14 Daniel Cir · Brownsburg, IN 46112

$264,900

3 bd · 2.0 ba · 1,284 sqft · SingleFamily public records · 2 Days on market

Built 1995 10,240 sqft lot Est $263k · at est. $15/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).

• Cash flow +12.0/30.0
• ARV discount +7.2/15.0
• Schools +6.3/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• DSCR +3.5/10.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cozy and very well maintained 3BR 2BA home in Brownsburg. Fully fenced backyard. Walk to schools and parks. Ceramic tile in kitchen entryway and both baths. You will feel at home the moment you walk in.

Key facts

• Covered front porch
• New ss appliances
• New ss farm sink

Tags

• COVERED FRONT PORCH
• CUL-DE-SAC STREET
• SOARING CEILINGS
• UPDATED EAT-IN KITCHEN
• NEW SS FARM SINK
• NEW SS APPLIANCES

Property features AI

Finance

• Other: Mandatory fee ownership interest
• HOA & community: HOA with annual fee of $180; HOA includes entrance/common maintenance and association HOA services; HOA disclosures: Covenants & Restrictions

Exterior

• Parking: Attached concrete garage with garage door opener; 2-car garage
• Utilities: Public water; Municipal sewer; Electricity connected; Natural gas connected; Cable available
• Home design: Single-family residence; One level
• Construction: Vinyl siding; Slab foundation
• Exterior features: Covered patio; Patio; Mini barn; Fire pit; Full yard fence; Cul-de-sac lot; Sidewalks

Interior

• Kitchen: Electric oven; Microwave with hood; Dishwasher; Garbage disposal; Refrigerator; Eat-in layout
• Bedrooms: Three main-level bedrooms; Primary bedroom with walk-in closet
• Bathrooms: Two full bathrooms; Primary bath with garden tub, full shower stall, and double sinks
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Cathedral ceilings; Eat-in kitchen; Walk-in closets; Painted woodwork; Smoke alarm
• Laundry & utility: Laundry closet; Washer and dryer included; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-64 ($-769/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (4.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (21.2% below list).
• Recommended offer: $209k (21.2% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 17y 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 $138k; list at $265k implies a 92% gain — meaningful room to come down on a strong offer.

Recommended offer $208,869 (21.2% 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: 0.79% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.04%
• DSCR: 0.95
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $263,220
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2 Nash Ct	0.24mi	3/2.0	1,308 (+2%)	4mo	$268,000	$205	82
48 Picadilly Ct	0.32mi	3/1.5	1,274 (-1%)	4mo	$230,000	$181	79
6 Kristelli Ct	0.23mi	3/2.0	1,200 (-6%)	2mo	$270,000	$225	77
27 Lake Dr S	0.34mi	3/2.0	1,200 (-6%)	1mo	$240,000	$200	72
1493 Hideaway Cir	0.61mi	2/2.0 (-1)	1,260 (-2%)	1mo	$296,500	$235	63
108 Prairie Pkwy	0.51mi	3/2.0	1,175 (-8%)	0mo	$252,000	$214	62
1020 S Green St	0.42mi	3/2.0	1,428 (+11%)	0mo	$285,000	$200	61
506 S Green St	0.70mi	3/1.0	1,264 (-2%)	2mo	$245,000	$194	60
6750 E County Road 425 N	0.65mi	3/2.0	1,360 (+6%)	3mo	$300,000	$221	57
20 Roselawn Ave	0.66mi	3/2.0	1,380 (+8%)	1mo	$316,000	$229	56
14 James Ct	0.69mi	3/1.0	1,232 (-4%)	3mo	$165,000	$134	54
222 Pamela Pkwy	0.56mi	3/1.5	1,441 (+12%)	1mo	$260,000	$180	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: -14.6%
• Equity multiple: 0.46×
• Total profit: $-39,858
• Equity at exit: $39,497

10-year hold

• IRR: -1.5%
• Equity multiple: 0.88×
• Total profit: $-8,555
• Equity at exit: $22,904

Cash invested: $74,172 (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: 10.6×

Monthly cashflow live

• Estimated rent: $2,089 high
• Mortgage (P&I): −$1,389
• Tax from tax record: −$200 /mo · $2,395/yr
• Insurance: −$110
• HOA: −$15
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $-64

Break-even live

Break-even rent $2,170

Max offer price $253,584

Occupancy floor 98%

Sensitivity live

Price	-10% $86	-5% $11	+0% $-64	+5% $-139	+10% $-214
Rent	-10% $-229	-5% $-147	+0% $-64	+5% $18	+10% $101
Rate	-1.0pp $69	-0.5pp $3	base $-64	+0.5pp $-133	+1.0pp $-203

