2297 Bersot Ct · Brownsburg, IN 46112

$295,000

3 bd · 2.0 ba · 1,596 sqft · Townhouse public records · 100 Days on market

Built 2016 6,098 sqft lot $185/sqft · 10% below area Est $329k · 10% under $110/mo HOA · 5% 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 +12.1/15.0
• Cash flow +8.7/30.0
• Schools +6.3/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Back on the market! Buyer fell thru, no fault to the seller. Situated at 2297 Bersot Court in Brownsburg, this attractive patio home was constructed in 2016, a home in great condition that offers a open layout. Once you walk in you will notice the 9 foot ceilings and ample daylight throughout. The Kitchen providing an open feeling for all meal preparations. Tall kitchen cabinets offer ample storage for essentials, while the generously sized kitchen island creates an inviting hub for casual dining or entertaining, don't miss the convenient coffee bar area. All appliances are included. Two split comfortable bedrooms offer private retreats, generously sized walk-in closets, providing organized storage solutions. Outside a private patio, perfect for enjoying quiet moments with a hard to find fenced backyard. Don't miss this opportunity in a great neighborhood that borders on the B&O walking trails, you can walk/bike ride from your home. Location close to everything you need in Brownsburg.

Key facts

• Stone countertops
• Private patio
• Kitchen island

Tags

• STONE COUNTERTOPS
• TALL KITCHEN CABINETS
• KITCHEN ISLAND
• PRIVATE PATIO
• FENCED BACKYARD
• B&O WALKING TRAILS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $295k.

Deal economics

• At list price, monthly cash flow is $-249 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $251k (14.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (24.7% below list).
• Recommended offer: $222k (24.7% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 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

• It's been on market 100 days — a 9% lower offer ($268k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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 $175k; list at $295k implies a 69% gain — meaningful room to come down on a strong offer.

Recommended offer $222,225 (24.7% 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 100 days. Have you received any prior offers? Is the seller open to a 25% 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: 0.75% ✗
• Cap rate: 5.28%
• Cash-on-cash: -3.62%
• DSCR: 0.84
• GRM: 11.1

CMA / ARV

• ARV (median comp): $328,618
• List price: $295,000
• Delta: -10.23%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1013 Woodridge	0.60mi	3/2.0	1,568 (-2%)	2mo	$299,900	$191	67
1025 Woodridge	0.61mi	3/2.0	1,538 (-4%)	0mo	$255,000	$166	65
1031 Woodridge	0.62mi	2/2.0 (-1)	1,625 (+2%)	1mo	$310,000	$191	62
1066 Woodridge	0.69mi	3/2.0	1,592 (-0%)	13mo	$340,000	$214	56
1859 Pine Cone Dr	0.70mi	3/2.0	1,643 (+3%)	18mo	$318,000	$194	48
2682 Cottage Ct	0.49mi	2/2.0 (-1)	1,516 (-5%)	22mo	$295,000	$195	45
1114 Woodridge	0.75mi	3/2.0	1,696 (+6%)	13mo	$345,000	$203	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: -18.8%
• Equity multiple: 0.32×
• Total profit: $-56,004
• Equity at exit: $43,985

10-year hold

• IRR: -5.8%
• Equity multiple: 0.57×
• Total profit: $-35,551
• Equity at exit: $25,506

Cash invested: $82,600 (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: 340
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,222 high
• Mortgage (P&I): −$1,547
• Tax from tax record: −$225 /mo · $2,696/yr
• Insurance: −$123
• HOA: −$110
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $-249

Break-even live

Break-even rent $2,537

Max offer price $251,010

Occupancy floor —

Sensitivity live

Price	-10% $-82	-5% $-166	+0% $-249	+5% $-333	+10% $-416
Rent	-10% $-425	-5% $-337	+0% $-249	+5% $-161	+10% $-73
Rate	-1.0pp $-100	-0.5pp $-174	base $-249	+0.5pp $-325	+1.0pp $-403

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8267 Templederry Dr Brownsburg, IN	3.0	2.0	1804	$2,145	$1.19	45d	1	0.46mi
2860 Hayward Ave Brownsburg, IN	2.0	2.0	1457	$2,212	$1.52	0d	7	0.72mi
2294 McGregor Dr Avon, IN	4.0	2.5	1951	$2,205	$1.13	45d	1	1.10mi
8155 Montage Ave Avon, IN	1.0–2.0	1.0–2.0	1038	$1,818	$1.75	0d	14	1.17mi
6905 Legacy Park Dr Brownsburg, IN	1.0–3.0	1.0–2.0	1078	$1,860	$1.73	0d	14	1.21mi
28 Parkwood Dr Brownsburg, IN	3.0	2.0	1422	$1,760	$1.24	19d	1	1.32mi
8802 Benjamin Ln Avon, IN	4.0	3.0	2229	$2,395	$1.07	4d	1	1.46mi
8802 Benjamin Ln Avon, IN	4.0	3.0	2229	$2,395	$1.07	0d	1	1.46mi

