1736 S Belmont Ave · Indianapolis city (balance), IN 46221

$62,500

1 bd · 1.0 ba · 562 sqft · SingleFamily public records · 30 Days on market

Built 1910 5,053 sqft lot $111/sqft · 7% below area Est $67k · 7% under

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +10.7/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +2.9/5.0
• 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 this cozy 1 bedroom, 1 bath home nestled in the heart of Indianapolis. Perfect for an investor, downsizer, or first-time buyer looking for a great value. Offering 562 sq ft of functional living space, this home includes a bright living room with lots of light from the windows, an eat-in kitchen with appliances included. A new hard-to-find large fully fenced in yard. Great for pets, gardening, outdoor entertaining & relaxation. Some major updates have already been taken care of with a brand-new roof on both the house and detached garage. The detached garage provides secure storage, workshop, flex space that is a standout feature rarely found at this price. This home is priced right to make it your own and offers tons of potential for value-add improvements. Whether you're looking to renovate and resell, add to your rental portfolio, or create a cozy space of your own, this property is full of opportunity.

Key facts

• Newer roof
• Ample size garage
• 5,053 sq ft lot

Tags

• NEWER ROOF
• FULLY FENCED BACKYARD
• AMPLE SIZE GARAGE

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Municipal sewer connected; Solid waste service available
• Home design: Single-family residence; One story
• Construction: Wood foundation; Wood siding construction
• Exterior features: Lot under 1/4 acre (approximately 0.12 acre)

Interior

• Kitchen: Microwave; Electric oven; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall furnace heating; Window unit(s) for cooling
• Interior features: Attic access
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $62k.

Deal economics

• At list price, monthly cash flow is $468 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).
• Recommended offer: $62k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.3% 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 B — 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 rising (+1.8%/yr); 43 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 1,906 units permitted in Marion County in 2024 (621 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $432 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 1.8% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $61,562 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.71% ✓
• Cap rate: 15.27%
• Cash-on-cash: 32.06%
• DSCR: 2.43
• GRM: 4.9

CMA / ARV

• ARV (median comp): $67,296
• List price: $62,500
• Delta: -7.13%
• Verdict: FAIR
• Comps: 12 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1330 S Reisner St	0.56mi	2/— (+1)	548 (-2%)	3mo	$40,235	$73	62
1313 Lee St	0.51mi	1/1.0	500 (-11%)	24mo	$97,500	$195	38

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 · 1.79% rent growth · sell at horizon

5-year hold

• IRR: 25.7%
• Equity multiple: 2.05×
• Total profit: $18,350
• Equity at exit: $9,319

10-year hold

• IRR: 32.7%
• Equity multiple: 3.81×
• Total profit: $49,105
• Equity at exit: $5,404

Cash invested: $17,500 (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 46221

• Home prices YoY: -23.7%
• Rents YoY: 1.8%
• Active inventory: 43
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,069 high
• Mortgage (P&I): −$328
• Tax from tax record: −$23 /mo · $278/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $468

Break-even live

Break-even rent $477

Max offer price $62,500

Occupancy floor 51%

Sensitivity live

Price	-10% $503	-5% $485	+0% $468	+5% $450	+10% $432
Rent	-10% $383	-5% $425	+0% $468	+5% $510	+10% $552
Rate	-1.0pp $499	-0.5pp $483	base $468	+0.5pp $451	+1.0pp $435

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: $15,625
• Closing costs: $1,875
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1925 Westview Dr Indianapolis, IN	1.0	1.0	600	$900	$1.50	15d	2	0.67mi
1925 Westview Dr Unit 212 Indianapolis, IN	1.0	1.0	600	$900	$1.50	8d	1	0.67mi
1925 Westview Dr Unit 100 Indianapolis, IN	1.0	1.0	600	$900	$1.50	22d	1	0.69mi
1105 Blaine Ave Indianapolis, IN	1.0–2.0	1.0–2.5	1157	$1,100	$0.95	24d	1	0.89mi
841 S Addison St Indianapolis, IN	2.0	1.0	750	$1,295	$1.73	44d	1	0.96mi

Listing history 10 events

1. 2026-04-27
   listed $62,500 Active 675-char remark
2. 2025-09-10
   soldstatus $65,000 Closed 932-char remark

   Show marketing remark (932 chars)

   Welcome to this cozy 1 bedroom, 1 bath home nestled in the heart of Indianapolis. Perfect for an investor, downsizer, or first-time buyer looking for a great value. Offering 562 sq ft of functional living space, this home includes a bright living room with lots of light from the windows, an eat-in kitchen with appliances included. A new hard-to-find large fully fenced in yard. Great for pets, gardening, outdoor entertaining & relaxation. Some major updates have already been taken care of with a brand-new roof on both the house and detached garage. The detached garage provides secure storage, workshop, flex space that is a standout feature rarely found at this price. This home is priced right to make it your own and offers tons of potential for value-add improvements. Whether you're looking to renovate and resell, add to your rental portfolio, or create a cozy space of your own, this property is full of opportunity.