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: $66,225
• Closing costs: $7,947
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
28 Parkwood Dr Brownsburg, IN	3.0	2.0	1422	$1,760	$1.24	19d	1	0.76mi
102 Murphy Ln Brownsburg, IN	3.0	1.5	1248	$1,775	$1.42	9d	1	1.22mi
457 Sable Chase Brownsburg, IN	3.0	2.0	1408	$2,185	$1.55	6d	1	1.38mi
5793 N Green St Brownsburg, IN	1.0–2.0	1.0–2.0	835	$1,678	$2.01	6d	7	1.44mi
5793 N Green St Brownsburg, IN	1.0–2.0	1.0–2.0	835	$1,678	$2.01	0d	7	1.44mi
7249 Arbuckle Cmns Brownsburg, IN	1.0–2.0	1.0–2.5	1548	$2,545	$1.64	0d	19	1.47mi

HOA detail

• Monthly dues: $15 · $180/yr

Listing history 11 events

1. 2026-05-21
   status Pending
2. 2026-05-19
   listed $264,900 Active
3. 2017-04-27
   soldstatus $138,000 Sold 202-char remark

   Show marketing remark (202 chars)

   Cozy and very well maintained 3BR 2BA home in Brownsburg. Fully fenced backyard. Walk to schools and parks. Ceramic tile in kitchen entryway and both baths. You will feel at home the moment you walk in.

4. 2017-03-08
   status Pending 202-char remark

   Show marketing remark (202 chars)

   Cozy and very well maintained 3BR 2BA home in Brownsburg. Fully fenced backyard. Walk to schools and parks. Ceramic tile in kitchen entryway and both baths. You will feel at home the moment you walk in.

5. 2017-03-07
   listed $136,500 Active 202-char remark

   Show marketing remark (202 chars)

   Cozy and very well maintained 3BR 2BA home in Brownsburg. Fully fenced backyard. Walk to schools and parks. Ceramic tile in kitchen entryway and both baths. You will feel at home the moment you walk in.

6. 2010-04-09
   historical 181-char remark

   Show marketing remark (181 chars)

   Newly remodeled 3-bedrooml, 2-full bath ranch in Sugar Bush Farms. New carpet, new paint, new ceramic tile, fully-fenced backyard with all appliances. This place is move-in ready!

7. 2010-03-26
   soldstatus $127,000 181-char remark

   Show marketing remark (181 chars)

   Newly remodeled 3-bedrooml, 2-full bath ranch in Sugar Bush Farms. New carpet, new paint, new ceramic tile, fully-fenced backyard with all appliances. This place is move-in ready!

8. 2010-01-11
   listed $129,900 181-char remark

   Show marketing remark (181 chars)

   Newly remodeled 3-bedrooml, 2-full bath ranch in Sugar Bush Farms. New carpet, new paint, new ceramic tile, fully-fenced backyard with all appliances. This place is move-in ready!

9. 2009-10-23
   historical
10. 2009-10-21
    soldstatus $93,500
11. 2009-07-10
    listed $122,000

ⓘ 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: $2,395 · $200/mo
• Projected year-2 tax: $2,395 · $200/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 0% 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: $25,064
• − Mortgage interest: −$14,839
• − Property taxes: −$2,395
• − Insurance: −$1,324
• − Repairs & maintenance: −$2,005
• − Management: −$2,005
• − HOA: −$180
• − Depreciation: −$7,706
• Taxable loss: −$5,390
• Est. tax savings @ 24.0%: +$1,294
• After-tax cash flow: $525/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

+117.1% since first listed

11 events — show timeline

• 2026-05-21 Pending — MIBOR as Distributed by MLS Grid
• 2026-05-19 Listed $264,900 MIBOR as Distributed by MLS Grid
• 2017-04-27 Sold (MLS) $138,000 MIBOR as Distributed by MLS Grid
• 2017-03-08 Pending — MIBOR as Distributed by MLS Grid
• 2017-03-07 Listed $136,500 MIBOR as Distributed by MLS Grid
• 2010-04-09 Listing Removed — MIBOR as Distributed by MLS Grid
• 2010-03-26 Sold (MLS) $127,000 MIBOR as Distributed by MLS Grid
• 2010-01-11 Listed $129,900 MIBOR as Distributed by MLS Grid
• 2009-10-23 Listing Removed — MIBOR as Distributed by MLS Grid
• 2009-10-21 Sold (MLS) $93,500 MIBOR as Distributed by MLS Grid
• 2009-07-10 Listed $122,000 MIBOR as Distributed by MLS Grid

Property tax history

+5.9%/yr

Latest (2025): $2,395 · +5.1% YoY. Source: county tax records.