880 W 25th St · Indianapolis city (balance), IN 46208

$125,000

3 bd · 2.0 ba · 872 sqft · SingleFamily public records · 148 Days on market

Built 1910 3,746 sqft lot $143/sqft · 29% above area Est $146k · 14% under ↓ 7% since listing

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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 +21.1/30.0
• ARV discount +13.9/15.0
• DSCR +6.7/10.0
• 1% rule +5.9/10.0
• Rent growth +4.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Picture this: 880 W 25th ST, INDIANAPOLIS, IN - not just an address, but the future HQ of your amazing life, poised and ready for you to put your finishing touches on it and move right in! This wonderful opportunity boasts newer siding, newer windows, newer roof and much more. With 872 square feet of living space on the main floor, this single-family residence is like a perfectly sized puzzle, waiting for you to place the final piece: YOU! Imagine the possibilities within these walls, with an option of four bedrooms, each a blank canvas for your dreams to splash across. Two full bathrooms mean no more morning traffic jams - just smooth sailing as you start your day, ready to conquer the world. The upstairs is prime for a bedroom, or loft space. The 3746 square feet lot is just begging for your green thumb, backyard barbecues, or maybe even a pet unicorn (we won't judge!). And let's not forget the charm of a home built in 1910, a testament to timelessness, offering a story on top of a story. This inviting home is a delightful opportunity to embrace the Indianapolis lifestyle. Enjoy the easy commute to downtown, fun-filled parks, or head over to the Children's Museum that is situated a few blocks away.

Key facts

• Newer roof
• Newer siding
• Newer windows

Tags

• NEWER SIDING
• NEWER WINDOWS
• NEWER ROOF
• EASY COMMUTE TO DOWNTOWN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $177 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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 rising fast (+6.4%/yr); 283 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $864 of loan paydown is wiped out by about $4k 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 + 6.4% rent growth), your $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 148 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 148 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 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.09% ✓
• Cap rate: 8.00%
• Cash-on-cash: 6.08%
• DSCR: 1.27
• GRM: 7.7

CMA / ARV

• ARV (median comp): $145,837
• List price: $125,000
• Delta: -14.29%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1006 Edgemont Ave	0.16mi	3/1.0	954 (+9%)	3mo	$75,000	$79	71
2355 Shriver Ave	0.56mi	3/2.0	934 (+7%)	14mo	$169,900	$182	50
1156 Udell St	0.47mi	2/1.0 (-1)	808 (-7%)	15mo	$137,000	$170	45
1122 Congress Ave	0.71mi	3/2.0	912 (+5%)	21mo	$126,000	$138	42
2023 Gent Ave	0.68mi	2/1.5 (-1)	875 (+0%)	23mo	$179,750	$205	42
2126 White Ave	0.66mi	3/1.0	920 (+6%)	18mo	$133,000	$145	41

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 · 6.43% rent growth · sell at horizon

5-year hold

• IRR: -3.0%
• Equity multiple: 0.88×
• Total profit: $-4,070
• Equity at exit: $18,638

10-year hold

• IRR: 10.3%
• Equity multiple: 1.93×
• Total profit: $32,525
• Equity at exit: $10,808

Cash invested: $35,000 (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 46208

• Rents YoY: 6.4%
• Active inventory: 283
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,359 high
• Mortgage (P&I): −$656
• Tax from tax record: −$189 /mo · $2,262/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $177

Break-even live

Break-even rent $1,134

Max offer price $125,000

Occupancy floor 82%

Sensitivity live

Price	-10% $248	-5% $213	+0% $177	+5% $142	+10% $107
Rent	-10% $70	-5% $124	+0% $177	+5% $231	+10% $285
Rate	-1.0pp $240	-0.5pp $209	base $177	+0.5pp $145	+1.0pp $112

