRL).
• Market conditions: Rents rising (+3.6%/yr); 291 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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.
• 3 sale attempts since 21y 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 $186k; 25% 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 $180,856 (22.0% 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. 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?
5. 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.
6. 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.
7. 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: 0.78% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.16%
• DSCR: 1.01
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $233,044
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
313 Brookside Ln	0.00mi	3/1.5	1,189 (0%)	1mo	$233,000	$196	99
324 Lawndale Dr	0.16mi	3/1.0	1,215 (+2%)	3mo	$228,000	$188	85
1531 Section St	0.12mi	3/1.5	1,236 (+4%)	7mo	$250,000	$202	82
336 Brookside Ln	0.08mi	2/1.5 (-1)	1,189 (0%)	11mo	$239,444	$201	82
324 Holiday Dr	0.11mi	3/2.0	1,110 (-7%)	4mo	$265,000	$239	79
431 S Carr Rd	0.45mi	3/1.5	1,323 (+11%)	1mo	$225,000	$170	59
519 Duffey St	0.67mi	3/1.0	1,248 (+5%)	1mo	$225,000	$180	58
1704 Hawthorne Dr	0.46mi	3/1.5	1,336 (+12%)	1mo	$229,900	$172	57
413 Linden Ln	0.54mi	3/1.5	1,064 (-10%)	2mo	$185,000	$174	56
59 Elm Dr	0.32mi	3/2.0	1,028 (-14%)	6mo	$215,000	$209	56
1710 Beechwood Dr	0.52mi	3/2.0	1,064 (-10%)	3mo	$236,500	$222	54
417 Hickory Ln	0.56mi	3/1.5	1,340 (+13%)	4mo	$250,000	$187	49

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 · 3.65% rent growth · sell at horizon

5-year hold

• IRR: -15.4%
• Equity multiple: 0.45×
• Total profit: $-35,908
• Equity at exit: $34,577

10-year hold

• IRR: -6.1%
• Equity multiple: 0.60×
• Total profit: $-25,938
• Equity at exit: $20,050

Cash invested: $64,932 (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 46168

• Rents YoY: 3.6%
• Active inventory: 291
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,809 high
• Mortgage (P&I): −$1,216
• Tax from tax record: −$107 /mo · $1,286/yr
• Insurance: −$97
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $9

Break-even live

Break-even rent $1,797

Max offer price $231,900

Occupancy floor 95%

Sensitivity live

Price	-10% $140	-5% $74	+0% $9	+5% $-57	+10% $-122
Rent	-10% $-134	-5% $-63	+0% $9	+5% $80	+10% $152
Rate	-1.0pp $126	-0.5pp $68	base $9	+0.5pp $-51	+1.0pp $-112

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: $57,975
• Closing costs: $6,957
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
429 Brookside Ln Plainfield, IN	3.0	1.5	1236	$1,731	$1.40	14d	1	0.19mi
644 Lakeside Dr Plainfield, IN	2.0	1.0	850	$1,345	$1.58	3d	1	0.65mi
517 Gibbs St Plainfield, IN	3.0	1.5	1092	$1,595	$1.46	0d	1	0.78mi
890 Ridgewood Dr Plainfield, IN	2.0	1.0	900	$1,284	$1.43	0d	3	0.84mi
1995 Crown Plaza Blvd Plainfield, IN	1.0–3.0	1.0–2.0	924	$1,700	$1.84	0d	5	0.86mi
250 N East St Plainfield, IN	2.0	1.0	850	$1,210	$1.42	0d	2	1.01mi
311 Country Ln Plainfield, IN	1.0–3.0	1.0–2.0	920	$1,700	$1.85	0d	9	1.01mi
282 N East St Plainfield, IN	3.0	2.5	1480	$1,950	$1.32	25d	1	1.06mi
800 Southfield Dr Plainfield, IN	3.0	2.0	1358	$1,698	$1.25	3d	1	1.10mi
451 N Vine St Plainfield, IN	2.0–3.0	1.0–2.0	996	$1,400	$1.41	0d	5	1.14mi
2471 Ascent Way Plainfield, IN	1.0–3.0	1.0–2.0	997	$2,240	$2.25	0d	25	1.14mi
311 Harpers Xing Plainfield, IN	1.0–3.0	1.0–1.5	882	$1,350	$1.53	13d	8	1.15mi
416 N Center St Plainfield, IN	2.0	1.0	814	$1,215	$1.49	0d	3	1.21mi
584 Stone Table Blvd Plainfield, IN	1.0–2.0	1.0–2.0	1168	$2,295	$1.96	0d	5	1.26mi
2514 Grand Central BLVD Cartersburg, IN	1.0–3.0	1.0–2.5	1324	$3,499	$2.64	0d	282	1.48mi

