8255 Lynn Dr · Indianapolis city (balance), IN 46237

$319,900

4 bd · 1.5 ba · 2,703 sqft · SingleFamily public records · 32 Days on market

Built 1986 0.27 ac lot Est $400k · 20% under ↓ 14% since listing

---

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).

• ARV discount +15.0/15.0
• Cash flow +14.2/30.0
• DSCR +4.3/10.0
• 1% rule +3.5/10.0
• Schools +3.5/10.0
• Rent growth +3.4/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * Brookfield Estates * * 4 BED 2.5 BATH; 2200 sqft; Well-built Cape Cod Two-Story on Large Fenced Lot; MAIN~ MASTER BEDROOM: Engineered Hardwood Floor, Walk-in Closet, Jetted Garden Tub, Dual Sink Vanity; KITCHEN: Eat-in, Tile Floor, Pantry, Stainless Steel Appliances, GRANITE Countertops and Cherry Cabinets; LAUNDRY ROOM: Private, Main Level, Washer & Dryer Negotiable; FAMILY ROOM/DINING ROOM/LIVING ROOM: Hardwood Floor; UPSTAIRS~ 2nd MASTER; 2 ADDITIONAL BEDROOMS; Lots of Natural Light; OUTSIDE: 2 CAR GARAGE; Spacious Patio; MiniBarn, Tree-lined Backyard; NO HOA; Out of the way & Near Everything: St Francis Hospital & Medical Facilities; I 65; Emerson Avenue; Costco

Key facts

• Walk-in closet
• Large fenced lot
• Jetted garden tub

Tags

• LARGE FENCED LOT
• ENGINEERED HARDWOOD FLOOR
• WALK-IN CLOSET
• JETTED GARDEN TUB
• DUAL SINK VANITY
• EAT-IN KITCHEN

Property features AI

Exterior

• Parking: Attached garage with two spaces; Garage door opener
• Utilities: Public water; Municipal sewer connection; 200+ amp electric service; Electricity connected; Natural gas connected; Solid waste service available
• Home design: Single-family residence; One and one-half story; West-facing
• Construction: Vinyl with brick exterior; Slab foundation
• Exterior features: Covered patio; Patio; Mini barn; Privacy fence / full fence; Sidewalks and street lights; Mature trees; Quarter to half acre lot (approx. 0.27 acres)

Interior

• Kitchen: Electric cooktop; Dishwasher; Garbage disposal; Microwave with hood; Refrigerator
• Bedrooms: Four bedrooms total — one on the main level and three on the upper level; Primary bedroom is an upper-level primary suite
• Bathrooms: Two full bathrooms; One half bathroom; Primary bathroom with double sinks, suite layout, and garden tub
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Attic access; Eat-in kitchen; Walk-in closets; Laundry in unit; Smoke alarm
• Laundry & utility: Main-level laundry room; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $50 ($603/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 $273k (14.7% below list).
• Recommended offer: $273k (14.7% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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 D — affects rentability + tenant quality, not the cash-flow math above.
• Perry Township Schools (urban): math 36% / reading 45% proficiency, ranked #138 of 301 in IN (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mary Bryan Elementary School (math 46% / reading 46%, grade D-, #357 of 994 statewide, top 37%, 912 students, 71% FRL); Southport Middle School (math 22% / reading 40%, grade F, #201 of 330 statewide, top 61%, 1,194 students, 72% FRL); Southport High School (math 25% / reading 53%, grade F, #235 of 369 statewide, top 65%, 2,355 students, 70% FRL) — zoned schools average 71% FRL vs 54% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.8%/yr); 270 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,906 units permitted in Marion County in 2024 (621 in 5+ unit buildings).
• This rent runs 41% of the median local income ($79k/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.
• 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 32 days — a 3% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $272,878 (14.7% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.85% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.67%
• DSCR: 1.03
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $400,044
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7827 Whitaker Valley Blvd	0.57mi	4/2.5	2,525 (-7%)	6mo	$360,000	$143	54
8341 Welder Pl	0.43mi	4/2.5	2,304 (-15%)	1mo	$350,000	$152	51
4622 Crosby Buck Dr	0.32mi	4/2.5	2,337 (-14%)	11mo	$345,000	$148	49
7755 Santolina Dr	0.57mi	4/2.5	2,754 (+2%)	23mo	$415,000	$151	47
8416 Whitaker Valley Blvd	0.41mi	4/2.5	2,314 (-14%)	14mo	$348,000	$150	42
7648 Germander Ln	0.62mi	4/2.5	2,488 (-8%)	21mo	$350,000	$141	36
7821 Valley Stream Dr	0.61mi	4/3.0	2,390 (-12%)	16mo	$325,000	$136	33
7851 Valley Trace Ln	0.66mi	4/2.5	2,332 (-14%)	24mo	$321,500	$138	22

