3042 N Temple Ave · Indianapolis city (balance), IN 46218

$95,000

2 bd · 1.0 ba · 727 sqft · SingleFamily public records · 223 Days on market

Built 1946 6,839 sqft lot $131/sqft · 46% above area Est $129k · 27% under

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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 +18.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• 1% rule +5.3/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

welcome to 3042 n temple Ave! this charming 2 bedroom, 1 bath home has comfort and convenience, ready for your personal touch the home sits in a spacious lot with a large backyard, ideal for gatherings, gardening locate just minutes from downtown Indianapolis, shopping dining schools and major highways, this property offers both accessibility and potential, whether you are first time home buyer, downsizing or looking for an investment ,this home checks all the boxes

Key facts

• Large backyard
• Spacious lot
• 6,839 sq ft lot

Tags

• LARGE BACKYARD
• SPACIOUS LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $36 ($435/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($981 rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 4.4% in Indianapolis city (balance) — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Indianapolis Public Schools (urban): math 14% / reading 20% proficiency, ranked #286 of 301 in IN (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 334 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,906 units permitted in Marion County in 2024 (621 in 5+ unit buildings).
• This rent runs 31% of the median local income ($38k/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 $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Marion County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 223 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $95k implies a 138% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 223 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.03% ✓
• Cap rate: 7.45%
• Cash-on-cash: 4.14%
• DSCR: 1.18
• GRM: 8.1

CMA / ARV

• ARV (median comp): $129,361
• List price: $95,000
• Delta: -26.56%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3135 N Temple Ave	0.13mi	1/1.0 (-1)	725 (-0%)	4mo	$78,000	$108	86
3105 N Tacoma Ave	0.08mi	2/1.0	696 (-4%)	10mo	$137,500	$198	81
3061 N Tacoma Ave	0.05mi	2/1.0	672 (-8%)	6mo	$43,000	$64	80
3114 Adams St	0.52mi	2/1.0	725 (-0%)	3mo	$63,000	$87	73
2801 Brouse Ave	0.36mi	2/1.0	720 (-1%)	13mo	$74,900	$104	70
2959 N Lasalle St	0.49mi	2/1.0	720 (-1%)	11mo	$59,900	$83	66
2724 N Dearborn St	0.57mi	2/1.0	720 (-1%)	10mo	$95,000	$132	64
3331 Orchard Ave	0.55mi	2/1.0	720 (-1%)	14mo	$115,000	$160	61
2839 N Lasalle St	0.56mi	2/1.0	768 (+6%)	5mo	$55,000	$72	60
3145 Stuart St	0.60mi	2/1.0	725 (-0%)	14mo	$79,000	$109	60
2942 N Dearborn St	0.41mi	2/1.0	825 (+14%)	7mo	$70,000	$85	52
3015 Adams St	0.55mi	2/1.0	819 (+13%)	9mo	$155,000	$189	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 · 0.81% rent growth · sell at horizon

5-year hold

• IRR: -16.4%
• Equity multiple: 0.43×
• Total profit: $-15,134
• Equity at exit: $14,165

10-year hold

• IRR: -13.2%
• Equity multiple: 0.31×
• Total profit: $-18,246
• Equity at exit: $8,214

Cash invested: $26,600 (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 46218

• Home prices YoY: -17.1%
• Rents YoY: 0.8%
• Active inventory: 334
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $981 high
• Mortgage (P&I): −$498
• Tax from tax record: −$145 /mo · $1,745/yr
• Insurance: −$40
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $36

