117 E Tilden Dr · Brownsburg, IN 46112

$265,000

3 bd · 1.5 ba · 1,366 sqft · SingleFamily public records · 6 Days on market

Built 1969 10,454 sqft lot $194/sqft · 7% above area Est $248k · 7% over

---

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).

• Cash flow +13.0/30.0
• Schools +6.3/10.0
• ARV discount +4.5/15.0
• Rent growth +4.1/5.0
• DSCR +3.9/10.0
• Livability +3.8/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

All brick ranch home! Two car garage. Fireplace. Storage Shed.

Key facts

• 0.24 acre lot
• 2 garage spots
• Built 1969

Property features AI

Exterior

• Parking: Attached concrete garage with finished interior and garage door opener; Two garage spaces (approx. 462 sq ft)
• Utilities: Public water; Municipal sewer connected; No solid waste service listed
• Home design: Single-family residence; One level; North-facing
• Construction: Brick construction; Slab foundation
• Exterior features: Covered patio; Patio; Storage shed; Full privacy fence; Sidewalks; Mature trees

Interior

• Kitchen: Electric oven; Dishwasher; Garbage disposal; Refrigerator; Eat-in kitchen and pantry
• Bedrooms: Three bedrooms on the main level (sizes: 14x11; 11x10; 11x10)
• Bathrooms: One full bath and one half bath on the main level
• Heating & cooling: Heat pump with natural gas backup; Central air
• Interior features: Attic access; Eat-in kitchen; Pantry; Smart thermostat; One fireplace with gas starter
• Laundry & utility: Main-level laundry room; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-12 ($-148/yr) — negative.
• To cash-flow at today's rent, offer at most $263k (0.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (21.6% below list).
• Recommended offer: $208k (21.6% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 $8k 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 21y 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 $225k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $207,886 (21.6% 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. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.78% ✗
• Cap rate: 6.24%
• Cash-on-cash: -0.20%
• DSCR: 0.99
• GRM: 10.6

CMA / ARV

• ARV (median comp): $248,220
• List price: $265,000
• Delta: 6.76%
• 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
222 Pamela Pkwy	0.19mi	3/1.5	1,441 (+6%)	0mo	$260,000	$180	82
263 S Jefferson St	0.25mi	3/2.0	1,316 (-4%)	0mo	$250,000	$190	80
48 Picadilly Ct	0.39mi	3/1.5	1,274 (-7%)	4mo	$230,000	$181	67
506 S Green St	0.38mi	3/1.0	1,264 (-8%)	1mo	$245,000	$194	67
541 S Alpha Ave	0.68mi	3/2.0	1,361 (-0%)	0mo	$230,000	$169	66
1015 E Logan St	0.73mi	3/1.5	1,327 (-3%)	1mo	$225,000	$170	60
1020 S Green St	0.64mi	3/2.0	1,428 (+4%)	0mo	$285,000	$200	60
14 James Ct	0.41mi	3/1.0	1,232 (-10%)	3mo	$165,000	$134	60
108 Prairie Pkwy	0.34mi	3/2.0	1,175 (-14%)	0mo	$252,000	$214	59
2 Nash Ct	0.68mi	3/2.0	1,308 (-4%)	4mo	$268,000	$205	56
6 Kristelli Ct	0.59mi	3/2.0	1,200 (-12%)	2mo	$270,000	$225	48
27 Lake Dr S	0.74mi	3/2.0	1,200 (-12%)	1mo	$240,000	$200	42

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: -13.4%
• Equity multiple: 0.51×
• Total profit: $-36,650
• Equity at exit: $39,512

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-1,816
• Equity at exit: $22,912

Cash invested: $74,200 (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: 10.6×

Monthly cashflow live

• Estimated rent: $2,079 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$154 /mo · $1,854/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $-12