3. 2025-09-02
   status Pending 932-char remark

   Show marketing remark (932 chars)

   Welcome to this cozy 1 bedroom, 1 bath home nestled in the heart of Indianapolis. Perfect for an investor, downsizer, or first-time buyer looking for a great value. Offering 562 sq ft of functional living space, this home includes a bright living room with lots of light from the windows, an eat-in kitchen with appliances included. A new hard-to-find large fully fenced in yard. Great for pets, gardening, outdoor entertaining & relaxation. Some major updates have already been taken care of with a brand-new roof on both the house and detached garage. The detached garage provides secure storage, workshop, flex space that is a standout feature rarely found at this price. This home is priced right to make it your own and offers tons of potential for value-add improvements. Whether you're looking to renovate and resell, add to your rental portfolio, or create a cozy space of your own, this property is full of opportunity.

4. 2025-08-01
   listed $69,900 Active 932-char remark

   Show marketing remark (932 chars)

   Welcome to this cozy 1 bedroom, 1 bath home nestled in the heart of Indianapolis. Perfect for an investor, downsizer, or first-time buyer looking for a great value. Offering 562 sq ft of functional living space, this home includes a bright living room with lots of light from the windows, an eat-in kitchen with appliances included. A new hard-to-find large fully fenced in yard. Great for pets, gardening, outdoor entertaining & relaxation. Some major updates have already been taken care of with a brand-new roof on both the house and detached garage. The detached garage provides secure storage, workshop, flex space that is a standout feature rarely found at this price. This home is priced right to make it your own and offers tons of potential for value-add improvements. Whether you're looking to renovate and resell, add to your rental portfolio, or create a cozy space of your own, this property is full of opportunity.

5. 2022-02-10
   soldstatus $52,000 Closed
6. 2022-01-23
   status Pending
7. 2022-01-17
   price $44,900
8. 2021-12-07
   status Active
9. 2021-11-28
   status Pending
10. 2021-11-10
    listed $49,900 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: $278 · $23/mo
• Projected year-2 tax: $404 · $34/mo
• Expected delta: +$127/yr (+$11/mo · 45.7%)

ⓘ 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 ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,828
• − Mortgage interest: −$3,501
• − Property taxes: −$278
• − Insurance: −$312
• − Repairs & maintenance: −$1,026
• − Management: −$1,026
• − Depreciation: −$1,818
• Taxable income: $4,866
• Est. tax owed @ 24.0%: −$1,168
• After-tax cash flow: $4,443/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): 27,027
• Household income: $65,280
• Rent vs Own: 38.2% rent · 61.8% own
• Severe rent burden: 1011.0

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 (69%)
• Race & ethnicity: White 69% Black 13% Hispanic / Latino 13% Two or more races 7%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 2% Iranian 2% Lithuanian 2%
• Foreign-born: 9% · Canada, China
• Languages at home: 87% English-only · Spanish 9% Arabic 1%

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: ▼ -97.56%
• Current HPI: 313.4711
• Rent YoY: ▲ 1.79%
• 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

+25.3% since first listed

11 events — show timeline

• 2026-05-27 Pending — MIBOR as Distributed by MLS Grid
• 2026-04-27 Listed $62,500 MIBOR as Distributed by MLS Grid
• 2025-09-10 Sold (MLS) $65,000 MIBOR as Distributed by MLS Grid
• 2025-09-02 Pending — MIBOR as Distributed by MLS Grid
• 2025-08-01 Listed $69,900 MIBOR as Distributed by MLS Grid
• 2022-02-10 Sold (MLS) $52,000 MIBOR as Distributed by MLS Grid
• 2022-01-23 Pending — MIBOR as Distributed by MLS Grid
• 2022-01-17 Price Changed $44,900 MIBOR as Distributed by MLS Grid
• 2021-12-07 Relisted — MIBOR as Distributed by MLS Grid
• 2021-11-28 Pending — MIBOR as Distributed by MLS Grid
• 2021-11-10 Listed $49,900 MIBOR as Distributed by MLS Grid

Property tax history

-1.4%/yr

Latest (2025): $278 · -30.3% YoY. Source: county tax records.