Break-even live

Break-even rent $935

Max offer price $95,000

Occupancy floor 91%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2930 N Dearborn St Indianapolis, IN	1.0	1.0	536	$599	$1.12	23d	1	0.44mi
3363 Nicholas Ave Indianapolis, IN	2.0	1.0	720	$1,000	$1.39	4d	1	0.52mi
2530 N Temple Ave Indianapolis, IN	1.0	1.0	720	$750	$1.04	20d	1	0.54mi
2821 Oxford Ln Indianapolis, IN	1.0	1.0	640	$825	$1.29	43d	1	0.60mi
2519 Baltimore Ave Unit B Indianapolis, IN	2.0	1.0	482	$775	$1.61	23d	1	0.64mi
3011 Oxford Ln Indianapolis, IN	1.0	1.0	640	$800	$1.25	43d	1	0.66mi
2449 Wheeler St Indianapolis, IN	1.0	1.0	600	$950	$1.58	23d	1	0.72mi
2722 N Olney St Indianapolis, IN	2.0	1.0	650	$795	$1.22	43d	1	0.79mi
2372 Beckwith Dr Indianapolis, IN	4.0	1.0–1.5	779	$1,064	$1.36	1d	32	0.82mi
3719 Hillside Ave Indianapolis, IN	1.0	1.0	644	$725	$1.13	23d	1	0.84mi
2422 Adams St Unit 2 Indianapolis, IN	1.0	1.0	700	$850	$1.21	43d	1	0.84mi
3421 N Olney St Indianapolis, IN	2.0	1.0	720	$1,195	$1.66	16d	1	0.85mi
3132 Dr Andrew J Brown Ave Indianapolis, IN	2.0	1.0–2.0	791	$2,120	$2.68	1d	46	0.87mi
3709 Kinnear Ave Indianapolis, IN	2.0	1.0	650	$1,000	$1.54	43d	1	0.87mi
2846 Doctor Andrew J Brown Ave Indianapolis, IN	1.0	1.0	420	$700	$1.67	43d	1	0.88mi
3763 Baltimore Ave Unit 3765 Indianapolis, IN	1.0	1.0	750	$750	$1.00	43d	1	0.90mi
3723 Orchard Ave Unit 3723 Indianapolis, IN	1.0	1.5	700	$1,300	$1.86	23d	1	0.92mi
3383 Station St Indianapolis, IN	3.0	1.0	744	$1,250	$1.68	23d	1	0.93mi
3519 Balsam Ave Unit 7 Indianapolis, IN	1.0	1.0	450	$850	$1.89	23d	1	1.11mi
3519 Balsam Ave Unit 6 Indianapolis, IN	1.0	1.0	450	$775	$1.72	43d	1	1.11mi
3609 Balsam Ave Indianapolis, IN	1.0	1.0	541	$775	$1.43	3d	1	1.17mi
3609 Balsam Ave Indianapolis, IN	1.0	1.0	541	$755	$1.40	14d	1	1.17mi
3610 Balsam Ave Indianapolis, IN	1.0	1.0	464	$775	$1.67	3d	9	1.19mi
3725 N Sherman Dr #7 Indianapolis, IN	2.0	1.0	729	$845	$1.16	4d	1	1.26mi
1040 Fairfield Ave Unit 104011 Indianapolis, IN	1.0	1.0	519	$799	$1.54	23d	1	1.26mi
3615 Sherman Forest Dr Indianapolis, IN	4.0	1.0–2.5	1057	$1,288	$1.22	4d	1	1.28mi
1931 N Oxford St Indianapolis, IN	1.0	1.0	616	$875	$1.42	4d	1	1.33mi
4115 Meadows Dr Indianapolis, IN	1.0–3.0	1.0–2.0	1013	$1,374	$1.36	43d	9	1.46mi
2827 E 18th St Indianapolis, IN	2.0	1.0	726	$1,300	$1.79	23d	1	1.47mi

Listing history 23 events

1. 2026-06-18
   days on market $95,000 Active 223 DOM
2. 2026-06-17
   days on market $95,000 Active 222 DOM
3. 2026-06-16
   days on market $95,000 Active 221 DOM
4. 2026-06-15
   days on market $95,000 Active 220 DOM
5. 2026-06-13
   days on market $95,000 Active 218 DOM
6. 2026-06-13
   days on market $95,000 Active 217 DOM
7. 2026-06-09
   days on market $95,000 Active 214 DOM
8. 2026-06-08
   days on market $95,000 Active 213 DOM
9. 2026-06-07
   days on market $95,000 Active 212 DOM
10. 2026-06-03
    days on market $95,000 Active 208 DOM
11. 2026-06-02
    days on market $95,000 Active 207 DOM
12. 2026-06-01
    days on market $95,000 Active 206 DOM
13. 2026-05-31
    days on market $95,000 Active 205 DOM
14. 2026-01-08
    status Active 477-char remark

    Show marketing remark (477 chars)

    welcome to 3042 n temple Ave! this charming 2 bedroom, 1 bath home has comfort and convenience, ready for your personal touch the home sits in a spacious lot with a large backyard, ideal for gatherings, gardening locate just minutes from downtown Indianapolis, shopping dining schools and major highways, this property offers both accessibility and potential, whether you are first time home buyer, downsizing or looking for an investment ,this home checks all the boxes

15. 2025-11-25
    status Pending 477-char remark

    Show marketing remark (477 chars)

    welcome to 3042 n temple Ave! this charming 2 bedroom, 1 bath home has comfort and convenience, ready for your personal touch the home sits in a spacious lot with a large backyard, ideal for gatherings, gardening locate just minutes from downtown Indianapolis, shopping dining schools and major highways, this property offers both accessibility and potential, whether you are first time home buyer, downsizing or looking for an investment ,this home checks all the boxes

16. 2025-10-10
    price $95,000 477-char remark

    Show marketing remark (477 chars)

    welcome to 3042 n temple Ave! this charming 2 bedroom, 1 bath home has comfort and convenience, ready for your personal touch the home sits in a spacious lot with a large backyard, ideal for gatherings, gardening locate just minutes from downtown Indianapolis, shopping dining schools and major highways, this property offers both accessibility and potential, whether you are first time home buyer, downsizing or looking for an investment ,this home checks all the boxes