Break-even live

Break-even rent $2,094

Max offer price $262,826

Occupancy floor 96%

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 Murphy Ln Brownsburg, IN	3.0	1.5	1248	$1,775	$1.42	7d	1	0.61mi
5793 N Green St Brownsburg, IN	1.0–2.0	1.0–2.0	835	$1,678	$2.01	3d	7	0.83mi
457 Sable Chase Brownsburg, IN	3.0	2.0	1408	$2,185	$1.55	3d	1	0.83mi
7249 Arbuckle Cmns Brownsburg, IN	1.0–2.0	1.0–2.5	1548	$2,545	$1.64	1d	17	0.85mi
28 Parkwood Dr Brownsburg, IN	3.0	2.0	1422	$1,760	$1.24	17d	1	0.98mi
7774 Bedford Ct Brownsburg, IN	2.0	1.5	1071	$1,865	$1.74	1d	4	1.12mi
640 N Grant St Brownsburg, IN	2.0	2.0	1116	$1,550	$1.39	14d	1	1.15mi
711 Green Ridge Pkwy Brownsburg, IN	1.0–2.0	1.0–2.0	857	$1,529	$1.78	1d	3	1.21mi

Listing history 8 events

1. 2026-05-12
   status Pending 798-char remark
2. 2026-05-06
   listed $265,000 Active 798-char remark
3. 2022-09-09
   soldstatus $225,000 62-char remark

   Show marketing remark (62 chars)

   All brick ranch home! Two car garage. Fireplace. Storage Shed.

4. 2022-09-09
   listed $225,000 62-char remark

   Show marketing remark (62 chars)

   All brick ranch home! Two car garage. Fireplace. Storage Shed.

5. 2008-08-21
   soldstatus $113,000

   Show marketing remark (371 chars)

   Solid all brick 3 BR ranch on private tree-lined home site. Within walking distance to high school. New roof, carpet, paint, circular floor plan w/large 16'x14' LR & 18'x12' family room. Open & cozy kitchen, family room area, floor to ceiling stone fireplace in FR. Breakfast bar views well groomed private fenced-in rear lot. MUST SEE TODAY! TODAY? TODAY!

6. 2008-05-12
   listed $114,900

   Show marketing remark (371 chars)

   Solid all brick 3 BR ranch on private tree-lined home site. Within walking distance to high school. New roof, carpet, paint, circular floor plan w/large 16'x14' LR & 18'x12' family room. Open & cozy kitchen, family room area, floor to ceiling stone fireplace in FR. Breakfast bar views well groomed private fenced-in rear lot. MUST SEE TODAY! TODAY? TODAY!

7. 2005-08-26
   soldstatus $115,000
8. 2005-06-24
   listed $119,500

ⓘ 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: $1,854 · $154/mo
• Projected year-2 tax: $2,053 · $171/mo
• Expected delta: +$199/yr (+$17/mo · 10.7%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,946
• − Mortgage interest: −$14,844
• − Property taxes: −$1,854
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,996
• − Management: −$1,996
• − Depreciation: −$7,709
• Taxable loss: −$4,777
• Est. tax savings @ 24.0%: +$1,147
• After-tax cash flow: $999/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

+121.8% since first listed

8 events — show timeline

• 2026-05-12 Pending — MIBOR as Distributed by MLS Grid
• 2026-05-06 Listed $265,000 MIBOR as Distributed by MLS Grid
• 2022-09-09 Listed $225,000 MIBOR as Distributed by MLS Grid
• 2022-09-09 Sold (MLS) $225,000 MIBOR as Distributed by MLS Grid
• 2008-08-21 Sold (MLS) $113,000 MIBOR as Distributed by MLS Grid
• 2008-05-12 Listed $114,900 MIBOR as Distributed by MLS Grid
• 2005-08-26 Sold (MLS) $115,000 MIBOR as Distributed by MLS Grid
• 2005-06-24 Listed $119,500 MIBOR as Distributed by MLS Grid

Property tax history

+3.8%/yr

Latest (2025): $1,854 · +9.2% YoY. Source: county tax records.