4348 N County Road 1025 E · Brownsburg, IN 46234

$229,900

3 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 107 Days on market

Built 1960 10,730 sqft lot $160/sqft · at area comps Est $240k · at est.

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Why this score? — see what drove the C 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 +19.8/30.0
• ARV discount +9.3/15.0
• DSCR +6.3/10.0
• Schools +6.3/10.0
• 1% rule +4.5/10.0
• Rent growth +4.4/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Treasure the charm and comfort of this exquisite 4-bedroom house rental nestled in the heart of Indianapolis. With 1440 sq ft of living space, this property offers an abundance of room for you and your family to spread out and enjoy. The cozy yet spacious interior features a bright and airy atmosphere, perfect for creating lasting memories. The surrounding neighborhood boasts a peaceful and welcoming atmosphere, making it the ideal location to make home. Located at 4348 N County Road 1025 E, this property offers easy access to nearby amenities and attractions. The generously sized bedrooms provide plenty of space for relaxation and privacy, while the full bathroom ensures convenience for all. The open floor plan allows for seamless entertaining, and the well-appointed kitchen is perfect for whipping up delicious meals. Don't miss out on the opportunity to make this stunning house your new home sweet home. Embrace the life you've always dreamed of in this beautiful Indianapolis rental property.

Key facts

• 0.25 acre lot
• Garage
• Built 1960

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (4.5% below list).
• Recommended offer: $209k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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 (+7.6%/yr); 66 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,294 units permitted in Hendricks County in 2024 (18 in 5+ unit buildings).
• This rent runs 32% 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 $7k 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.
• At projected returns (-3.0% appreciation + 7.6% rent growth), your $64k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $209,209 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.95% ✗
• Cap rate: 7.72%
• Cash-on-cash: 5.11%
• DSCR: 1.23
• GRM: 8.7

CMA / ARV

• ARV (median comp): $239,737
• List price: $229,900
• Delta: -4.10%
• 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
4350 Aspen Dr	0.07mi	3/1.5	1,512 (+5%)	6mo	$275,000	$182	82
4285 Varner Rd	0.07mi	3/1.0	1,336 (-7%)	8mo	$218,000	$163	78
4309 Clifford Rd	0.32mi	3/1.5	1,400 (-3%)	9mo	$275,000	$196	71
4325 Aspen Dr	0.11mi	3/2.0	1,298 (-10%)	5mo	$257,500	$198	70
4389 Allen Dr	0.11mi	4/1.0 (+1)	1,308 (-9%)	6mo	$164,000	$125	70
4451 Wilshire Dr	0.38mi	3/1.5	1,344 (-7%)	1mo	$262,500	$195	69
4367 Clifford	0.27mi	3/2.0	1,572 (+9%)	2mo	$265,000	$169	66
4346 Windsor Rd	0.44mi	4/1.5 (+1)	1,512 (+5%)	2mo	$230,000	$152	62
4380 Raintree Rd	0.55mi	3/2.0	1,506 (+5%)	4mo	$275,000	$183	59
4430 Chatham Dr	0.41mi	3/2.5	1,316 (-9%)	8mo	$275,000	$209	54
4366 Round Lake Bnd	0.62mi	3/2.5	1,534 (+6%)	1mo	$285,000	$186	53
4232 Clifford Rd	0.48mi	3/2.0	1,296 (-10%)	5mo	$200,000	$154	53

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: -3.7%
• Equity multiple: 0.86×
• Total profit: $-9,318
• Equity at exit: $34,279

10-year hold

• IRR: 10.3%
• Equity multiple: 1.96×
• Total profit: $61,662
• Equity at exit: $19,878

Cash invested: $64,372 (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: 8.7×

Monthly cashflow live

• Estimated rent: $2,195 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$159 /mo · $1,903/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $274

Break-even live

Break-even rent $1,848

Max offer price $229,900

Occupancy floor 83%

Sensitivity live

Price	-10% $404	-5% $339	+0% $274	+5% $209	+10% $144
Rent	-10% $101	-5% $187	+0% $274	+5% $361	+10% $447
Rate	-1.0pp $390	-0.5pp $332	base $274	+0.5pp $214	+1.0pp $154

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5548 James Blair Dr Indianapolis, IN	3.0	2.0	1572	$2,000	$1.27	25d	1	1.32mi

Listing history 19 events

1. 2026-06-21
   days on market $229,900 Active 107 DOM
2. 2026-06-18
   days on market $229,900 Active 104 DOM
3. 2026-06-17
   days on market $229,900 Active 103 DOM
4. 2026-06-16
   days on market $229,900 Active 102 DOM
5. 2026-06-15
   days on market $229,900 Active 101 DOM
6. 2026-06-13
   days on market $229,900 Active 99 DOM
7. 2026-06-09
   days on market $229,900 Active 95 DOM
8. 2026-06-08
   days on market $229,900 Active 94 DOM
9. 2026-06-07
   days on market $229,900 Active 93 DOM
10. 2026-06-03
    days on market $229,900 Active 89 DOM
11. 2026-06-02
    days on market $229,900 Active 88 DOM
12. 2026-06-02
    price $229,900 Active 87 DOM
13. 2026-06-01
    days on market $239,900 Active 87 DOM
14. 2026-05-31
    days on market $239,900 Active 86 DOM
15. 2026-04-30
    price $239,900 1008-char remark

