20 Woodland Dr · Indianapolis city (balance), IN 46201

$90,000

3 bd · 1.0 ba · 1,626 sqft · SingleFamily public records · 62 Days on market

Built 1910 3,572 sqft lot $55/sqft · 23% below area Est $146k · 38% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the charm of 20 Woodland DR, INDIANAPOLIS, IN, USA, a single-family residence built in 1910. This inviting home offers 1626 square feet of living space with three bedrooms, this residence provides ample private space. The single full bathroom is thoughtfully appointed. This property features 1.5 stories, offering a unique architectural character. The welcoming porch provides an ideal spot for relaxation and enjoying the surroundings. Bring your toolbox and make this house your home!

Key facts

• 3,572 sq ft lot
• Built 1910
• Listed 62 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

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 $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.5% 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 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 fast (+7.3%/yr); 480 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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).
• This rent runs 37% of the median local income ($49k/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 $622 of loan paydown is wiped out by about $3k 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 + 7.3% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
7. 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.
8. 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: 1.66% ✓
• Cap rate: 12.53%
• Cash-on-cash: 22.27%
• DSCR: 1.99
• GRM: 5.0

CMA / ARV

• ARV (median comp): $145,835
• List price: $90,000
• Delta: -38.29%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25 N Ewing St	0.07mi	3/2.0	1,660 (+2%)	2mo	$90,100	$54	88
101 N Denny St	0.36mi	3/2.5	1,584 (-3%)	0mo	$240,000	$152	73
718 N Denny St	0.59mi	3/2.0	1,671 (+3%)	0mo	$176,000	$105	63
226 S Gladstone Ave	0.58mi	2/1.5 (-1)	1,700 (+5%)	1mo	$108,000	$64	58
741 N Denny St	0.65mi	3/2.0	1,558 (-4%)	1mo	$169,900	$109	58
248 Eastern Ave	0.64mi	2/1.0 (-1)	1,686 (+4%)	1mo	$107,000	$63	58
914 N Ewing St	0.69mi	3/2.0	1,560 (-4%)	1mo	$205,000	$131	56
435 N Rural St	0.62mi	3/1.0	1,470 (-10%)	2mo	$100,000	$68	54
252 Eastern Ave	0.64mi	2/1.5 (-1)	1,727 (+6%)	2mo	$180,000	$104	51
733 N Grant Ave	0.71mi	2/2.0 (-1)	1,560 (-4%)	2mo	$120,000	$77	50
401 N Temple Ave	0.71mi	3/2.0	1,434 (-12%)	2mo	$255,000	$178	42
911 N Olney St	0.69mi	3/3.0	1,855 (+14%)	1mo	$210,000	$113	35

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 · 7.31% rent growth · sell at horizon

5-year hold

• IRR: 20.3%
• Equity multiple: 1.88×
• Total profit: $22,058
• Equity at exit: $13,419

10-year hold

• IRR: 31.5%
• Equity multiple: 4.50×
• Total profit: $88,271
• Equity at exit: $7,782

Cash invested: $25,200 (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 46201

• Home prices YoY: -33.9%
• Rents YoY: 7.3%
• Active inventory: 480
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,497 high
• Mortgage (P&I): −$472
• Tax from tax record: −$205 /mo · $2,465/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $468

