2320 Wynbrooke Blvd · Brownsburg, IN 46234

$319,900

3 bd · 3.0 ba · 2,780 sqft · SingleFamily public records · 17 Days on market

Built 1999 6,970 sqft lot $115/sqft · at area comps Est $327k · at est.

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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 +11.1/30.0
• ARV discount +8.4/15.0
• Schools +4.7/10.0
• Rent growth +4.4/5.0
• Livability +3.8/5.0
• DSCR +3.2/10.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3 Bedroom home has all your looking for! You won't believe the space in this beautiful home, located in amenity-rich community of Wynbrooke. Head down the basement stairs and you'll fall in love with the newly constructed Finished Basement! Private, Quiet Corner Lot next to common area! Avon Schools!

Key facts

• New sump pump
• Roof replacement
• Major updates

Tags

• FULLY FINISHED BASEMENT
• TWO ADDITIONAL BONUS ROOMS
• MAJOR UPDATES
• ROOF REPLACEMENT
• NEW SUMP PUMP
• RADON MITIGATION SYSTEM

Property features AI

Finance

• Other: Lot size approximately 0.16 acres (less than 1/4 acre); 100% of optional level finished

Exterior

• Parking: Attached 2-car garage (approx. 400 sq ft)
• Utilities: Public water; Municipal sewer connected; Sewer and water connected; Solid waste service available
• Home design: Single family residence; One level; Residential property
• Construction: Vinyl with brick exterior; Concrete perimeter foundation
• Exterior features: Corner lot; Sidewalks; Street lights; Fenced yard

Interior

• Kitchen: Gas cooktop; Dishwasher; Disposal; Microwave; Refrigerator
• Bedrooms: 3 bedrooms on the main level; Basement bonus rooms
• Bathrooms: 3 full bathrooms (2 on main level, 1 in basement)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Cathedral ceilings; Eat-in kitchen; Finished basement
• Laundry & utility: Water heater; Water softener (owned)

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-131 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $297k (7.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $253k (20.9% below list).
• Recommended offer: $253k (20.9% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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.
• Avon Community School Corporation (suburban): math 51% / reading 53% proficiency, ranked #32 of 301 in IN (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Zoned schools: River Birch Elementary School (math 64% / reading 48%, grade C+, #183 of 994 statewide, top 19%, 655 students, 39% FRL); Avon Middle School North (math 45% / reading 55%, grade C, #48 of 330 statewide, top 15%, 854 students, 42% FRL); Avon High School (math 44% / reading 76%, grade C+, #46 of 369 statewide, top 13%, 3,348 students, 38% FRL) — zoned schools average 40% FRL vs 20% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.6%/yr); 66 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,294 units permitted in Hendricks County in 2024 (18 in 5+ unit buildings).
• This rent runs 37% of the median local income ($83k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 17 days — a 2% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y 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 $253,123 (20.9% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 5.80%
• Cash-on-cash: -1.76%
• DSCR: 0.92
• GRM: 10.5

CMA / ARV

• ARV (median comp): $326,509
• List price: $319,900
• Delta: -2.02%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2320 Wynbrooke Blvd	0.00mi	3/3.0	2,840 (+2%)	1mo	$319,900	$113	96
10863 Secretariat Dr	0.25mi	4/2.5 (+1)	2,952 (+6%)	2mo	$344,500	$117	70
10780 Affirmed Dr	0.27mi	3/2.5	2,476 (-11%)	10mo	$319,900	$129	59
10893 Cannonade Ct	0.33mi	4/2.0 (+1)	2,516 (-10%)	14mo	$304,000	$121	48
10890 Poppy Hill Dr	0.47mi	4/3.5 (+1)	2,488 (-10%)	9mo	$370,000	$149	46

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 · 7.56% rent growth · sell at horizon

5-year hold

• IRR: -14.4%
• Equity multiple: 0.46×
• Total profit: $-48,048
• Equity at exit: $47,698

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $2,144
• Equity at exit: $27,659

Cash invested: $89,572 (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 46234

• Home prices YoY: -33.0%
• Rents YoY: 7.6%
• Active inventory: 66
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,531 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$320 /mo · $3,838/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$532
• Net cashflow: $-131

