4367 Stuart Dr · Brownsburg, IN 46112

$220,000

3 bd · 1.5 ba · 1,316 sqft · SingleFamily public records · 6 Days on market

Built 1967 0.29 ac lot Est $241k · 9% under

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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 +19.7/30.0
• ARV discount +11.4/15.0
• Schools +6.3/10.0
• DSCR +6.2/10.0
• 1% rule +4.5/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Brownsburg Schools. Perfect location. Easy access to Ronald Reagan and 74. Ranch 3 BR, 1.5 Baths, Oversize 1 car attached garage. Large brick rear patio. Fenced yard with storage shed. Few year new heating and cooling system. Replacement windows. Some exposed wood flooring and more hardwoods Under/covered with carpeting. Breakfast bar. Kitchen has all new stainless steal appliances. Newer garage door and water heater. New bathroom cabinet and sink in garage. Seller will leave... but you have to install it. Back-up base board heat.**********************************************NICE!*******************************************************

Key facts

• Fenced in back yard
• Local parks
• 0.29 acre lot

Tags

• FENCED IN BACK YARD
• LOCAL PARKS
• SEAMLESS HIGHWAY ACCESS

Property features AI

Finance

• Other: Property type: Residential; Lot approximately 0.29 acre

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Municipal sewer connected
• Home design: Single-family residence; One level; Faces west
• Construction: Wood with stone and other exterior materials; Crawl space foundation
• Exterior features: Patio; Storage shed; Chain link fence

Interior

• Kitchen: Dishwasher; Garbage disposal
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 1 full bathroom; 1 half bathroom; Primary bathroom with full shower stall
• Heating & cooling: Baseboard heating; Heat pump; Central air conditioning
• Interior features: Attic access
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $258 ($3k/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 $208k (5.2% below list).
• Recommended offer: $208k (5.2% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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; 2 comparable units currently listed for rent nearby; 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 11y 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 $133k; list at $220k implies a 65% gain — meaningful room to come down on a strong offer.

Recommended offer $208,477 (5.2% below list)

Questions for the listing agent

1. Built in 1967 — 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: 0.95% ✗
• Cap rate: 7.70%
• Cash-on-cash: 5.02%
• DSCR: 1.22
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $240,828
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4451 Wilshire Dr	0.16mi	3/1.5	1,344 (+2%)	1mo	$262,500	$195	88
4232 Clifford Rd	0.10mi	3/2.0	1,296 (-2%)	5mo	$200,000	$154	87
4430 Chatham Dr	0.12mi	3/2.5	1,316 (0%)	8mo	$275,000	$209	84
4309 Clifford Rd	0.19mi	3/1.5	1,400 (+6%)	9mo	$275,000	$196	73
4325 Aspen Dr	0.41mi	3/2.0	1,298 (-1%)	5mo	$257,500	$198	72
4464 Chatham Dr	0.14mi	3/1.5	1,416 (+8%)	13mo	$263,100	$186	70
4380 Raintree Rd	0.05mi	3/2.0	1,506 (+14%)	4mo	$275,000	$183	68
4346 Windsor Rd	0.06mi	4/1.5 (+1)	1,512 (+15%)	2mo	$230,000	$152	65
4285 Varner Rd	0.54mi	3/1.0	1,336 (+2%)	8mo	$218,000	$163	64
4389 Allen Dr	0.60mi	4/1.0 (+1)	1,308 (-1%)	6mo	$164,000	$125	59
4350 Aspen Dr	0.43mi	3/1.5	1,512 (+15%)	6mo	$275,000	$182	50
4419 Charles Dr	0.66mi	3/1.0	1,152 (-12%)	1mo	$185,000	$161	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: -5.1%
• Equity multiple: 0.80×
• Total profit: $-12,102
• Equity at exit: $32,803

10-year hold

• IRR: 7.9%
• Equity multiple: 1.68×
• Total profit: $41,920
• Equity at exit: $19,022

Cash invested: $61,600 (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: 8.8×

Monthly cashflow live

• Estimated rent: $2,085 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$144 /mo · $1,725/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $258

Break-even live

Break-even rent $1,758

Max offer price $220,000

Occupancy floor 83%

Sensitivity live

Price	-10% $382	-5% $320	+0% $258	+5% $196	+10% $133
Rent	-10% $93	-5% $176	+0% $258	+5% $340	+10% $423
Rate	-1.0pp $369	-0.5pp $314	base $258	+0.5pp $201	+1.0pp $143

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10251-10705 US Highway 136 Indianapolis, IN	2.0	1.0–2.0	625	$1,350	$2.16	21d	1	0.74mi
5548 James Blair Dr Indianapolis, IN	3.0	2.0	1572	$2,000	$1.27	24d	1	1.20mi

Listing history 4 events

1. 2026-06-08
   statusdays on market $220,000 Pending 6 DOM
2. 2026-06-07
   days on market $220,000 Active 5 DOM
3. 2026-06-02
   remarks 699-char remark
4. 2026-06-02
   listed $220,000 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: $1,725 · $144/mo
• Projected year-2 tax: $1,797 · $150/mo
• Expected delta: +$73/yr (+$6/mo · 4.2%)

ⓘ 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 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,017
• − Mortgage interest: −$12,323
• − Property taxes: −$1,725
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,001
• − Management: −$2,001
• − Depreciation: −$6,400
• Taxable loss: −$534
• Est. tax savings @ 24.0%: +$128
• After-tax cash flow: $3,222/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

+83.5% since first listed

13 events — show timeline

• 2026-06-02 Listed $220,000 MIBOR as Distributed by MLS Grid
• 2019-04-19 Sold (MLS) $133,000 MIBOR as Distributed by MLS Grid
• 2019-03-19 Pending — MIBOR as Distributed by MLS Grid
• 2019-03-10 Price Changed $139,500 MIBOR as Distributed by MLS Grid
• 2019-03-09 Listed $113,000 MIBOR as Distributed by MLS Grid
• 2015-11-23 Sold (MLS) $113,000 MIBOR as Distributed by MLS Grid
• 2015-09-02 Pending — MIBOR as Distributed by MLS Grid
• 2015-07-29 Pending — MIBOR as Distributed by MLS Grid
• 2015-07-14 Contingent — MIBOR as Distributed by MLS Grid
• 2015-05-01 Listed $113,000 MIBOR as Distributed by MLS Grid
• 2015-05-01 Listing Removed — MIBOR as Distributed by MLS Grid
• 2015-03-17 Price Changed $116,000 MIBOR as Distributed by MLS Grid
• 2015-02-24 Listed $119,900 MIBOR as Distributed by MLS Grid

Property tax history

+8.3%/yr

Latest (2025): $1,725 · +17.7% YoY. Source: county tax records.