6542 Rosebush Ln · Indianapolis city (balance), IN 46237

$275,000

3 bd · 1.0 ba · 1,595 sqft · SingleFamily public records · 149 Days on market

Built 1997 0.30 ac lot Est $279k · at est. $17/mo HOA · 1% of rent

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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).

• Cash flow +13.1/30.0
• ARV discount +8.2/15.0
• Schools +4.0/10.0
• DSCR +3.9/10.0
• Rent growth +3.4/5.0
• 1% rule +3.2/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Super-nice Ranch with many updates in popular Franklin Meadows! New laminated hardwoods in every room! Spacious Great Room has vaulted ceiling, skylights, updated ceramic tiled, woodburning fireplace. Open Kitchen features center island, pantry, stainless steel range/oven and microwave, tiled backsplash and magnetized chalkboard wall. Master Suite has walled area for TV mount. Master Bath features granite countertop and glass bowl sink, ceramic tiled shower and walk-in closet with shelves and shoe racks. Hall Bath has ceramic tile floor and updated vanity with granite counter. Newer roof, brand new HVAC. Beautiful landscaping with lavender, hostas and flowers. Spacious deck overlooking pond. Truly a MUST SEE!

Key facts

• New siding
• New water heater
• Open kitchen

Tags

• OPEN KITCHEN
• SPACIOUS DECK OVERLOOKING POND
• NEWER HVAC
• NEW ROOF
• NEW SIDING
• NEW WATER HEATER

Property features AI

Finance

• HOA & community: Homeowners association with covenants and restrictions; Annual association fee of $200

Exterior

• Parking: Attached 2-car garage (approx. 528 sq ft)
• Utilities: Public water; Municipal sewer connected; Municipal solid waste service
• Home design: Single-family residence; One level
• Construction: Brick and vinyl siding; Crawl space foundation
• Exterior features: Approximately 0.3 acre lot (about 1/4–1/2 acre)

Interior

• Kitchen: Refrigerator; Electric oven; Microwave; Dishwasher; Disposal; Electric water heater
• Bedrooms: 3 bedrooms on the main level (sizes include 14x11, 13x12, and one additional bedroom)
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Electric forced air heating; Central air conditioning
• Interior features: Vaulted ceilings; Wood-burning fireplace in the great room
• Laundry & utility: Main-level laundry (10x7); Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-8 ($-102/yr) — negative.
• To cash-flow at today's rent, offer at most $274k (0.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (18.2% below list).
• Recommended offer: $225k (18.2% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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 D — affects rentability + tenant quality, not the cash-flow math above.
• Franklin Township Community School Corporation (urban): math 42% / reading 47% proficiency, ranked #87 of 301 in IN (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mary Adams Elementary School (math 67% / reading 62%, grade B, #78 of 994 statewide, top 9%, 519 students, 49% FRL); Franklin Central High School (math 41% / reading 69%, grade C, #77 of 369 statewide, top 21%, 3,319 students, 46% FRL) — zoned schools average 47% FRL vs 29% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 60% at this address vs 44% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Franklin Township Community School Corporation average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.8%/yr); 270 active listings in the ZIP; 9 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 34% 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 $8k 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 149 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 6 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.

Recommended offer $224,882 (18.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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.
8. 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.
9. 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: 0.82% ✗
• Cap rate: 6.26%
• Cash-on-cash: -0.13%
• DSCR: 0.99
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $279,125
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7545 Turnberry Ct	0.30mi	3/2.0	1,584 (-1%)	2mo	$285,000	$180	80
7525 Turnberry Ct	0.35mi	3/2.5	1,614 (+1%)	0mo	$247,000	$153	76
6324 Muirfield Way	0.26mi	3/2.0	1,499 (-6%)	2mo	$260,000	$173	72
6623 Southern Ridge Dr	0.37mi	3/2.0	1,654 (+4%)	1mo	$289,900	$175	72
8108 Garden Ridge Rd	0.37mi	4/2.0 (+1)	1,628 (+2%)	2mo	$260,000	$160	69
7416 Troon Dr	0.33mi	4/2.0 (+1)	1,680 (+5%)	0mo	$280,000	$167	66
7528 Gunyon Dr	0.32mi	3/2.0	1,408 (-12%)	1mo	$265,000	$188	61
6032 Rockdell Dr	0.58mi	2/2.0 (-1)	1,492 (-6%)	1mo	$250,000	$168	53
7301 Muirfield Pl	0.59mi	3/2.0	1,420 (-11%)	0mo	$280,500	$198	50
8244 Amarillo Dr	0.62mi	3/2.0	1,410 (-12%)	1mo	$280,000	$199	47
5914 Edelle Dr	0.67mi	3/2.0	1,392 (-13%)	2mo	$265,000	$190	42
8126 Milender Blvd	0.67mi	3/2.0	1,822 (+14%)	1mo	$310,000	$170	40