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 · 3.78% rent growth · sell at horizon

5-year hold

• IRR: -14.4%
• Equity multiple: 0.48×
• Total profit: $-46,504
• Equity at exit: $47,698

10-year hold

• IRR: -4.5%
• Equity multiple: 0.69×
• Total profit: $-27,474
• 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 46237

• Rents YoY: 3.8%
• Active inventory: 270
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,729 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$295 /mo · $3,536/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$573
• Net cashflow: $50

Break-even live

Break-even rent $2,665

Max offer price $319,900

Occupancy floor 93%

Sensitivity live

Price	-10% $231	-5% $141	+0% $50	+5% $-40	+10% $-131
Rent	-10% $-165	-5% $-58	+0% $50	+5% $158	+10% $266
Rate	-1.0pp $211	-0.5pp $132	base $50	+0.5pp $-33	+1.0pp $-117

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 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3624 Fredricksburg Dr Indianapolis, IN	3.0	2.5	1904	$1,776	$0.93	3d	1	1.13mi
7703 Janel Ct Indianapolis, IN	4.0	2.5	1824	$4,950	$2.71	25d	1	1.32mi
8130 Amble Way Indianapolis, IN	3.0	2.5	2144	$1,955	$0.91	5d	1	1.37mi

Listing history 38 events

1. 2026-06-21
   days on market $319,900 Active 32 DOM
2. 2026-06-18
   days on market $319,900 Active 29 DOM
3. 2026-06-17
   days on market $319,900 Active 28 DOM
4. 2026-06-16
   days on market $319,900 Active 27 DOM
5. 2026-06-15
   days on market $319,900 Active 26 DOM
6. 2026-06-13
   days on market $319,900 Active 24 DOM
7. 2026-06-09
   days on market $319,900 Active 20 DOM
8. 2026-06-08
   days on market $319,900 Active 19 DOM
9. 2026-06-07
   pricedays on market $319,900 Active 18 DOM
10. 2026-06-03
    days on market $321,500 Active 14 DOM
11. 2026-06-02
    days on market $321,500 Active 13 DOM
12. 2026-06-01
    days on market $321,500 Active 12 DOM
13. 2026-05-31
    days on market $321,500 Active 11 DOM
14. 2026-05-19
    listed $322,500 Active
15. 2026-05-18
    historical
16. 2026-05-04
    price $320,500
17. 2026-04-16
    price $324,900
18. 2026-04-08
    price $325,900
19. 2026-03-27
    price $327,900
20. 2026-03-20
    price $329,000
21. 2026-03-09
    price $332,000
22. 2026-02-14
    price $334,000
23. 2026-02-02
    price $335,300
24. 2026-01-13
    price $335,900
25. 2025-12-05
    status Active
26. 2025-12-05
    price $339,000
27. 2025-11-12
    price $339,300
28. 2025-11-04
    price $339,900
29. 2025-10-23
    price $342,000
30. 2025-10-17
    price $343,000
31. 2025-10-10
    price $344,500
32. 2025-10-06
    price $345,900
33. 2025-10-03
    listed $350,000 Active
34. 2025-10-01
    historical
35. 2025-09-25
    price $359,990
36. 2025-09-22
    price $369,990
37. 2025-09-20
    price $373,900
38. 2025-09-16
    listed $375,000 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: $3,536 · $295/mo
• Projected year-2 tax: $3,536 · $295/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 4/10 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,745
• − Mortgage interest: −$17,919
• − Property taxes: −$3,536
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,620
• − Management: −$2,620
• − Depreciation: −$9,306
• Taxable loss: −$4,855
• Est. tax savings @ 24.0%: +$1,165
• After-tax cash flow: $1,768/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: Perry Township Schools
• NCES district ID: 1808820
• Math proficiency: 36% ▼ -13.00%
• Reading proficiency: 45% ▼ -6.00%
• Median HH income: $47,170
• Composite: 34.61/100
• National rank: #5153
• State rank: #138 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): 43,473
• Household income: $79,078
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 1245.0

