Introduction

Investing in rental properties can be a lucrative venture, but the success of such an investment heavily relies on selecting the right property and, importantly, the right location. A good rental property typically features a strong rental demand, reasonable property prices, and potential for appreciation. However, the location is critical as it determines the rental demand, property value, and tenant profile. Hendricks County, IN, offers a variety of neighborhoods, each with unique characteristics and potential for investment. This guide explores the best areas in Hendricks County for rental property investment, grading them based on convenience, tourist attractions, things to do, average home prices, return on investment, proximity to work-related travel, and the unique ‘x-factor’ that sets them apart.

Best Neighborhoods and Areas in Hendricks County, IN

1. Brownsburg

Grades:

• Convenience: A
• Tourist Attractions: B+
• Things to Do: A-
• Average Home Prices: B
• Return on Investment: A-
• Proximity to Work-Related Travel: A
• X-Factor: A

Convenience: A
Brownsburg offers excellent convenience with easy access to major highways like I-74, making it a commuter-friendly area. It has a range of shopping centers, schools, and healthcare facilities, making daily life smooth for residents.

Tourist Attractions: B+
While not a major tourist destination, Brownsburg features local attractions such as Arbuckle Acres Park and the nearby Lucas Oil Raceway, which draws motorsport enthusiasts.

Things to Do: A-
Residents can enjoy a variety of recreational activities, including parks, golf courses, and community events. The town also boasts several dining and entertainment options.

Average Home Prices: B
Home prices in Brownsburg are moderate, offering a balance between affordability and quality. This makes it an attractive option for both investors and renters.

Return on Investment: A-
With its growing population and demand for rental properties, Brownsburg provides a promising return on investment. The steady appreciation of property values contributes to this positive outlook.

Proximity to Work-Related Travel: A
Proximity to Indianapolis International Airport and major highways makes Brownsburg an ideal location for those who travel frequently for work. It's also close to several corporate offices and business parks.

X-Factor: A
Brownsburg’s x-factor lies in its blend of small-town charm and urban convenience. The strong sense of community and well-maintained public spaces make it highly desirable.

2. Avon

Grades:

• Convenience: A-
• Tourist Attractions: B
• Things to Do: B+
• Average Home Prices: B+
• Return on Investment: A
• Proximity to Work-Related Travel: B+
• X-Factor: B+

Convenience: A-
Avon is well-known for its convenient amenities, including a variety of shopping centers, top-rated schools, and medical facilities. The presence of US Route 36 makes commuting easy.

Tourist Attractions: B
While Avon may not be a hotspot for tourists, it does feature some attractions like the Avon Town Hall Park and Washington Township Park, which are popular among locals.

Things to Do: B+
There are plenty of recreational activities in Avon, from parks and trails to local festivals and events. The area also has a good selection of restaurants and shops.

Average Home Prices: B+
Home prices in Avon are slightly higher than in some other parts of Hendricks County but still affordable compared to nearby metropolitan areas. This balance makes it appealing for investment.

Return on Investment: A
Avon’s robust rental market and continuous development make it a strong contender for high ROI. The area’s desirability ensures steady demand for rental properties.

Proximity to Work-Related Travel: B+
Avon is reasonably close to Indianapolis International Airport and several major highways, facilitating travel. It's also near key employment hubs, making it convenient for working professionals.

X-Factor: B+
Avon’s unique appeal comes from its excellent schools and family-friendly atmosphere. The community-focused environment is a major draw for families and long-term renters.

3. Plainfield

Grades:

• Convenience: A
• Tourist Attractions: B+
• Things to Do: A-
• Average Home Prices: B
• Return on Investment: A
• Proximity to Work-Related Travel: A
• X-Factor: A-

Convenience: A
Plainfield offers excellent convenience with a range of shopping, dining, and healthcare options. Its location along I-70 provides easy access to Indianapolis and the surrounding areas.