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
970 Edgemont Ave Indianapolis, IN	2.0	1.0	740	$845	$1.14	5d	1	0.11mi
906 Burdsal Pkwy Indianapolis, IN	2.0	1.0	936	$1,295	$1.38	24d	1	0.13mi
908 Burdsal Pkwy Marion, IN	2.0	1.0	936	$1,300	$1.39	24d	1	0.13mi
524 W 23rd St Indianapolis, IN	2.0	1.0	664	$949	$1.43	45d	1	0.45mi
1244 Edgemont Ave Indianapolis, IN	2.0	1.0	1092	$1,275	$1.17	45d	1	0.46mi
516 W 28th St Indianapolis, IN	2.0	1.0	1005	$1,100	$1.09	24d	1	0.47mi
2235 Doctor Martin Luther King Junior St Indianapolis, IN	3.0	1.5	948	$1,700	$1.79	45d	1	0.48mi
1227 W 29th St Indianapolis, IN	3.0	1.5	1056	$1,250	$1.18	24d	1	0.54mi
1319 W 27th St Indianapolis, IN	2.0	1.0	651	$900	$1.38	13d	1	0.54mi
3017 Ethel Ave Indianapolis, IN	3.0	1.5	1079	$1,400	$1.30	24d	1	0.66mi
1367 W Pruitt St Indianapolis, IN	3.0	1.0	1088	$1,450	$1.33	45d	1	0.66mi
2248 N Harding St Indianapolis, IN	2.0	1.0	1100	$899	$0.82	24d	1	0.69mi
926 W 32nd St Indianapolis, IN	3.0	2.0	1050	$1,295	$1.23	8d	1	0.71mi
1415 W Pruitt St Indianapolis, IN	3.0	1.0	1001	$1,249	$1.25	24d	1	0.73mi
1519 W 28th St Indianapolis, IN	2.0	1.0	816	$895	$1.10	45d	1	0.79mi
1457 W 29th St Indianapolis, IN	2.0	1.0	686	$995	$1.45	21d	1	0.79mi
2808 N Capitol Ave Indianapolis, IN	2.0	1.0	900	$975	$1.08	24d	1	0.81mi
1261 W 32nd St Indianapolis, IN	2.0	1.0	832	$975	$1.17	45d	1	0.83mi
1228 W 18th St Indianapolis, IN	2.0	1.0	1050	$1,200	$1.14	45d	1	0.92mi
55 W Fall Creek Parkway South Dr Unit C Indianapolis, IN	2.0	1.0	1000	$1,035	$1.03	45d	1	0.93mi
1039 W 36th St Indianapolis, IN	2.0	1.0	864	$995	$1.15	45d	1	1.00mi
1470 W 32nd St Indianapolis, IN	2.0	1.0	700	$1,000	$1.43	45d	1	1.01mi
3440 N Harding St Indianapolis, IN	2.0	1.0	754	$1,325	$1.76	45d	1	1.07mi
3440 N Harding St Indianapolis, IN	2.0	1.0	754	$1,275	$1.69	21d	1	1.07mi
2625 N Meridian St Indianapolis, IN	1.0–2.0	1.0–2.0	850	$2,150	$2.53	8d	8	1.10mi
2131 N Meridian St Indianapolis, IN	2.0	1.0	994	$1,455	$1.46	45d	1	1.11mi
1441 W Lynn Dr Indianapolis, IN	3.0	2.0	967	$1,550	$1.60	45d	1	1.15mi
1401 Doctor Martin Luther King Junior St Indianapolis, IN	1.0–2.0	1.0	982	$1,875	$1.91	15d	1	1.25mi
1410 Breedlove Ln Indianapolis, IN	2.0	1.0–2.0	886	$2,557	$2.88	2d	63	1.25mi
1201 Indiana Ave Indianapolis, IN	1.0–3.0	1.0–3.5	967	$2,404	$2.49	2d	36	1.26mi
75 W 18th St Indianapolis, IN	1.0–2.0	1.0–2.0	845	$2,395	$2.83	17d	8	1.26mi
2060 N Delaware St #3 Indianapolis, IN	2.0	1.0	750	$929	$1.24	8d	1	1.27mi
2205 N Delaware St Indianapolis, IN	2.0	1.0–2.0	946	$1,950	$2.06	11d	5	1.28mi
3413 N Capitol Ave Indianapolis, IN	3.0	1.0	588	$1,299	$2.21	24d	1	1.28mi
1827 N Meridian St Indianapolis, IN	2.0	1.0–2.0	836	$1,699	$2.03	14d	16	1.29mi
3469 Graceland Ave Indianapolis, IN	2.0	1.0	1000	$1,200	$1.20	45d	1	1.33mi
3310 N Meridian St Indianapolis, IN	1.0–2.0	1.0	750	$1,150	$1.53	45d	3	1.34mi
1226 Doctor Martin Luther King Junior St Indianapolis, IN	1.0–3.0	1.0–3.5	1067	$2,285	$2.14	2d	10	1.37mi
3502 N Kenwood Ave Indianapolis, IN	3.0	2.0	1094	$1,220	$1.12	45d	1	1.40mi
2136 Central Ave Indianapolis, IN	3.0	1.0–2.0	1325	$3,499	$2.64	2d	33	1.44mi