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: -15.7%
• Equity multiple: 0.44×
• Total profit: $-43,359
• Equity at exit: $41,003

10-year hold

• IRR: -6.1%
• Equity multiple: 0.59×
• Total profit: $-31,186
• Equity at exit: $23,777

Cash invested: $77,000 (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: 10.2×

Monthly cashflow live

• Estimated rent: $2,249 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$211 /mo · $2,536/yr
• Insurance: −$115
• HOA: −$17
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $-8

Break-even live

Break-even rent $2,260

Max offer price $273,505

Occupancy floor 95%

Sensitivity live

Price	-10% $147	-5% $69	+0% $-8	+5% $-86	+10% $-164
Rent	-10% $-186	-5% $-97	+0% $-8	+5% $80	+10% $169
Rate	-1.0pp $130	-0.5pp $61	base $-8	+0.5pp $-80	+1.0pp $-152

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6404 Amarillo Way Indianapolis, IN	3.0	2.0	1494	$1,845	$1.23	5d	1	0.34mi
8107 Southern Trails Pl Indianapolis, IN	4.0	2.0	1746	$2,000	$1.15	6d	1	0.36mi
7825 Jaclyn Dr Indianapolis, IN	3.0	2.0	1244	$1,875	$1.51	5d	1	0.42mi
8130 Amble Way Indianapolis, IN	3.0	2.5	2144	$1,955	$0.91	5d	1	0.47mi
7703 Janel Ct Indianapolis, IN	4.0	2.5	1824	$4,950	$2.71	25d	1	0.55mi
6210 Carrie Cir Indianapolis, IN	3.0	2.0	1226	$1,890	$1.54	5d	1	0.56mi
5945 Arlo Dr Indianapolis, IN	1.0–3.0	1.0–2.0	1092	$2,000	$1.83	0d	11	1.14mi
7925 Carlington Rd Indianapolis, IN	2.0	2.0	1455	$2,079	$1.43	0d	17	1.18mi
7251 Windsor Lakes Dr Indianapolis, IN	1.0–3.0	1.0–2.0	1103	$1,800	$1.63	3d	36	1.40mi

HOA detail

• Monthly dues: $17 · $204/yr
• Likely covers: landscaping

Listing history 10 events

1. 2026-06-21
   days on market $275,000 Active 149 DOM
2. 2026-06-18
   days on market $275,000 Active 146 DOM
3. 2026-06-17
   days on market $275,000 Active 145 DOM
4. 2026-06-16
   days on market $275,000 Active 144 DOM
5. 2026-06-15
   days on market $275,000 Active 143 DOM
6. 2026-06-13
   days on market $275,000 Active 141 DOM
7. 2026-06-09
   days on market $275,000 Active 137 DOM
8. 2026-06-08
   days on market $275,000 Active 136 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $275,000 Active 135 DOM

ⓘ 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: $2,536 · $211/mo
• Projected year-2 tax: $2,536 · $211/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 3/10 Moderate 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $26,986
• − Mortgage interest: −$15,404
• − Property taxes: −$2,536
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,159
• − Management: −$2,159
• − HOA: −$204
• − Depreciation: −$8,000
• Taxable loss: −$4,851
• Est. tax savings @ 24.0%: +$1,164
• After-tax cash flow: $1,063/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: Franklin Township Community School Corporation
• NCES district ID: 1803750
• Math proficiency: 42% ▼ -12.00%
• Reading proficiency: 47% ▼ -6.00%
• Median HH income: $67,825
• Composite: 39.91/100
• National rank: #3852
• State rank: #87 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

+17.0% since first listed

11 events — show timeline

• 2026-06-04 Relisted — MIBOR as Distributed by MLS Grid
• 2026-06-04 Price Changed $275,000 MIBOR as Distributed by MLS Grid
• 2026-05-28 Relisted — MIBOR as Distributed by MLS Grid
• 2026-05-22 Relisted — MIBOR as Distributed by MLS Grid
• 2026-03-31 Price Changed $269,900 MIBOR as Distributed by MLS Grid
• 2026-03-02 Relisted — MIBOR as Distributed by MLS Grid
• 2026-02-28 Listing Removed — MIBOR as Distributed by MLS Grid
• 2025-12-22 Listed $275,000 MIBOR as Distributed by MLS Grid
• 2021-09-28 Sold (MLS) $246,000 MIBOR as Distributed by MLS Grid
• 2021-09-08 Pending — MIBOR as Distributed by MLS Grid
• 2021-09-05 Listed $235,000 MIBOR as Distributed by MLS Grid

Property tax history

+7.1%/yr

Latest (2025): $2,536 · -3.7% YoY. Source: county tax records.