7107 Pate Hollow Dr · Brownsburg, IN 46112

$290,000

2 bd · 2.5 ba · 2,066 sqft · Condo public records · 107 Days on market

Built 2025 $140/sqft · 17% below area Est $318k · 9% under $220/mo HOA · 11% of rent ↓ 14% since listing

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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 +11.5/15.0
• Cash flow +7.7/30.0
• Schools +6.3/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Better than new and less than a year old, this beautifully upgraded end-unit offers more space, more features, and better value than competing homes - without the wait or added expense of building from scratch. Why pay builder base pricing and then spend thousands more on upgrades and window coverings when this home already includes it all, plus custom blinds throughout for immediate out-of-pocket savings? Inside, you'll find a bright open-concept layout designed for modern living. The kitchen is the centerpiece, featuring a large quartz center island, 42" tall upgraded cabinetry, tile backsplash, upgraded flooring, enhanced lighting and trim package, and a premium stainless appliance package complete with a 5-burner gas stove. A generous pantry provides excellent storage, and the kitchen flows seamlessly into the dining area and spacious great room. Upstairs offers a versatile loft area ideal for a second living space, office, or workout room. The primary suite is thoughtfully designed with dual sinks, a raised-height vanity, a large walk-in closet, and an impressive walk-in tile and glass shower. As a desirable end unit, this home benefits from additional natural light and added privacy. With the home being just over a year old, the remaining builder warranty provides added peace of mind. Location is a standout feature - situated just yards from Brownsburg's B&O Trail system, offering miles of paved trails for biking, jogging, and walking that connect throughout the community and beyond. It's an incredible lifestyle advantage right outside your door. HOA covers exterior maintenance, lawn care, and snow removal, giving you true low-maintenance living. A nearby community gathering area with seating and a firepit adds to the neighborhood charm. Located in highly desirable Brownsburg with award-winning schools, this is an exceptional opportunity to own a nearly new, fully upgraded home at a price that outshines the competition.

Key facts

• Upgraded end-unit
• Generous pantry
• Versatile loft area

Tags

• UPGRADED END-UNIT
• BRIGHT OPEN-CONCEPT LAYOUT
• LARGE QUARTZ CENTER ISLAND
• TILE BACKSPLASH
• GENEROUS PANTRY
• VERSATILE LOFT AREA

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $290k.

Deal economics

• At list price, monthly cash flow is $-330 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $232k (20.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (28.8% below list).
• Recommended offer: $207k (28.8% 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: 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 $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 107 days — a 9% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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 $206,506 (28.8% 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. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 29% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.71% ✗
• Cap rate: 4.93%
• Cash-on-cash: -4.87%
• DSCR: 0.78
• GRM: 11.7

CMA / ARV

• ARV (median comp): $318,034
• List price: $290,000
• Delta: -8.81%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.31% rent growth · sell at horizon

5-year hold

• IRR: -21.0%
• Equity multiple: 0.25×
• Total profit: $-60,872
• Equity at exit: $43,240

10-year hold

• IRR: -8.5%
• Equity multiple: 0.40×
• Total profit: $-48,804
• Equity at exit: $25,074

Cash invested: $81,200 (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: 11.7×

Monthly cashflow live

• Estimated rent: $2,065 medium
• Mortgage (P&I): −$1,521
• Tax from tax record: −$99 /mo · $1,192/yr
• Insurance: −$121
• HOA: −$220
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $-330

Break-even live

Break-even rent $2,482

Max offer price $231,782

Occupancy floor —

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2860 Hayward Ave Brownsburg, IN	2.0	2.0	1457	$2,212	$1.52	1d	6	0.44mi
8267 Templederry Dr Brownsburg, IN	3.0	2.0	1804	$2,145	$1.19	43d	1	1.28mi

HOA detail condo

• Monthly dues: $220 · $2,640/yr
• Likely covers: gaslandscapingsnow removalexterior maint.
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 34 events

1. 2026-06-18
   days on market $290,000 Active 107 DOM
2. 2026-06-17
   days on market $290,000 Active 106 DOM
3. 2026-06-16
   days on market $290,000 Active 105 DOM
4. 2026-06-15
   days on market $290,000 Active 104 DOM
5. 2026-06-13
   pricedays on market $290,000 Active 102 DOM
6. 2026-06-09
   days on market $295,000 Active 98 DOM
7. 2026-06-08
   days on market $295,000 Active 97 DOM
8. 2026-06-07
   days on market $295,000 Active 96 DOM
9. 2026-06-03
   days on market $295,000 Active 92 DOM
10. 2026-06-02
    days on market $295,000 Active 91 DOM
11. 2026-06-01
    days on market $295,000 Active 90 DOM
12. 2026-05-31
    days on market $295,000 Active 89 DOM
13. 2026-05-11
    price $295,000 1968-char remark