17. 2025-09-21
    listed $105,000 Active 477-char remark

    Show marketing remark (477 chars)

    welcome to 3042 n temple Ave! this charming 2 bedroom, 1 bath home has comfort and convenience, ready for your personal touch the home sits in a spacious lot with a large backyard, ideal for gatherings, gardening locate just minutes from downtown Indianapolis, shopping dining schools and major highways, this property offers both accessibility and potential, whether you are first time home buyer, downsizing or looking for an investment ,this home checks all the boxes

18. 2017-08-03
    soldstatus $40,000 Sold 358-char remark

    Show marketing remark (358 chars)

    Move in ready turn key home. Is fully rehabbed from the basement to shingles. All electric, plumbing, furnace, and hot water heater. All new Laminate floors bedrooms, family room, and kitchen. Bathroom fresh ceramic tile floors and ceramic shower surround. New toilet and vanity. Lot is peaceful with private back yard space. This little jewel is a must see.

19. 2017-07-11
    status Pending 358-char remark

    Show marketing remark (358 chars)

    Move in ready turn key home. Is fully rehabbed from the basement to shingles. All electric, plumbing, furnace, and hot water heater. All new Laminate floors bedrooms, family room, and kitchen. Bathroom fresh ceramic tile floors and ceramic shower surround. New toilet and vanity. Lot is peaceful with private back yard space. This little jewel is a must see.

20. 2017-07-08
    listed $45,900 Active 358-char remark

    Show marketing remark (358 chars)

    Move in ready turn key home. Is fully rehabbed from the basement to shingles. All electric, plumbing, furnace, and hot water heater. All new Laminate floors bedrooms, family room, and kitchen. Bathroom fresh ceramic tile floors and ceramic shower surround. New toilet and vanity. Lot is peaceful with private back yard space. This little jewel is a must see.

21. 2016-12-07
    historical
22. 2016-06-16
    price $44,900
23. 2016-06-07
    listed $50,000 Active

ⓘ 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: $1,745 · $145/mo
• Projected year-2 tax: $1,745 · $145/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 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,773
• − Mortgage interest: −$5,321
• − Property taxes: −$1,745
• − Insurance: −$1,142
• − Repairs & maintenance: −$942
• − Management: −$942
• − Depreciation: −$2,764
• Taxable loss: −$1,083
• Est. tax savings @ 24.0%: +$260
• After-tax cash flow: $695/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: Indianapolis Public Schools
• NCES district ID: 1804770
• Math proficiency: 14% ▼ -7.00%
• Reading proficiency: 20% ▼ -3.00%
• Median HH income: $32,034
• Composite: 13.69/100
• National rank: #9499
• State rank: #286 of 301 in IN

Livability — Indianapolis city (balance)

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Indianapolis city (balance), IN
• County: Marion County · 998,460 people
• City population: 881,119
• Metro: Indianapolis-Carmel-Anderson, IN
• Population (ZIP): 29,360
• Household income: $38,063
• Rent vs Own: 47.2% rent · 52.8% own
• Severe rent burden: 2340.0

Population outlook (Marion County) Hauer SSP2

• Today (2025): 1,025,572 people
• By 2030: 1,065,727 · +3.9%
• By 2040: 1,141,577 · +11.3%
• By 2050: 1,208,920 · +17.9%
• By 2075: 1,367,288 · +33.3%
• By 2100: 1,438,201 · +40.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (68%)
• Race & ethnicity: Black 68% White 18% Hispanic / Latino 9% Two or more races 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 1%
• Foreign-born: 5% · Canada, Philippines
• Languages at home: 92% English-only · Spanish 7%

Political lean MEDSL · Marion

• 2024 margin: Strong D (+27.7) · D 63.0% · R 35.3% · Other 1.7%
• 2008→2024 swing: -0.7pp no change · 2008: 28.4pp · 2024: 27.7pp
• All cycles: 2024: D+27.7 2020: D+29.1 2016: D+22.8 2012: D+22.2 2008: D+28.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -81.57%
• Current HPI: 395.7071
• Rent YoY: ▲ 0.81%
• 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

+90.0% since first listed

10 events — show timeline

• 2026-01-08 Relisted — MIBOR as Distributed by MLS Grid
• 2025-11-25 Pending — MIBOR as Distributed by MLS Grid
• 2025-10-10 Price Changed $95,000 MIBOR as Distributed by MLS Grid
• 2025-09-21 Listed $105,000 MIBOR as Distributed by MLS Grid
• 2017-08-03 Sold (MLS) $40,000 MIBOR as Distributed by MLS Grid
• 2017-07-11 Pending — MIBOR as Distributed by MLS Grid
• 2017-07-08 Listed $45,900 MIBOR as Distributed by MLS Grid
• 2016-12-07 Listing Removed — MIBOR as Distributed by MLS Grid
• 2016-06-16 Price Changed $44,900 MIBOR as Distributed by MLS Grid
• 2016-06-07 Listed $50,000 MIBOR as Distributed by MLS Grid

Property tax history

+12.1%/yr

Latest (2025): $1,745 · +28.2% YoY. Source: county tax records.