1302 E 25th St · Indianapolis city (balance), IN 46205

$149,999

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 33 Days on market

Built 1955 2,309 sqft lot Est $134k · 12% over

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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 +16.4/30.0
• DSCR +5.1/10.0
• 1% rule +4.5/10.0
• Rent growth +4.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.0/15.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

LAND! LAND! LAND! Such a great opportunity for an investor. Walking distance from Frederick Douglas Park! Homes walking distance have sold for over 300,000. Walking Distance to the Monon Trail! RARE opportunity to have a home with so much backyard space. Rare opportunity for local or out of state investors. Home has been gutted. Lot 2507 Columbia avenue is included in the sale. Land is already divided into separate parcels. Potential opportunity to build on 2507 Columbia Lot.

Key facts

• Private yard
• Stone counters
• Welcoming porch

Tags

• STAINLESS STEEL APPLIANCES
• STONE COUNTERS
• PRIVATE YARD
• DEDICATED LAUNDRY ROOM
• WELCOMING PORCH

Property features AI

Finance

• Other: Lot smaller than 1/4 acre

Exterior

• Utilities: Public water; Municipal sewer connected; Solid waste service
• Home design: Single-family residence; Updated/remodeled; One level
• Construction: Built with other/unspecified materials; Other foundation
• Exterior features: Front-yard fencing

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Electric oven; Refrigerator; Water heater
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Attic access; Smoke detector(s)
• Laundry & utility: Dedicated laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $86 ($1k/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 $142k (5.4% below list).
• Recommended offer: $142k (5.4% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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 D — 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.
• Zoned schools: Center For Inquiry School 27 (math 25% / reading 29%, grade F, #737 of 994 statewide, top 76%, 525 students, 51% FRL); H L Harshman Middle School (math 3% / reading 16%, grade F, #316 of 330 statewide, top 96%, 549 students, 84% FRL); Arsenal Technical High School (math 6% / reading 27%, grade F, #353 of 369 statewide, top 96%, 2,366 students, 74% FRL).
• Market conditions: Rents rising fast (+6.2%/yr); 317 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $1k 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.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $50k; list at $150k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $141,920 (5.4% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.95% ✗
• Cap rate: 6.98%
• Cash-on-cash: 2.45%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $133,632
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2449 N Arsenal Ave	0.14mi	2/1.0	720 (-6%)	7mo	$125,000	$174	77
2222 N Arsenal Ave	0.36mi	2/1.0	772 (+0%)	17mo	$89,900	$116	68
2021 Columbia Ave	0.61mi	2/1.0	756 (-2%)	2mo	$165,000	$218	67

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 · 6.21% rent growth · sell at horizon

5-year hold

• IRR: -8.9%
• Equity multiple: 0.66×
• Total profit: $-14,098
• Equity at exit: $22,365

10-year hold

• IRR: 4.4%
• Equity multiple: 1.37×
• Total profit: $15,573
• Equity at exit: $12,969

Cash invested: $42,000 (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 46205

• Rents YoY: 6.2%
• Active inventory: 317
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,419 high
• Mortgage (P&I): −$787
• Tax from tax record: −$186 /mo · $2,237/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $86

Break-even live

Break-even rent $1,311

Max offer price $149,999

Occupancy floor 89%

Sensitivity live

Price	-10% $171	-5% $128	+0% $86	+5% $43	+10% $1
Rent	-10% $-26	-5% $30	+0% $86	+5% $142	+10% $198
Rate	-1.0pp $161	-0.5pp $124	base $86	+0.5pp $47	+1.0pp $7

