3288 Jasper Ln · Brownsburg, IN 46112

$410,000

5 bd · 3.0 ba · 2,602 sqft · SingleFamily public records · 17 Days on market

Built 2022 6,970 sqft lot $158/sqft · 10% below area Est $455k · 10% under $65/mo HOA · 2% of rent

---

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 +12.0/15.0
• Cash flow +7.6/30.0
• Schools +6.3/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Lennar at Laurelton Brownsburg, the Hampshire B with 5 bedrooms, and 3 full baths. Open Floor plan and Lennar’s Everything’s included features! Home Automation is preconfigured and easy to set up! Kitchen appointed with Stainless Steel Appliances including Refrigerator and Gas Range, Quartz Countertops, Island, Extended Cabinets. Great Room open to dining area and kitchen, plus light-filled morning room! Upstairs discover a spacious Owner's Suite w/ Luxury Tile Shower and large Walk-In Closet, 3 secondary bedrooms, Loft, Hall Bath and Laundry Room. Community pool, play park, walking paths, direct access to B & O Trail. Brownsburg Schools. *Photos/Tour of model may show features not selected in home.

Key facts

• Main-level bedroom
• Large family room
• Large center island

Tags

• MAIN-LEVEL BEDROOM
• FULL BATH
• BRIGHT SUNROOM
• LARGE FAMILY ROOM
• OPEN-CONCEPT LIVING AREA
• LARGE CENTER ISLAND

Property features AI

Finance

• Other: Property sits on approximately 0.16 acre (< 1/4 acre)
• HOA & community: HOA with semi-annual fee; amenities include a pool, walking trails, playground/park, entrance common area, management, maintenance, and insurance; HOA governed by covenants and restrictions

Exterior

• Parking: Attached 2-car garage with keyless entry
• Security: Carbon monoxide detectors; Smoke detectors; Smart locks
• Utilities: Public water; Municipal sewer connection; Natural gas service connected
• Home design: Single-family residence; Two levels; Residential property
• Construction: Brick and cement siding exterior; Slab foundation; Built by Lennar
• Exterior features: Patio; Smart locks; Smoke alarm

Interior

• Kitchen: Kitchen with island; Gas oven; Dishwasher; Microwave / microhood; Refrigerator; Disposal; Electric water heater; Water softener (owned)
• Bedrooms: Five bedrooms total — four on the upper level and one on the main level; Primary bedroom with walk-in closet
• Flooring: Luxury vinyl plank in dining room, great room, kitchen, and sun room
• Bathrooms: Three full bathrooms total — two upstairs and one on the main level; Primary bathroom with full shower stall and double sinks
• Heating & cooling: High-efficiency natural gas heating (90%+ AFUE); Central air conditioning
• Interior features: Attic access; Walk-in closets; Painted woodwork; Kitchen island; Pantry; Smart thermostat; Breakfast bar; One living room fireplace
• Laundry & utility: Upper-level laundry room

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $410k.

Deal economics

• At list price, monthly cash flow is $-492 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $323k (21.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $279k (31.8% below list).
• Recommended offer: $279k (31.8% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 3.8% in Brownsburg — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 75/100 on livability (#61 in IN, #4,105 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living 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.
• Zoned schools: Brownsburg High School (math 61% / reading 83%, grade B+, #12 of 369 statewide, top 4%, 3,177 students, 33% FRL) — zoned schools average 33% FRL vs 17% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.3%/yr); 340 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $12k 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 17 days — a 2% lower offer ($404k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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.

Recommended offer $279,451 (31.8% 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: 0.68% ✗
• Cap rate: 4.85%
• Cash-on-cash: -5.15%
• DSCR: 0.77
• GRM: 12.2