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 White (71%)
• Race & ethnicity: White 71% Asian 13% Hispanic / Latino 7% Two or more races 6% Black 5%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 2% Lithuanian 2% Romanian 2%
• Foreign-born: 12% · Canada, Philippines
• Languages at home: 84% English-only · Other Asian/Pacific 5% Spanish 5% Other Indo-European 4%

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: ▼ -180.33%
• Current HPI: 238.9661
• Rent YoY: ▲ 3.78%
• 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

-14.0% since first listed

25 events — show timeline

• 2026-05-19 Listed $322,500 MIBOR as Distributed by MLS Grid
• 2026-05-18 Listing Removed — MIBOR as Distributed by MLS Grid
• 2026-05-04 Price Changed $320,500 MIBOR as Distributed by MLS Grid
• 2026-04-16 Price Changed $324,900 MIBOR as Distributed by MLS Grid
• 2026-04-08 Price Changed $325,900 MIBOR as Distributed by MLS Grid
• 2026-03-27 Price Changed $327,900 MIBOR as Distributed by MLS Grid
• 2026-03-20 Price Changed $329,000 MIBOR as Distributed by MLS Grid
• 2026-03-09 Price Changed $332,000 MIBOR as Distributed by MLS Grid
• 2026-02-14 Price Changed $334,000 MIBOR as Distributed by MLS Grid
• 2026-02-02 Price Changed $335,300 MIBOR as Distributed by MLS Grid
• 2026-01-13 Price Changed $335,900 MIBOR as Distributed by MLS Grid
• 2025-12-05 Relisted — MIBOR as Distributed by MLS Grid
• 2025-12-05 Price Changed $339,000 MIBOR as Distributed by MLS Grid
• 2025-11-12 Price Changed $339,300 MIBOR as Distributed by MLS Grid
• 2025-11-04 Price Changed $339,900 MIBOR as Distributed by MLS Grid
• 2025-10-23 Price Changed $342,000 MIBOR as Distributed by MLS Grid
• 2025-10-17 Price Changed $343,000 MIBOR as Distributed by MLS Grid
• 2025-10-10 Price Changed $344,500 MIBOR as Distributed by MLS Grid
• 2025-10-06 Price Changed $345,900 MIBOR as Distributed by MLS Grid
• 2025-10-03 Listed $350,000 MIBOR as Distributed by MLS Grid
• 2025-10-01 Listing Removed — MIBOR as Distributed by MLS Grid
• 2025-09-25 Price Changed $359,990 MIBOR as Distributed by MLS Grid
• 2025-09-22 Price Changed $369,990 MIBOR as Distributed by MLS Grid
• 2025-09-20 Price Changed $373,900 MIBOR as Distributed by MLS Grid
• 2025-09-16 Listed $375,000 MIBOR as Distributed by MLS Grid

Property tax history

+6.7%/yr

Latest (2025): $3,536 · -6.4% YoY. Source: county tax records.