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2549 Columbia Ave Unit 1332865P Indianapolis, IN	3.0	2.0	893	$2,252	$2.52	0d	1	0.13mi
2529 Guilford Ave Unit A Indianapolis, IN	2.0	1.5	1000	$1,495	$1.50	45d	1	0.25mi
2372 Beckwith Dr Indianapolis, IN	1.0–3.0	1.0–1.5	676	$1,064	$1.57	0d	5	0.57mi
2010 E 25th St Indianapolis, IN	2.0	1.0	792	$775	$0.98	25d	1	0.60mi
2056 N College Ave Indianapolis, IN	3.0	2.0	900	$1,650	$1.83	5d	1	0.67mi
2029 N College Ave Unit G Indianapolis, IN	1.0	1.0	750	$999	$1.33	45d	1	0.69mi
2820 Caroline Ave Indianapolis, IN	3.0	1.5	1112	$1,250	$1.12	25d	1	0.69mi
3139 Guilford Ave Indianapolis, IN	3.0	1.0	1068	$1,345	$1.26	45d	1	0.70mi
3132 Dr Andrew J Brown Ave Indianapolis, IN	2.0	1.0–2.0	791	$2,120	$2.68	3d	46	0.70mi
3203 Sutherland Ave Unit 1310761P Indianapolis, IN	2.0	1.0	1097	$3,668	$3.34	4d	1	0.74mi
3207 N Arsenal Ave Indianapolis, IN	3.0	1.0	994	$1,195	$1.20	25d	1	0.75mi
3207 N Arsenal Ave Indianapolis, IN	3.0	1.0	994	$1,195	$1.20	0d	1	0.75mi
2136 Central Ave Indianapolis, IN	3.0	1.0–2.0	1325	$2,766	$2.09	0d	32	0.82mi
2334 N Delaware St Unit B Indianapolis, IN	1.0	1.0	740	$1,400	$1.89	45d	1	0.90mi
1644 Doctor Andrew J Brown Ave Unit A&B Indianapolis, IN	1.0	1.0	550	$1,300	$2.36	45d	1	0.91mi
2205 N Delaware St Indianapolis, IN	2.0	1.0–2.0	946	$1,950	$2.06	12d	5	0.93mi
2205 N Delaware St Indianapolis, IN	1.0	1.0	688	$1,350	$1.96	45d	8	0.93mi
2530 N Temple Ave Indianapolis, IN	1.0	1.0	720	$750	$1.04	22d	1	0.94mi
2625 N Meridian St Indianapolis, IN	1.0–2.0	1.0–2.0	850	$2,150	$2.53	9d	8	1.00mi
2931 N Tacoma Ave Unit 31 Indianapolis, IN	2.0	1.0	800	$950	$1.19	9d	1	1.02mi
2931 N Tacoma Ave Unit 31 Indianapolis, IN	2.0	1.0	800	$950	$1.19	0d	1	1.02mi
2060 N Delaware St #3 Indianapolis, IN	2.0	1.0	750	$929	$1.24	9d	1	1.05mi
2060 N Delaware St #3 Indianapolis, IN	2.0	1.0	750	$929	$1.24	0d	1	1.05mi
2060 N Delaware St Apt 12 Indianapolis, IN	1.0	1.0	750	$849	$1.13	45d	1	1.05mi
306 E 19th St Indianapolis, IN	2.0	1.0	700	$1,175	$1.68	0d	1	1.06mi
306 E 19th St Unit 1B Indianapolis, IN	2.0	1.0	700	$1,175	$1.68	16d	1	1.06mi
302 E 19th St Unit 2B Indianapolis, IN	2.0	1.0	700	$1,150	$1.64	16d	1	1.06mi
302 E 19th St Unit 2A Indianapolis, IN	2.0	1.0	700	$1,075	$1.54	16d	1	1.06mi
302 E 19th St Indianapolis, IN	2.0	1.0	700	$1,115	$1.59	0d	1	1.06mi
3359 N College Ave Unit 3359 Indianapolis, IN	2.0	1.5	1082	$1,895	$1.75	25d	1	1.07mi
502 E 17th St Indianapolis, IN	2.0	1.0	802	$1,495	$1.86	5d	1	1.08mi
1 W 28th St Indianapolis, IN	1.0	1.0	656	$970	$1.48	5d	15	1.09mi
2821 Oxford Ln Indianapolis, IN	1.0	1.0	640	$825	$1.29	45d	1	1.09mi
1515 Lewis St Indianapolis, IN	2.0	1.0–2.0	782	$2,049	$2.62	0d	14	1.10mi
2001 N Talbott St Indianapolis, IN	1.0	1.0	555	$700	$1.26	45d	1	1.13mi
55 W Fall Creek Parkway South Dr Unit C Indianapolis, IN	2.0	1.0	1000	$1,035	$1.03	45d	1	1.15mi
2131 N Meridian St Indianapolis, IN	2.0	1.0	994	$1,455	$1.46	45d	1	1.16mi
3363 Nicholas Ave Indianapolis, IN	2.0	1.0	720	$1,000	$1.39	6d	1	1.17mi
1637 N New Jersey St Indianapolis, IN	1.0	1.0	860	$1,499	$1.74	45d	1	1.17mi
2063 N Meridian St Indianapolis, IN	1.0	1.0	959	$950	$0.99	25d	1	1.19mi