CMA / ARV

• ARV (median comp): $455,326
• List price: $410,000
• Delta: -9.95%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8626 Jeff Cir	0.09mi	5/3.0	2,462 (-5%)	3mo	$377,000	$153	84
8576 Jeff Cir	0.13mi	5/3.0	2,422 (-7%)	13mo	$419,900	$173	72
8365 Ballyshannon Dr	0.38mi	4/2.5 (-1)	2,466 (-5%)	7mo	$329,900	$134	60
2904 Arklow Way	0.52mi	4/2.5 (-1)	2,732 (+5%)	2mo	$386,500	$141	59
2870 Avebury Way	0.45mi	4/3.0 (-1)	2,842 (+9%)	3mo	$382,000	$134	56
1686 Cape Hatteras Trl	0.70mi	5/3.0	2,466 (-5%)	6mo	$320,000	$130	54
1127 Statesman Dr	0.70mi	5/2.5	2,704 (+4%)	6mo	$365,000	$135	54
1722 Cape Hatteras Ct	0.48mi	4/2.5 (-1)	2,866 (+10%)	1mo	$380,000	$133	53
985 Farmington Trl	0.73mi	5/3.0	2,720 (+4%)	9mo	$385,000	$142	50
2672 Armaugh Dr	0.63mi	4/2.5 (-1)	2,510 (-4%)	10mo	$375,000	$149	50
2714 Kilmurray Dr	0.59mi	4/2.5 (-1)	2,390 (-8%)	4mo	$355,000	$149	49
3090 N County Road 800 Rd E	0.62mi	5/2.0	2,823 (+8%)	11mo	$316,000	$112	44

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: -21.7%
• Equity multiple: 0.23×
• Total profit: $-88,219
• Equity at exit: $61,132

10-year hold

• IRR: -9.4%
• Equity multiple: 0.35×
• Total profit: $-75,122
• Equity at exit: $35,449

Cash invested: $114,800 (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: 340
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $2,795 high
• Mortgage (P&I): −$2,150
• Tax from tax record: −$314 /mo · $3,769/yr
• Insurance: −$171
• HOA: −$65
• Vacancy / Maint / Mgmt: −$587
• Net cashflow: $-492

Break-even live

Break-even rent $3,418

Max offer price $323,026

Occupancy floor —

Sensitivity live

Price	-10% $-260	-5% $-376	+0% $-492	+5% $-608	+10% $-724
Rent	-10% $-713	-5% $-603	+0% $-492	+5% $-382	+10% $-272
Rate	-1.0pp $-286	-0.5pp $-388	base $-492	+0.5pp $-599	+1.0pp $-707

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: $102,500
• Closing costs: $12,300
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3245 Emmaline Dr Brownsburg, IN	5.0	3.5	3100	$2,800	$0.90	45d	1	0.23mi
673 Hanover Rd Brownsburg, IN	4.0	2.5	2444	$2,300	$0.94	25d	1	0.94mi
2294 McGregor Dr Avon, IN	4.0	2.5	1951	$2,205	$1.13	45d	1	0.98mi
460 Brookview Dr Brownsburg, IN	4.0	2.5	2240	$2,600	$1.16	45d	1	1.08mi
8802 Benjamin Ln Avon, IN	4.0	3.0	2229	$2,395	$1.07	0d	1	1.34mi
8802 Benjamin Ln Avon, IN	4.0	3.0	2229	$2,395	$1.07	4d	1	1.34mi

HOA detail

• Monthly dues: $65 · $780/yr
• Likely covers: gaspool

Listing history 7 events

1. 2026-05-31
   status $410,000 Pending 17 DOM
2. 2026-05-12
   listed $410,000 Active 1034-char remark
3. 2022-11-30
   soldstatus $379,995 Closed 735-char remark

   Show marketing remark (735 chars)

   Welcome to Lennar at Laurelton Brownsburg, the Hampshire B with 5 bedrooms, and 3 full baths. Open Floor plan and Lennar&rsquo;s Everything&rsquo;s included features! Home Automation is preconfigured and easy to set up! Kitchen appointed with Stainless Steel Appliances including Refrigerator and Gas Range, Quartz Countertops, Island, Extended Cabinets. Great Room open to dining area and kitchen, plus light-filled morning room! Upstairs discover a spacious Owner's Suite w/ Luxury Tile Shower and large Walk-In Closet, 3 secondary bedrooms, Loft, Hall Bath and Laundry Room. Community pool, play park, walking paths, direct access to B &amp; O Trail. Brownsburg Schools. *Photos/Tour of model may show features not selected in home.

