706 Woodcote Ln · Brownsburg, IN 46112

$309,900

3 bd · 2.5 ba · 2,358 sqft · SingleFamily public records · 3 Days on market

Built 1996 10,019 sqft lot Est $373k · 17% under $18/mo HOA · 1% of rent

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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 +10.7/30.0
• Schools +6.3/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• DSCR +3.1/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Conveniently located on B'burg's North side! Convenient to shopping/restrnts and I-74. When you step into this home, you will love the floor plan. 2 level entry with winding open staircase that overlooks the 2 story Great Room. Main Lvl Master with Whirlpool tub/sep shower/ dbl sinks, and 2 closets. Upstairs is heaven with 2 great sized bdrm's and BONUS ROOM for extra entertaining space. Large corner lot and landscaping that wraps around the home. Great Value, make an appt. today!

Key facts

• Firepit
• Raised garden beds
• Pergola

Tags

• PAVER PATIO
• PERGOLA
• FIREPIT
• RAISED GARDEN BEDS
• WALK IN CLOSET
• DOUBLE VANITIES

Property features AI

Finance

• Other: Property is residential single family within Whittington Estates
• HOA & community: HOA present with annual fee; Annual association fee $220; HOA covers insurance, maintenance, and snow removal; Covenants and restrictions

Exterior

• Parking: Attached 2-car garage (approximately 462 sq ft)
• Security: Smoke alarm
• Utilities: Public water; Municipal sewer connected; No solid waste service listed
• Home design: Single family residence in a planned unit development; Two levels
• Construction: Brick and vinyl siding exterior; Slab foundation
• Exterior features: Covered patio; Patio; Mature trees; Sidewalks; Rural subdivision setting

Interior

• Kitchen: Electric oven; Microwave; Dishwasher; Pantry
• Bedrooms: Primary bedroom with walk-in closet; Three bedrooms total (one on the main level, two on the upper level)
• Bathrooms: Two full bathrooms; One half bathroom; Primary bath with whirlpool tub, double sinks, and full shower stall
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Breakfast bar; Cathedral ceilings; Pantry; Walk-in closets; Gas log fireplace in the great room (one fireplace)
• Laundry & utility: Main level laundry; Water softener (owned); Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $-149 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $284k (8.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (23.4% below list).
• Recommended offer: $238k (23.4% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 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 $2k of loan paydown is wiped out by about $9k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 22y 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 $144k; list at $310k implies a 115% gain — meaningful room to come down on a strong offer.

Recommended offer $237,538 (23.4% 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: 0.77% ✗
• Cap rate: 5.72%
• Cash-on-cash: -2.06%
• DSCR: 0.91
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $372,564
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
752 Summersby Ln	0.10mi	4/2.5 (+1)	2,316 (-2%)	2mo	$270,000	$117	86
1450 Auburn Dr	0.04mi	4/2.5 (+1)	2,206 (-6%)	3mo	$375,000	$170	80
57 Carriage Lake Dr	0.30mi	3/2.5	2,247 (-5%)	2mo	$370,000	$165	77
6937 Weil Dr	0.24mi	3/2.0	2,180 (-8%)	1mo	$378,000	$173	73
703 Rose Ln	0.23mi	3/2.5	2,142 (-9%)	3mo	$320,000	$149	72
745 Woodcote Ln	0.08mi	4/2.5 (+1)	2,060 (-13%)	3mo	$325,000	$158	68
1284 Summer Ridge Ln	0.48mi	4/2.5 (+1)	2,282 (-3%)	2mo	$340,000	$149	66
6585 Crown Dr	0.45mi	4/3.5 (+1)	2,431 (+3%)	1mo	$420,000	$173	64
7166 Rhapsody Way	0.53mi	4/2.5 (+1)	2,402 (+2%)	5mo	$420,000	$175	63
1280 Summer Ridge Ln	0.49mi	4/2.5 (+1)	2,424 (+3%)	6mo	$330,000	$136	63
760 Rose Ln	0.23mi	4/2.5 (+1)	2,007 (-15%)	5mo	$300,000	$149	56
1113 River Ridge Dr	0.60mi	4/2.5 (+1)	2,499 (+6%)	7mo	$330,000	$132	51

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: -16.3%
• Equity multiple: 0.41×
• Total profit: $-51,583
• Equity at exit: $46,207

10-year hold

• IRR: -3.2%
• Equity multiple: 0.75×
• Total profit: $-21,398
• Equity at exit: $26,794

Cash invested: $86,772 (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: 10.9×

Monthly cashflow live

• Estimated rent: $2,375 high
• Mortgage (P&I): −$1,625
• Tax from tax record: −$254 /mo · $3,042/yr
• Insurance: −$129
• HOA: −$18
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $-149

Break-even live

Break-even rent $2,564

Max offer price $283,539

Occupancy floor —

Sensitivity live

Price	-10% $26	-5% $-62	+0% $-149	+5% $-237	+10% $-325
Rent	-10% $-337	-5% $-243	+0% $-149	+5% $-55	+10% $38
Rate	-1.0pp $7	-0.5pp $-70	base $-149	+0.5pp $-230	+1.0pp $-311

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: $77,475
• Closing costs: $9,297
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1573 Winding Creek Trl Brownsburg, IN	4.0	2.5	1836	$2,211	$1.20	16d	1	0.46mi
263 Brooks Bnd Brownsburg, IN	4.0	3.0	1920	$2,250	$1.17	4d	1	0.65mi
7249 Arbuckle Cmns Brownsburg, IN	1.0–2.0	1.0–2.5	1548	$2,545	$1.64	0d	19	1.31mi
443 N Odell St Brownsburg, IN	4.0	2.5	1984	$2,391	$1.21	23d	1	1.35mi
275 Lazy Hollow Dr Brownsburg, IN	4.0	2.5	2190	$2,571	$1.17	45d	1	1.43mi

HOA detail

• Monthly dues: $18 · $216/yr
• Likely covers: landscapingpool

Listing history 3 events

1. 2026-06-21
   days on market $309,900 Active 3 DOM
2. 2026-06-18
   remarks 462-char remark
3. 2026-06-18
   listed $309,900 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: $3,042 · $254/mo
• Projected year-2 tax: $3,042 · $254/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,505
• − Mortgage interest: −$17,359
• − Property taxes: −$3,042
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,280
• − Management: −$2,280
• − HOA: −$216
• − Depreciation: −$9,015
• Taxable loss: −$7,238
• Est. tax savings @ 24.0%: +$1,737
• After-tax cash flow: $-54/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

+93.8% since first listed

8 events — show timeline

• 2026-06-18 Listed $309,900 MIBOR as Distributed by MLS Grid
• 2014-12-29 Sold (MLS) $144,000 MIBOR as Distributed by MLS Grid
• 2014-12-12 Contingent — MIBOR as Distributed by MLS Grid
• 2014-10-22 Listed $150,000 MIBOR as Distributed by MLS Grid
• 2005-10-04 Sold (MLS) $147,000 MIBOR as Distributed by MLS Grid
• 2005-05-20 Listed $155,000 MIBOR as Distributed by MLS Grid
• 2005-05-16 Listing Removed — MIBOR as Distributed by MLS Grid
• 2004-11-22 Listed $159,900 MIBOR as Distributed by MLS Grid

Property tax history

+6.9%/yr

Latest (2025): $3,042 · +6.6% YoY. Source: county tax records.