Listing history 24 events

1. 2026-06-21
   days on market $149,999 Active 33 DOM
2. 2026-06-18
   days on market $149,999 Active 30 DOM
3. 2026-06-17
   days on market $149,999 Active 29 DOM
4. 2026-06-16
   days on market $149,999 Active 28 DOM
5. 2026-06-15
   days on market $149,999 Active 27 DOM
6. 2026-06-13
   days on market $149,999 Active 25 DOM
7. 2026-06-13
   days on market $149,999 Active 24 DOM
8. 2026-06-09
   days on market $149,999 Active 21 DOM
9. 2026-06-08
   days on market $149,999 Active 20 DOM
10. 2026-06-07
    days on market $149,999 Active 19 DOM
11. 2026-06-03
    days on market $149,999 Active 15 DOM
12. 2026-06-02
    days on market $149,999 Active 14 DOM
13. 2026-06-01
    days on market $149,999 Active 13 DOM
14. 2026-05-31
    days on market $149,999 Active 12 DOM
15. 2026-05-19
    listed $149,999 Active
16. 2023-04-11
    listed $162,000 Active
17. 2021-09-08
    soldstatus $50,000 Closed 480-char remark

    Show marketing remark (480 chars)

    LAND! LAND! LAND! Such a great opportunity for an investor. Walking distance from Frederick Douglas Park! Homes walking distance have sold for over 300,000. Walking Distance to the Monon Trail! RARE opportunity to have a home with so much backyard space. Rare opportunity for local or out of state investors. Home has been gutted. Lot 2507 Columbia avenue is included in the sale. Land is already divided into separate parcels. Potential opportunity to build on 2507 Columbia Lot.

18. 2021-08-16
    status Pending 480-char remark

    Show marketing remark (480 chars)

    LAND! LAND! LAND! Such a great opportunity for an investor. Walking distance from Frederick Douglas Park! Homes walking distance have sold for over 300,000. Walking Distance to the Monon Trail! RARE opportunity to have a home with so much backyard space. Rare opportunity for local or out of state investors. Home has been gutted. Lot 2507 Columbia avenue is included in the sale. Land is already divided into separate parcels. Potential opportunity to build on 2507 Columbia Lot.

19. 2021-06-24
    price $50,000 480-char remark

    Show marketing remark (480 chars)

    LAND! LAND! LAND! Such a great opportunity for an investor. Walking distance from Frederick Douglas Park! Homes walking distance have sold for over 300,000. Walking Distance to the Monon Trail! RARE opportunity to have a home with so much backyard space. Rare opportunity for local or out of state investors. Home has been gutted. Lot 2507 Columbia avenue is included in the sale. Land is already divided into separate parcels. Potential opportunity to build on 2507 Columbia Lot.