    Show marketing remark (1008 chars)

    Treasure the charm and comfort of this exquisite 4-bedroom house rental nestled in the heart of Indianapolis. With 1440 sq ft of living space, this property offers an abundance of room for you and your family to spread out and enjoy. The cozy yet spacious interior features a bright and airy atmosphere, perfect for creating lasting memories. The surrounding neighborhood boasts a peaceful and welcoming atmosphere, making it the ideal location to make home. Located at 4348 N County Road 1025 E, this property offers easy access to nearby amenities and attractions. The generously sized bedrooms provide plenty of space for relaxation and privacy, while the full bathroom ensures convenience for all. The open floor plan allows for seamless entertaining, and the well-appointed kitchen is perfect for whipping up delicious meals. Don't miss out on the opportunity to make this stunning house your new home sweet home. Embrace the life you've always dreamed of in this beautiful Indianapolis rental property.

16. 2026-03-06
    listed $249,900 Active 1008-char remark

    Show marketing remark (1008 chars)

    Treasure the charm and comfort of this exquisite 4-bedroom house rental nestled in the heart of Indianapolis. With 1440 sq ft of living space, this property offers an abundance of room for you and your family to spread out and enjoy. The cozy yet spacious interior features a bright and airy atmosphere, perfect for creating lasting memories. The surrounding neighborhood boasts a peaceful and welcoming atmosphere, making it the ideal location to make home. Located at 4348 N County Road 1025 E, this property offers easy access to nearby amenities and attractions. The generously sized bedrooms provide plenty of space for relaxation and privacy, while the full bathroom ensures convenience for all. The open floor plan allows for seamless entertaining, and the well-appointed kitchen is perfect for whipping up delicious meals. Don't miss out on the opportunity to make this stunning house your new home sweet home. Embrace the life you've always dreamed of in this beautiful Indianapolis rental property.

17. 2022-05-20
    soldstatus $215,000 Closed 752-char remark

    Show marketing remark (752 chars)

    Well maintained 3 bedroom home in Brownsburg school district with NO HOA! Original owner has completed some of the more expensive updates over the years. Roof, windows, siding, HVAC all appear to be updated and in good condition. Large family room/living room features vent free fireplace and plenty of space to hang out. Interior may need some updates depending on your taste of finishes or perhaps you keep the retro look. Either way, this is a solid home on a nice mature lot. Long concrete driveway with RV electric connection, sitting area both in front & back yard and two mini-barns. This home is great if you are on a budget or need a place to park an RV/trailer. Convenient access to Bburg, Clermont, and the highway! Check it out!

18. 2022-04-20
    status Pending 752-char remark

    Show marketing remark (752 chars)

    Well maintained 3 bedroom home in Brownsburg school district with NO HOA! Original owner has completed some of the more expensive updates over the years. Roof, windows, siding, HVAC all appear to be updated and in good condition. Large family room/living room features vent free fireplace and plenty of space to hang out. Interior may need some updates depending on your taste of finishes or perhaps you keep the retro look. Either way, this is a solid home on a nice mature lot. Long concrete driveway with RV electric connection, sitting area both in front & back yard and two mini-barns. This home is great if you are on a budget or need a place to park an RV/trailer. Convenient access to Bburg, Clermont, and the highway! Check it out!

19. 2022-04-15
    listed $200,000 Active 752-char remark

    Show marketing remark (752 chars)

    Well maintained 3 bedroom home in Brownsburg school district with NO HOA! Original owner has completed some of the more expensive updates over the years. Roof, windows, siding, HVAC all appear to be updated and in good condition. Large family room/living room features vent free fireplace and plenty of space to hang out. Interior may need some updates depending on your taste of finishes or perhaps you keep the retro look. Either way, this is a solid home on a nice mature lot. Long concrete driveway with RV electric connection, sitting area both in front & back yard and two mini-barns. This home is great if you are on a budget or need a place to park an RV/trailer. Convenient access to Bburg, Clermont, and the highway! Check it out!

ⓘ 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: $1,903 · $159/mo
• Projected year-2 tax: $1,928 · $161/mo
• Expected delta: +$26/yr (+$2/mo · 1.4%)

ⓘ 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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,338
• − Mortgage interest: −$12,878
• − Property taxes: −$1,903
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,107
• − Management: −$2,107
• − Depreciation: −$6,688
• Taxable loss: −$494
• Est. tax savings @ 24.0%: +$119
• After-tax cash flow: $3,406/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

• 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

+20.0% since first listed

5 events — show timeline

• 2026-04-30 Price Changed $239,900 MIBOR as Distributed by MLS Grid
• 2026-03-06 Listed $249,900 MIBOR as Distributed by MLS Grid
• 2022-05-20 Sold (MLS) $215,000 MIBOR as Distributed by MLS Grid
• 2022-04-20 Pending — MIBOR as Distributed by MLS Grid
• 2022-04-15 Listed $200,000 MIBOR as Distributed by MLS Grid

Property tax history

+13.1%/yr

Latest (2025): $1,903 · +14.0% YoY. Source: county tax records.