    Show marketing remark (1968 chars)

    Better than new and less than a year old, this beautifully upgraded end-unit offers more space, more features, and better value than competing homes - without the wait or added expense of building from scratch. Why pay builder base pricing and then spend thousands more on upgrades and window coverings when this home already includes it all, plus custom blinds throughout for immediate out-of-pocket savings? Inside, you'll find a bright open-concept layout designed for modern living. The kitchen is the centerpiece, featuring a large quartz center island, 42" tall upgraded cabinetry, tile backsplash, upgraded flooring, enhanced lighting and trim package, and a premium stainless appliance package complete with a 5-burner gas stove. A generous pantry provides excellent storage, and the kitchen flows seamlessly into the dining area and spacious great room. Upstairs offers a versatile loft area ideal for a second living space, office, or workout room. The primary suite is thoughtfully designed with dual sinks, a raised-height vanity, a large walk-in closet, and an impressive walk-in tile and glass shower. As a desirable end unit, this home benefits from additional natural light and added privacy. With the home being just over a year old, the remaining builder warranty provides added peace of mind. Location is a standout feature - situated just yards from Brownsburg's B&O Trail system, offering miles of paved trails for biking, jogging, and walking that connect throughout the community and beyond. It's an incredible lifestyle advantage right outside your door. HOA covers exterior maintenance, lawn care, and snow removal, giving you true low-maintenance living. A nearby community gathering area with seating and a firepit adds to the neighborhood charm. Located in highly desirable Brownsburg with award-winning schools, this is an exceptional opportunity to own a nearly new, fully upgraded home at a price that outshines the competition.

14. 2026-03-29
    price $300,000 1968-char remark

    Show marketing remark (1968 chars)

    Better than new and less than a year old, this beautifully upgraded end-unit offers more space, more features, and better value than competing homes - without the wait or added expense of building from scratch. Why pay builder base pricing and then spend thousands more on upgrades and window coverings when this home already includes it all, plus custom blinds throughout for immediate out-of-pocket savings? Inside, you'll find a bright open-concept layout designed for modern living. The kitchen is the centerpiece, featuring a large quartz center island, 42" tall upgraded cabinetry, tile backsplash, upgraded flooring, enhanced lighting and trim package, and a premium stainless appliance package complete with a 5-burner gas stove. A generous pantry provides excellent storage, and the kitchen flows seamlessly into the dining area and spacious great room. Upstairs offers a versatile loft area ideal for a second living space, office, or workout room. The primary suite is thoughtfully designed with dual sinks, a raised-height vanity, a large walk-in closet, and an impressive walk-in tile and glass shower. As a desirable end unit, this home benefits from additional natural light and added privacy. With the home being just over a year old, the remaining builder warranty provides added peace of mind. Location is a standout feature - situated just yards from Brownsburg's B&O Trail system, offering miles of paved trails for biking, jogging, and walking that connect throughout the community and beyond. It's an incredible lifestyle advantage right outside your door. HOA covers exterior maintenance, lawn care, and snow removal, giving you true low-maintenance living. A nearby community gathering area with seating and a firepit adds to the neighborhood charm. Located in highly desirable Brownsburg with award-winning schools, this is an exceptional opportunity to own a nearly new, fully upgraded home at a price that outshines the competition.

15. 2026-03-03
    listed $305,000 Active 1968-char remark

    Show marketing remark (1968 chars)