20. 2021-06-11
    price $35,000 480-char remark

    Show marketing remark (480 chars)

    LAND! LAND! LAND! Such a great opportunity for an investor. Walking distance from Frederick Douglas Park! Homes walking distance have sold for over 300,000. Walking Distance to the Monon Trail! RARE opportunity to have a home with so much backyard space. Rare opportunity for local or out of state investors. Home has been gutted. Lot 2507 Columbia avenue is included in the sale. Land is already divided into separate parcels. Potential opportunity to build on 2507 Columbia Lot.

21. 2021-05-24
    price $65,000 480-char remark

    Show marketing remark (480 chars)

    LAND! LAND! LAND! Such a great opportunity for an investor. Walking distance from Frederick Douglas Park! Homes walking distance have sold for over 300,000. Walking Distance to the Monon Trail! RARE opportunity to have a home with so much backyard space. Rare opportunity for local or out of state investors. Home has been gutted. Lot 2507 Columbia avenue is included in the sale. Land is already divided into separate parcels. Potential opportunity to build on 2507 Columbia Lot.

22. 2021-04-26
    price $75,000 480-char remark

    Show marketing remark (480 chars)

    LAND! LAND! LAND! Such a great opportunity for an investor. Walking distance from Frederick Douglas Park! Homes walking distance have sold for over 300,000. Walking Distance to the Monon Trail! RARE opportunity to have a home with so much backyard space. Rare opportunity for local or out of state investors. Home has been gutted. Lot 2507 Columbia avenue is included in the sale. Land is already divided into separate parcels. Potential opportunity to build on 2507 Columbia Lot.

23. 2021-04-26
    listed $60,000 Active 480-char remark

    Show marketing remark (480 chars)

    LAND! LAND! LAND! Such a great opportunity for an investor. Walking distance from Frederick Douglas Park! Homes walking distance have sold for over 300,000. Walking Distance to the Monon Trail! RARE opportunity to have a home with so much backyard space. Rare opportunity for local or out of state investors. Home has been gutted. Lot 2507 Columbia avenue is included in the sale. Land is already divided into separate parcels. Potential opportunity to build on 2507 Columbia Lot.

24. 2005-04-25
    soldstatus $19,000

ⓘ 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: $2,237 · $186/mo
• Projected year-2 tax: $2,237 · $186/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 4/10 Moderate FEMA zone X (unshaded) · 24% 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 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,030
• − Mortgage interest: −$8,402
• − Property taxes: −$2,237
• − Insurance: −$750
• − Repairs & maintenance: −$1,362
• − Management: −$1,362
• − Depreciation: −$4,364
• Taxable loss: −$1,447
• Est. tax savings @ 24.0%: +$347
• After-tax cash flow: $1,375/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): 28,259
• Household income: $72,417
• Rent vs Own: 46.3% rent · 53.7% own
• Severe rent burden: 1149.0

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 0.64)
• Race & ethnicity: White 50% Black 32% Two or more races 10% Hispanic / Latino 7% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 3% Slovak 2% Romanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 6% Other Indo-European 2% German/W. Germanic 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: ▼ -322.77%
• Current HPI: 380.5407
• Rent YoY: ▲ 6.21%
• 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

+689.5% since first listed

10 events — show timeline

• 2026-05-19 Listed $149,999 MIBOR as Distributed by MLS Grid
• 2023-04-11 Listed $162,000 MIBOR as Distributed by MLS Grid
• 2021-09-08 Sold (MLS) $50,000 MIBOR as Distributed by MLS Grid
• 2021-08-16 Pending — MIBOR as Distributed by MLS Grid
• 2021-06-24 Price Changed $50,000 MIBOR as Distributed by MLS Grid
• 2021-06-11 Price Changed $35,000 MIBOR as Distributed by MLS Grid
• 2021-05-24 Price Changed $65,000 MIBOR as Distributed by MLS Grid
• 2021-04-26 Price Changed $75,000 MIBOR as Distributed by MLS Grid
• 2021-04-26 Listed $60,000 MIBOR as Distributed by MLS Grid
• 2005-04-25 Sold (Public Records) $19,000 Public Records

Property tax history

+15.0%/yr

Latest (2025): $2,237 · +126.7% YoY. Source: county tax records.