Break-even live

Break-even rent $905

Max offer price $90,000

Occupancy floor 64%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3712 E Market St Indianapolis, IN	3.0	1.0	1800	$1,450	$0.81	14d	1	0.16mi
33 N Sherman Dr Unit 33 Indianapolis, IN	3.0	1.5	1288	$1,500	$1.16	7d	1	0.22mi
49 S Lasalle St Unit 1540092P Indianapolis, IN	3.0	2.0	1991	$3,053	$1.53	3d	1	0.25mi
8 S Bradley Ave Indianapolis, IN	2.0	1.0	1300	$950	$0.73	23d	1	0.27mi
28 S Dearborn St Unit B Indianapolis, IN	2.0	1.5	1166	$1,150	$0.99	23d	1	0.29mi
28 S Dearborn St Unit A Indianapolis, IN	3.0	1.0	1100	$1,400	$1.27	10d	1	0.29mi
253 N Gray St Indianapolis, IN	3.0	1.5	1176	$1,660	$1.41	7d	1	0.31mi
20 N Gray St Indianapolis, IN	3.0	2.0	1300	$1,800	$1.38	43d	1	0.32mi
408 N Dearborn St Indianapolis, IN	3.0	2.5	1740	$1,750	$1.01	43d	1	0.34mi
314 N Denny St Indianapolis, IN	3.0	1.0	1184	$975	$0.82	23d	1	0.36mi
430 N Dearborn St Indianapolis, IN	3.0	1.0	1128	$1,300	$1.15	43d	1	0.36mi
447 N Sherman Dr Indianapolis, IN	3.0	1.5	1312	$1,195	$0.91	43d	1	0.37mi
409 N Oakland Ave Unit 411 Indianapolis, IN	3.0	2.0	1300	$1,495	$1.15	43d	1	0.42mi
408 N Oakland Ave Unit A Indianapolis, IN	2.0	2.0	1100	$995	$0.90	17d	1	0.44mi
442 N Denny St Indianapolis, IN	3.0	1.0	1140	$1,045	$0.92	23d	1	0.45mi
603 N Sherman Dr Indianapolis, IN	3.0	1.0	1250	$1,300	$1.04	43d	1	0.45mi
119 N Grant Ave Indianapolis, IN	3.0	1.0	1408	$1,195	$0.85	43d	1	0.48mi
253 S Gray St Indianapolis, IN	3.0	1.5	1176	$1,660	$1.41	2d	1	0.52mi
2903 E Michigan St Indianapolis, IN	3.0	2.0	1310	$1,650	$1.26	14d	1	0.54mi
637 N Gray St Indianapolis, IN	3.0	1.5	1120	$1,150	$1.03	44d	1	0.59mi
639 N Gray St Indianapolis, IN	3.0	1.5	1120	$1,220	$1.09	43d	1	0.59mi
21 N Colorado Ave Indianapolis, IN	3.0	1.5	1520	$2,000	$1.32	43d	1	0.60mi
515 N Oxford St Indianapolis, IN	2.0	1.5	1728	$1,050	$0.61	3d	1	0.60mi
2822 E Michigan St Indianapolis, IN	3.0	2.0	1918	$1,999	$1.04	21d	1	0.61mi
822 N Bradley Ave Unit 822 Indianapolis, IN	3.0	1.0	1100	$1,200	$1.09	43d	1	0.62mi
840 N Lasalle St Indianapolis, IN	3.0	1.0	1215	$1,100	$0.91	23d	1	0.63mi
238 Eastern Ave Indianapolis, IN	3.0	2.0	1850	$1,900	$1.03	23d	1	0.63mi
420 Eastern Ave Indianapolis, IN	3.0	1.0	1900	$1,325	$0.70	43d	1	0.67mi
909 N Lasalle St Indianapolis, IN	3.0	2.0	1717	$1,600	$0.93	44d	1	0.68mi
818 N Oakland Ave Unit 46201 Indianapolis, IN	3.0	1.5	1332	$1,550	$1.16	43d	1	0.69mi
409 N Temple Ave Indianapolis, IN	3.0	2.0	2106	$1,650	$0.78	43d	1	0.70mi
614 N Colorado Ave Indianapolis, IN	2.0	2.0	1736	$1,200	$0.69	23d	1	0.70mi
645 N Oxford St Indianapolis, IN	4.0	1.5	1344	$1,500	$1.12	23d	1	0.72mi
619 N Rural St Indianapolis, IN	3.0	2.0	1300	$1,600	$1.23	23d	1	0.73mi
849 N Oakland Ave Indianapolis, IN	4.0	3.0	1638	$2,350	$1.43	12d	1	0.73mi
39 N Tacoma Ave Indianapolis, IN	3.0	1.0	1233	$895	$0.73	43d	1	0.73mi
642 N Colorado Ave Indianapolis, IN	3.0	2.0	1572	$1,450	$0.92	43d	1	0.73mi
933 N Dearborn St Indianapolis, IN	3.0	1.5	1204	$1,500	$1.25	43d	1	0.74mi
801 N Gladstone Ave Indianapolis, IN	3.0	1.5	1776	$1,225	$0.69	43d	1	0.74mi
953 N Tuxedo St Indianapolis, IN	3.0	1.0	1200	$950	$0.79	23d	1	0.75mi

Listing history 6 events

1. 2026-06-07
   statusdays on market $90,000 Pending 62 DOM
2. 2026-06-03
   days on market $90,000 Active 61 DOM
3. 2026-06-02
   days on market $90,000 Active 60 DOM
4. 2026-06-01
   days on market $90,000 Active 59 DOM
5. 2026-05-31
   days on market $90,000 Active 58 DOM
6. 2026-04-03
   listed $90,000 Active 496-char remark

   Show marketing remark (496 chars)

   Discover the charm of 20 Woodland DR, INDIANAPOLIS, IN, USA, a single-family residence built in 1910. This inviting home offers 1626 square feet of living space with three bedrooms, this residence provides ample private space. The single full bathroom is thoughtfully appointed. This property features 1.5 stories, offering a unique architectural character. The welcoming porch provides an ideal spot for relaxation and enjoying the surroundings. Bring your toolbox and make this house your home!

ⓘ 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: $2,465 · $205/mo
• Projected year-2 tax: $2,465 · $205/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 ≥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: $17,963
• − Mortgage interest: −$5,041
• − Property taxes: −$2,465
• − Insurance: −$450
• − Repairs & maintenance: −$1,437
• − Management: −$1,437
• − Depreciation: −$2,618
• Taxable income: $4,515
• Est. tax owed @ 24.0%: −$1,084
• After-tax cash flow: $4,529/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): 30,335
• Household income: $49,195
• Rent vs Own: 48.4% rent · 51.6% own
• Severe rent burden: 1906.0

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 0.63)
• Race & ethnicity: White 53% Hispanic / Latino 23% Black 18% Two or more races 9%
• Hispanic origin (detail): Mexican 14% Puerto Rican 2%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 9% · Canada
• Languages at home: 81% English-only · Spanish 17%

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: ▼ -192.51%
• Current HPI: 375.0969
• Rent YoY: ▲ 7.31%
• 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

1 event — show timeline

• 2026-04-03 Listed $90,000 MIBOR as Distributed by MLS Grid

Property tax history

+15.4%/yr

Latest (2025): $2,465 · +14.0% YoY. Source: county tax records.