    Better than new and less than a year old, this beautifully upgraded end-unit offers more space, more features, and better value than competing homes - without the wait or added expense of building from scratch. Why pay builder base pricing and then spend thousands more on upgrades and window coverings when this home already includes it all, plus custom blinds throughout for immediate out-of-pocket savings? Inside, you'll find a bright open-concept layout designed for modern living. The kitchen is the centerpiece, featuring a large quartz center island, 42" tall upgraded cabinetry, tile backsplash, upgraded flooring, enhanced lighting and trim package, and a premium stainless appliance package complete with a 5-burner gas stove. A generous pantry provides excellent storage, and the kitchen flows seamlessly into the dining area and spacious great room. Upstairs offers a versatile loft area ideal for a second living space, office, or workout room. The primary suite is thoughtfully designed with dual sinks, a raised-height vanity, a large walk-in closet, and an impressive walk-in tile and glass shower. As a desirable end unit, this home benefits from additional natural light and added privacy. With the home being just over a year old, the remaining builder warranty provides added peace of mind. Location is a standout feature - situated just yards from Brownsburg's B&O Trail system, offering miles of paved trails for biking, jogging, and walking that connect throughout the community and beyond. It's an incredible lifestyle advantage right outside your door. HOA covers exterior maintenance, lawn care, and snow removal, giving you true low-maintenance living. A nearby community gathering area with seating and a firepit adds to the neighborhood charm. Located in highly desirable Brownsburg with award-winning schools, this is an exceptional opportunity to own a nearly new, fully upgraded home at a price that outshines the competition.

16. 2026-02-27
    historical
17. 2026-02-11
    price $315,000
18. 2026-01-09
    price $320,000
19. 2025-10-27
    listed $325,000 Active
20. 2025-04-21
    soldstatus $304,990 Closed
21. 2025-03-10
    status Pending
22. 2025-02-26
    price $304,990
23. 2025-02-06
    price $306,990
24. 2025-01-22
    price $308,990
25. 2025-01-09
    price $309,990
26. 2024-12-19
    price $321,990
27. 2024-12-19
    status Active
28. 2024-11-22
    price $323,990
29. 2024-10-18
    price $324,990
30. 2024-10-18
    price $322,990
31. 2024-10-04
    price $329,990
32. 2024-09-13
    price $336,990
33. 2024-09-06
    price $339,990
34. 2024-08-22
    listed $344,990 Active

ⓘ 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: $1,192 · $99/mo
• Projected year-2 tax: $1,828 · $152/mo
• Expected delta: +$636/yr (+$53/mo · 53.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $24,781
• − Mortgage interest: −$16,245
• − Property taxes: −$1,192
• − Insurance: −$1,450
• − Repairs & maintenance: −$1,982
• − Management: −$1,982
• − HOA: −$2,640
• − Depreciation: −$8,436
• Taxable loss: −$9,147
• Est. tax savings @ 24.0%: +$2,195
• After-tax cash flow: $-1,759/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

-14.5% since first listed

22 events — show timeline

• 2026-05-11 Price Changed $295,000 MIBOR as Distributed by MLS Grid
• 2026-03-29 Price Changed $300,000 MIBOR as Distributed by MLS Grid
• 2026-03-03 Listed $305,000 MIBOR as Distributed by MLS Grid
• 2026-02-27 Listing Removed — MIBOR as Distributed by MLS Grid
• 2026-02-11 Price Changed $315,000 MIBOR as Distributed by MLS Grid
• 2026-01-09 Price Changed $320,000 MIBOR as Distributed by MLS Grid
• 2025-10-27 Listed $325,000 MIBOR as Distributed by MLS Grid
• 2025-04-21 Sold (MLS) $304,990 MIBOR as Distributed by MLS Grid
• 2025-03-10 Pending — MIBOR as Distributed by MLS Grid
• 2025-02-26 Price Changed $304,990 MIBOR as Distributed by MLS Grid
• 2025-02-06 Price Changed $306,990 MIBOR as Distributed by MLS Grid
• 2025-01-22 Price Changed $308,990 MIBOR as Distributed by MLS Grid
• 2025-01-09 Price Changed $309,990 MIBOR as Distributed by MLS Grid
• 2024-12-19 Price Changed $321,990 MIBOR as Distributed by MLS Grid
• 2024-12-19 Relisted — MIBOR as Distributed by MLS Grid
• 2024-11-22 Price Changed $323,990 MIBOR as Distributed by MLS Grid
• 2024-10-18 Price Changed $324,990 MIBOR as Distributed by MLS Grid
• 2024-10-18 Price Changed $322,990 MIBOR as Distributed by MLS Grid
• 2024-10-04 Price Changed $329,990 MIBOR as Distributed by MLS Grid
• 2024-09-13 Price Changed $336,990 MIBOR as Distributed by MLS Grid
• 2024-09-06 Price Changed $339,990 MIBOR as Distributed by MLS Grid
• 2024-08-22 Listed $344,990 MIBOR as Distributed by MLS Grid