HOA detail

• Monthly dues: $110 · $1,320/yr

Listing history 11 events

1. 2026-06-07
   statusdays on market $295,000 Pending 100 DOM
2. 2026-06-03
   days on market $295,000 Active 97 DOM
3. 2026-06-02
   days on market $295,000 Active 96 DOM
4. 2026-06-01
   days on market $295,000 Active 95 DOM
5. 2026-05-31
   days on market $295,000 Active 94 DOM
6. 2026-05-11
   price $299,900 1006-char remark

   Show marketing remark (1006 chars)

   Back on the market! Buyer fell thru, no fault to the seller. Situated at 2297 Bersot Court in Brownsburg, this attractive patio home was constructed in 2016, a home in great condition that offers a open layout. Once you walk in you will notice the 9 foot ceilings and ample daylight throughout. The Kitchen providing an open feeling for all meal preparations. Tall kitchen cabinets offer ample storage for essentials, while the generously sized kitchen island creates an inviting hub for casual dining or entertaining, don't miss the convenient coffee bar area. All appliances are included. Two split comfortable bedrooms offer private retreats, generously sized walk-in closets, providing organized storage solutions. Outside a private patio, perfect for enjoying quiet moments with a hard to find fenced backyard. Don't miss this opportunity in a great neighborhood that borders on the B&O walking trails, you can walk/bike ride from your home. Location close to everything you need in Brownsburg.

7. 2026-04-11
   price $305,000 1006-char remark

   Show marketing remark (1006 chars)

   Back on the market! Buyer fell thru, no fault to the seller. Situated at 2297 Bersot Court in Brownsburg, this attractive patio home was constructed in 2016, a home in great condition that offers a open layout. Once you walk in you will notice the 9 foot ceilings and ample daylight throughout. The Kitchen providing an open feeling for all meal preparations. Tall kitchen cabinets offer ample storage for essentials, while the generously sized kitchen island creates an inviting hub for casual dining or entertaining, don't miss the convenient coffee bar area. All appliances are included. Two split comfortable bedrooms offer private retreats, generously sized walk-in closets, providing organized storage solutions. Outside a private patio, perfect for enjoying quiet moments with a hard to find fenced backyard. Don't miss this opportunity in a great neighborhood that borders on the B&O walking trails, you can walk/bike ride from your home. Location close to everything you need in Brownsburg.

8. 2026-02-26
   listed $310,000 Active 1006-char remark

   Show marketing remark (1006 chars)

   Back on the market! Buyer fell thru, no fault to the seller. Situated at 2297 Bersot Court in Brownsburg, this attractive patio home was constructed in 2016, a home in great condition that offers a open layout. Once you walk in you will notice the 9 foot ceilings and ample daylight throughout. The Kitchen providing an open feeling for all meal preparations. Tall kitchen cabinets offer ample storage for essentials, while the generously sized kitchen island creates an inviting hub for casual dining or entertaining, don't miss the convenient coffee bar area. All appliances are included. Two split comfortable bedrooms offer private retreats, generously sized walk-in closets, providing organized storage solutions. Outside a private patio, perfect for enjoying quiet moments with a hard to find fenced backyard. Don't miss this opportunity in a great neighborhood that borders on the B&O walking trails, you can walk/bike ride from your home. Location close to everything you need in Brownsburg.

9. 2016-11-09
   status Pending
10. 2016-11-09
    listed $174,577 Active
11. 2016-11-09
    soldstatus $174,577 Sold

ⓘ 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: $2,696 · $225/mo
• Projected year-2 tax: $2,696 · $225/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 ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,667
• − Mortgage interest: −$16,525
• − Property taxes: −$2,696
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,133
• − Management: −$2,133
• − HOA: −$1,320
• − Depreciation: −$8,582
• Taxable loss: −$8,197
• Est. tax savings @ 24.0%: +$1,967
• After-tax cash flow: $-1,021/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

+71.8% since first listed

6 events — show timeline

• 2026-05-11 Price Changed $299,900 MIBOR as Distributed by MLS Grid
• 2026-04-11 Price Changed $305,000 MIBOR as Distributed by MLS Grid
• 2026-02-26 Listed $310,000 MIBOR as Distributed by MLS Grid
• 2016-11-09 Pending — MIBOR as Distributed by MLS Grid
• 2016-11-09 Listed $174,577 MIBOR as Distributed by MLS Grid
• 2016-11-09 Sold (MLS) $174,577 MIBOR as Distributed by MLS Grid

Property tax history

+57.1%/yr

Latest (2025): $2,696 · +9.1% YoY. Source: county tax records.