Listing history 6 events

1. 2026-04-07
   status Pending
2. 2026-04-03
   listed $231,900 Active
3. 2022-09-30
   soldstatus $185,800 Closed 294-char remark

   Show marketing remark (294 chars)

   3 bed, 1.5 bath ranch located in Plainfield. Within walking distance to restaurants and shopping. Minutes from 465. Recently updated kitchen back splash, both bathrooms, new windows and flooring throughout the entire house. Garage is being used as a 4th bedroom but is not counted as a bedroom.

4. 2022-09-30
   listed $185,800 Active 294-char remark

   Show marketing remark (294 chars)

   3 bed, 1.5 bath ranch located in Plainfield. Within walking distance to restaurants and shopping. Minutes from 465. Recently updated kitchen back splash, both bathrooms, new windows and flooring throughout the entire house. Garage is being used as a 4th bedroom but is not counted as a bedroom.

5. 2006-01-03
   historical
6. 2005-10-07
   listed $117,900

ⓘ 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: $1,286 · $107/mo
• Projected year-2 tax: $1,629 · $136/mo
• Expected delta: +$343/yr (+$29/mo · 26.6%)

ⓘ 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 ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $21,703
• − Mortgage interest: −$12,990
• − Property taxes: −$1,286
• − Insurance: −$1,160
• − Repairs & maintenance: −$1,736
• − Management: −$1,736
• − Depreciation: −$6,746
• Taxable loss: −$3,952
• Est. tax savings @ 24.0%: +$948
• After-tax cash flow: $1,055/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: Plainfield Community School Corporation
• NCES district ID: 1808970
• Math proficiency: 62% ▼ -8.00%
• Reading proficiency: 65% ▼ -8.00%
• Median HH income: $58,531
• Composite: 54.79/100
• National rank: #1315
• State rank: #11 of 301 in IN

Livability — Plainfield

• Score: 74/100
• State rank: #69
• US rank: #4418

Category grades

Amenities F Commute F Cost of living A+ Crime B- Employment B- Housing A+ Health & safety C- User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Plainfield, IN
• County: Hendricks County · 143,373 people
• City population: 38,826
• Metro: Indianapolis-Carmel-Anderson, IN
• Population (ZIP): 38,826
• Household income: $90,000
• Rent vs Own: 33.4% rent · 66.6% own
• Severe rent burden: 1029.0

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 (76%)
• Race & ethnicity: White 76% Black 9% Two or more races 8% Hispanic / Latino 6% Asian 4%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 2% Lithuanian 1% Romanian 1%
• Foreign-born: 7% · Canada, China
• Languages at home: 90% English-only · Spanish 4% Other Indo-European 3% 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: ▼ -136.23%
• Current HPI: 205.5963
• Rent YoY: ▲ 3.65%
• 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

+96.7% since first listed

6 events — show timeline

• 2026-04-07 Pending — MIBOR as Distributed by MLS Grid
• 2026-04-03 Listed $231,900 MIBOR as Distributed by MLS Grid
• 2022-09-30 Listed $185,800 MIBOR as Distributed by MLS Grid
• 2022-09-30 Sold (MLS) $185,800 MIBOR as Distributed by MLS Grid
• 2006-01-03 Listing Removed — MIBOR as Distributed by MLS Grid
• 2005-10-07 Listed $117,900 MIBOR as Distributed by MLS Grid

Property tax history

+5.9%/yr

Latest (2025): $1,286 · +8.1% YoY. Source: county tax records.