Tourist Attractions: B+
Attractions in Plainfield include Splash Island Family Waterpark and the Plainfield Recreation and Aquatic Center, which are popular with families and visitors.

Things to Do: A-
Plainfield boasts a variety of parks, trails, and community events. The area has a thriving dining scene and numerous recreational facilities, providing plenty of options for residents.

Average Home Prices: B
Home prices in Plainfield are competitive, offering good value for money. This affordability makes it attractive to both investors and renters.

Return on Investment: A
The steady demand for rentals and the town's growth prospects contribute to a high return on investment. Plainfield's development initiatives further boost its investment potential.

Proximity to Work-Related Travel: A
Proximity to Indianapolis International Airport and major highways makes Plainfield ideal for those who travel frequently for work. The area is also close to several logistics and distribution centers.

X-Factor: A-
Plainfield’s x-factor is its combination of small-town feel and urban amenities. The community's focus on maintaining high-quality public spaces and services enhances its appeal.

4. Danville

Grades:

• Convenience: B+
• Tourist Attractions: A-
• Things to Do: B
• Average Home Prices: A-
• Return on Investment: B+
• Proximity to Work-Related Travel: B
• X-Factor: B+

Convenience: B+
Danville offers a quaint, small-town vibe with essential amenities close by. While not as urbanized as some other areas, it provides a comfortable living environment.

Tourist Attractions: A-
Danville is home to attractions like the Hendricks County Historical Museum and the Hendricks County Courthouse Square, making it a charming place with historical appeal.

Things to Do: B
The town offers several parks, local shops, and dining options, but it’s more limited compared to larger towns. However, the quality of life is high due to its serene atmosphere.

Average Home Prices: A-
Danville’s home prices are relatively low, offering excellent affordability. This makes it an attractive option for budget-conscious investors and renters.

Return on Investment: B+
The investment potential in Danville is solid, though not as high as in some other areas. Its charm and affordability contribute to a steady demand for rentals.

Proximity to Work-Related Travel: B
Danville is a bit farther from major highways and the airport, making travel slightly less convenient. However, it’s still within a reasonable distance from key employment centers.

X-Factor: B+
Danville’s unique appeal lies in its historic charm and community-oriented lifestyle. The town’s friendly atmosphere and picturesque settings make it desirable for those seeking a quieter life.

5. Pittsboro

Grades:

• Convenience: B
• Tourist Attractions: B
• Things to Do: B
• Average Home Prices: A
• Return on Investment: B+
• Proximity to Work-Related Travel: B
• X-Factor: B

Convenience: B
Pittsboro offers basic amenities and a peaceful residential environment. It’s less developed than other areas but provides a relaxed lifestyle.

Tourist Attractions: B
While Pittsboro doesn’t have major tourist attractions, it’s close to outdoor recreational areas and parks, making it appealing for nature lovers.

Things to Do: B
Recreational activities in Pittsboro are more limited, focusing on outdoor pursuits and local community events. The town has a few dining and shopping options.

Average Home Prices: A
Home prices in Pittsboro are among the lowest in Hendricks County, making it an excellent option for affordable investment properties.

Return on Investment: B+
The affordability of properties in Pittsboro offers good potential for ROI, particularly for those seeking lower entry costs. The rental demand is steady, albeit lower than in more developed areas.

Proximity to Work-Related Travel: B
While not as close to major highways or the airport, Pittsboro is within a reasonable distance from Indianapolis and other employment hubs.

X-Factor: B
Pittsboro’s x-factor is its tranquil, rural atmosphere. It’s ideal for those who prefer a slower pace of life and value community connections.

Conclusion

Hendricks County, IN, presents a range of attractive options for rental property investment. Each area has its strengths and unique characteristics, from the urban convenience of Brownsburg and Avon to the historic charm of Danville and the rural tranquility of Pittsboro. By carefully considering factors such as convenience, attractions, average home prices, ROI potential, and proximity to work-related travel, investors can make informed decisions to unlock the full potential of rental properties in this diverse and dynamic county.