Listing history 16 events

1. 2026-06-21
   days on market $125,000 Active 148 DOM
2. 2026-06-18
   days on market $125,000 Active 145 DOM
3. 2026-06-17
   days on market $125,000 Active 144 DOM
4. 2026-06-16
   days on market $125,000 Active 143 DOM
5. 2026-06-15
   days on market $125,000 Active 142 DOM
6. 2026-06-13
   days on market $125,000 Active 140 DOM
7. 2026-06-13
   days on market $125,000 Active 139 DOM
8. 2026-06-09
   days on market $125,000 Active 136 DOM
9. 2026-06-08
   days on market $125,000 Active 135 DOM
10. 2026-06-07
    days on market $125,000 Active 134 DOM
11. 2026-06-03
    days on market $125,000 Active 130 DOM
12. 2026-06-02
    days on market $125,000 Active 129 DOM
13. 2026-06-01
    days on market $125,000 Active 128 DOM
14. 2026-05-31
    days on market $125,000 Active 127 DOM
15. 2026-02-19
    price $125,000 1226-char remark

    Show marketing remark (1226 chars)

    Picture this: 880 W 25th ST, INDIANAPOLIS, IN - not just an address, but the future HQ of your amazing life, poised and ready for you to put your finishing touches on it and move right in! This wonderful opportunity boasts newer siding, newer windows, newer roof and much more. With 872 square feet of living space on the main floor, this single-family residence is like a perfectly sized puzzle, waiting for you to place the final piece: YOU! Imagine the possibilities within these walls, with an option of four bedrooms, each a blank canvas for your dreams to splash across. Two full bathrooms mean no more morning traffic jams - just smooth sailing as you start your day, ready to conquer the world. The upstairs is prime for a bedroom, or loft space. The 3746 square feet lot is just begging for your green thumb, backyard barbecues, or maybe even a pet unicorn (we won't judge!). And let's not forget the charm of a home built in 1910, a testament to timelessness, offering a story on top of a story. This inviting home is a delightful opportunity to embrace the Indianapolis lifestyle. Enjoy the easy commute to downtown, fun-filled parks, or head over to the Children's Museum that is situated a few blocks away.

16. 2026-01-24
    listed $135,000 Active 1226-char remark

    Show marketing remark (1226 chars)

    Picture this: 880 W 25th ST, INDIANAPOLIS, IN - not just an address, but the future HQ of your amazing life, poised and ready for you to put your finishing touches on it and move right in! This wonderful opportunity boasts newer siding, newer windows, newer roof and much more. With 872 square feet of living space on the main floor, this single-family residence is like a perfectly sized puzzle, waiting for you to place the final piece: YOU! Imagine the possibilities within these walls, with an option of four bedrooms, each a blank canvas for your dreams to splash across. Two full bathrooms mean no more morning traffic jams - just smooth sailing as you start your day, ready to conquer the world. The upstairs is prime for a bedroom, or loft space. The 3746 square feet lot is just begging for your green thumb, backyard barbecues, or maybe even a pet unicorn (we won't judge!). And let's not forget the charm of a home built in 1910, a testament to timelessness, offering a story on top of a story. This inviting home is a delightful opportunity to embrace the Indianapolis lifestyle. Enjoy the easy commute to downtown, fun-filled parks, or head over to the Children's Museum that is situated a few blocks away.

ⓘ 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: $2,262 · $189/mo
• Projected year-2 tax: $2,262 · $189/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 5/10 Major FEMA zone X (unshaded) · 54% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $16,306
• − Mortgage interest: −$7,002
• − Property taxes: −$2,262
• − Insurance: −$625
• − Repairs & maintenance: −$1,304
• − Management: −$1,304
• − Depreciation: −$3,636
• Taxable income: $171
• Est. tax owed @ 24.0%: −$41
• After-tax cash flow: $2,087/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): 22,379
• Household income: $60,062
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 978.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 46% Black 40% Hispanic / Latino 8% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 2% Slovak 2% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -324.63%
• Current HPI: 319.7725
• Rent YoY: ▲ 6.43%
• 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

-7.4% since first listed

2 events — show timeline

• 2026-02-19 Price Changed $125,000 MIBOR as Distributed by MLS Grid
• 2026-01-24 Listed $135,000 MIBOR as Distributed by MLS Grid

Property tax history

+49.7%/yr

Latest (2025): $2,262 · +15.7% YoY. Source: county tax records.