Break-even live

Break-even rent $2,697

Max offer price $296,751

Occupancy floor —

Sensitivity live

Price	-10% $50	-5% $-40	+0% $-131	+5% $-222	+10% $-312
Rent	-10% $-331	-5% $-231	+0% $-131	+5% $-31	+10% $69
Rate	-1.0pp $30	-0.5pp $-50	base $-131	+0.5pp $-214	+1.0pp $-298

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: $79,975
• Closing costs: $9,597
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10440 Wintergreen Way Indianapolis, IN	3.0	2.5	2416	$2,281	$0.94	45d	1	0.18mi
10363 Fairmont Ln Unit 1522300P Indianapolis, IN	3.0	2.0	2152	$3,695	$1.72	3d	1	1.02mi
1267 Constitution Dr Indianapolis, IN	4.0	2.5	2228	$2,455	$1.10	16d	1	1.09mi
10301 Kensington Way Indianapolis, IN	3.0	3.5	2636	$2,430	$0.92	5d	1	1.17mi

Listing history 6 events

1. 2026-05-11
   status Pending 1058-char remark
2. 2026-04-30
   price $319,900 1058-char remark
3. 2026-04-22
   listed $324,900 Active 1058-char remark
4. 2014-01-30
   historical 311-char remark

   Show marketing remark (311 chars)

   This 3 Bedroom home has all your looking for! You won't believe the space in this beautiful home, located in amenity-rich community of Wynbrooke. Head down the basement stairs and you'll fall in love with the newly constructed Finished Basement! Private, Quiet Corner Lot next to common area! Avon Schools!

5. 2014-01-29
   soldstatus $152,900 311-char remark

   Show marketing remark (311 chars)

   This 3 Bedroom home has all your looking for! You won't believe the space in this beautiful home, located in amenity-rich community of Wynbrooke. Head down the basement stairs and you'll fall in love with the newly constructed Finished Basement! Private, Quiet Corner Lot next to common area! Avon Schools!

6. 2013-10-04
   listed $154,900 311-char remark

   Show marketing remark (311 chars)

   This 3 Bedroom home has all your looking for! You won't believe the space in this beautiful home, located in amenity-rich community of Wynbrooke. Head down the basement stairs and you'll fall in love with the newly constructed Finished Basement! Private, Quiet Corner Lot next to common area! Avon Schools!

ⓘ 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: $3,838 · $320/mo
• Projected year-2 tax: $3,838 · $320/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 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,375
• − Mortgage interest: −$17,919
• − Property taxes: −$3,838
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,430
• − Management: −$2,430
• − Depreciation: −$9,306
• Taxable loss: −$7,148
• Est. tax savings @ 24.0%: +$1,716
• After-tax cash flow: $143/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: Avon Community School Corporation
• NCES district ID: 1800270
• Math proficiency: 51% ▼ -8.00%
• Reading proficiency: 53% ▼ -8.00%
• Median HH income: $75,987
• Composite: 46.93/100
• National rank: #2362
• State rank: #32 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

• County: Marion County · 998,460 people
• City population: 44,220
• Metro: Indianapolis-Carmel-Anderson, IN
• Population (ZIP): 28,300
• Household income: $83,190
• Rent vs Own: 23.5% rent · 76.5% own
• Severe rent burden: 764.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 63% Black 19% Hispanic / Latino 10% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 2% Romanian 2% Iranian 2%
• Foreign-born: 11% · Canada, China, United Kingdom
• Languages at home: 82% English-only · Spanish 8% Other Indo-European 3% French/Haitian/Cajun 3%

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: ▼ -106.23%
• Current HPI: 215.5854
• Rent YoY: ▲ 7.56%
• 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

+106.5% since first listed

7 events — show timeline

• 2026-06-05 Sold (MLS) $319,900 MIBOR as Distributed by MLS Grid
• 2026-05-11 Pending — MIBOR as Distributed by MLS Grid
• 2026-04-30 Price Changed $319,900 MIBOR as Distributed by MLS Grid
• 2026-04-22 Listed $324,900 MIBOR as Distributed by MLS Grid
• 2014-01-30 Listing Removed — MIBOR as Distributed by MLS Grid
• 2014-01-29 Sold (MLS) $152,900 MIBOR as Distributed by MLS Grid
• 2013-10-04 Listed $154,900 MIBOR as Distributed by MLS Grid

Property tax history

+7.4%/yr

Latest (2025): $3,838 · +9.7% YoY. Source: county tax records.