4. 2022-10-21
   status Pending 735-char remark

   Show marketing remark (735 chars)

   Welcome to Lennar at Laurelton Brownsburg, the Hampshire B with 5 bedrooms, and 3 full baths. Open Floor plan and Lennar&rsquo;s Everything&rsquo;s included features! Home Automation is preconfigured and easy to set up! Kitchen appointed with Stainless Steel Appliances including Refrigerator and Gas Range, Quartz Countertops, Island, Extended Cabinets. Great Room open to dining area and kitchen, plus light-filled morning room! Upstairs discover a spacious Owner's Suite w/ Luxury Tile Shower and large Walk-In Closet, 3 secondary bedrooms, Loft, Hall Bath and Laundry Room. Community pool, play park, walking paths, direct access to B &amp; O Trail. Brownsburg Schools. *Photos/Tour of model may show features not selected in home.

5. 2022-10-14
   status Active 735-char remark

   Show marketing remark (735 chars)

   Welcome to Lennar at Laurelton Brownsburg, the Hampshire B with 5 bedrooms, and 3 full baths. Open Floor plan and Lennar&rsquo;s Everything&rsquo;s included features! Home Automation is preconfigured and easy to set up! Kitchen appointed with Stainless Steel Appliances including Refrigerator and Gas Range, Quartz Countertops, Island, Extended Cabinets. Great Room open to dining area and kitchen, plus light-filled morning room! Upstairs discover a spacious Owner's Suite w/ Luxury Tile Shower and large Walk-In Closet, 3 secondary bedrooms, Loft, Hall Bath and Laundry Room. Community pool, play park, walking paths, direct access to B &amp; O Trail. Brownsburg Schools. *Photos/Tour of model may show features not selected in home.

6. 2022-08-17
   status Pending 735-char remark

   Show marketing remark (735 chars)

   Welcome to Lennar at Laurelton Brownsburg, the Hampshire B with 5 bedrooms, and 3 full baths. Open Floor plan and Lennar&rsquo;s Everything&rsquo;s included features! Home Automation is preconfigured and easy to set up! Kitchen appointed with Stainless Steel Appliances including Refrigerator and Gas Range, Quartz Countertops, Island, Extended Cabinets. Great Room open to dining area and kitchen, plus light-filled morning room! Upstairs discover a spacious Owner's Suite w/ Luxury Tile Shower and large Walk-In Closet, 3 secondary bedrooms, Loft, Hall Bath and Laundry Room. Community pool, play park, walking paths, direct access to B &amp; O Trail. Brownsburg Schools. *Photos/Tour of model may show features not selected in home.

7. 2022-08-12
   listed $398,894 Active 735-char remark

   Show marketing remark (735 chars)

   Welcome to Lennar at Laurelton Brownsburg, the Hampshire B with 5 bedrooms, and 3 full baths. Open Floor plan and Lennar&rsquo;s Everything&rsquo;s included features! Home Automation is preconfigured and easy to set up! Kitchen appointed with Stainless Steel Appliances including Refrigerator and Gas Range, Quartz Countertops, Island, Extended Cabinets. Great Room open to dining area and kitchen, plus light-filled morning room! Upstairs discover a spacious Owner's Suite w/ Luxury Tile Shower and large Walk-In Closet, 3 secondary bedrooms, Loft, Hall Bath and Laundry Room. Community pool, play park, walking paths, direct access to B &amp; O Trail. Brownsburg Schools. *Photos/Tour of model may show features not selected in 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: $3,769 · $314/mo
• Projected year-2 tax: $3,769 · $314/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: $33,534
• − Mortgage interest: −$22,966
• − Property taxes: −$3,769
• − Insurance: −$2,050
• − Repairs & maintenance: −$2,683
• − Management: −$2,683
• − HOA: −$780
• − Depreciation: −$11,927
• Taxable loss: −$13,324
• Est. tax savings @ 24.0%: +$3,198
• After-tax cash flow: $-2,710/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

+2.8% since first listed

7 events — show timeline

• 2026-05-30 Pending — MIBOR as Distributed by MLS Grid
• 2026-05-12 Listed $410,000 MIBOR as Distributed by MLS Grid
• 2022-11-30 Sold (MLS) $379,995 MIBOR as Distributed by MLS Grid
• 2022-10-21 Pending — MIBOR as Distributed by MLS Grid
• 2022-10-14 Relisted — MIBOR as Distributed by MLS Grid
• 2022-08-17 Pending — MIBOR as Distributed by MLS Grid
• 2022-08-12 Listed $398,894 MIBOR as Distributed by MLS Grid

Property tax history

+5.5%/yr

Latest (2025): $3,769 · +5.5% YoY. Source: county tax records.