344 S Oakland Ave · Indianapolis city (balance), IN 46201

$85,000

4 bd · 1.0 ba · 1,534 sqft · SingleFamily public records · 31 Days on market

Built 1929 5,271 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Corporate owned. Sold AS-IS. All offers must be submitted with a minimum of $1000 earnest money. Pre-approval letter or proof of funds must accompany all offers. All offers subject to sellers addendums and corporate app roval. Room sizes approximate. Four bedrooms. LOTS of space here. 2-CD garage. Could be good rental property.

Key facts

• Covered carport
• High ceilings
• Hardwood floors

Tags

• HIGH CEILINGS
• HARDWOOD FLOORS
• DETACHED GARAGE
• COVERED CARPORT

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $731 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.6% 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); 45% 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 42% 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 $588 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 $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y 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 $15k; list at $85k implies a 467% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1929 — 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. 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.
5. 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.
6. 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: 2.01% ✓
• Cap rate: 16.61%
• Cash-on-cash: 36.85%
• DSCR: 2.64
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $184,080
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
235 S Dearborn St	0.22mi	3/2.0 (-1)	1,541 (+0%)	14mo	$299,900	$195	69
524 Leeds Ave	0.32mi	3/1.5 (-1)	1,640 (+7%)	1mo	$109,900	$67	66
3220 Newton Ave	0.27mi	3/1.0 (-1)	1,356 (-12%)	11mo	$144,000	$106	53
602 S Sherman Dr	0.61mi	3/2.0 (-1)	1,556 (+1%)	11mo	$182,000	$117	51
319 S Temple Ave	0.28mi	3/2.5 (-1)	1,313 (-14%)	4mo	$177,500	$135	49
245 N Tacoma Ave	0.73mi	3/2.0 (-1)	1,510 (-2%)	10mo	$370,000	$245	46
3823 Hoyt Ave	0.73mi	3/1.5 (-1)	1,532 (-0%)	16mo	$184,000	$120	46
2919 E New York St	0.67mi	4/1.0	1,444 (-6%)	16mo	$95,000	$66	46
25 N Ewing St	0.71mi	3/2.0 (-1)	1,660 (+8%)	2mo	$90,100	$54	43
238 N Tacoma Ave	0.73mi	3/2.0 (-1)	1,412 (-8%)	5mo	$292,500	$207	40
219 S Sherman Dr	0.65mi	3/2.0 (-1)	1,744 (+14%)	7mo	$200,000	$115	32
242 N Tacoma Ave	0.74mi	3/2.0 (-1)	1,400 (-9%)	13mo	$290,000	$207	31

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: 37.6%
• Equity multiple: 2.70×
• Total profit: $40,534
• Equity at exit: $12,674

10-year hold

• IRR: 46.4%
• Equity multiple: 6.46×
• Total profit: $130,023
• Equity at exit: $7,349

Cash invested: $23,800 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,705 high
• Mortgage (P&I): −$446
• Tax from tax record: −$135 /mo · $1,622/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $731

Break-even live

Break-even rent $780

Max offer price $85,000

Occupancy floor 52%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
253 S Gray St Indianapolis, IN	3.0	1.5	1176	$1,660	$1.41	1d	1	0.15mi
323 S Rural St Indianapolis, IN	3.0	1.5	1090	$1,050	$0.96	43d	1	0.17mi
2631 Southeastern Ave Indianapolis, IN	3.0	2.0	1072	$1,195	$1.11	11d	1	0.28mi
241 S Temple Ave Indianapolis, IN	3.0	2.0	1200	$1,350	$1.12	43d	1	0.31mi
28 S Dearborn St Unit A Indianapolis, IN	3.0	1.0	1100	$1,400	$1.27	10d	1	0.42mi
49 S Lasalle St Unit 1540092P Indianapolis, IN	3.0	2.0	1991	$3,053	$1.53	2d	1	0.43mi
20 N Gray St Indianapolis, IN	3.0	2.0	1300	$1,800	$1.38	43d	1	0.52mi
39 N Tacoma Ave Indianapolis, IN	3.0	1.0	1233	$895	$0.73	43d	1	0.62mi
253 N Gray St Indianapolis, IN	3.0	1.5	1176	$1,660	$1.41	7d	1	0.66mi
238 Eastern Ave Indianapolis, IN	3.0	2.0	1850	$1,900	$1.03	23d	1	0.68mi
41 Keystone Ave Indianapolis, IN	3.0	2.5	1600	$2,500	$1.56	43d	1	0.68mi
43 Keystone Ave Indianapolis, IN	3.0	2.5	1600	$2,291	$1.43	16d	1	0.68mi
420 Hamilton Ave Unit A Indianapolis, IN	3.0	2.0	1350	$1,550	$1.15	43d	1	0.69mi
47 Keystone Ave Indianapolis, IN	3.0	2.5	1600	$2,500	$1.56	43d	1	0.69mi
420 Hamilton Ave Unit B Indianapolis, IN	3.0	2.0	1350	$1,450	$1.07	10d	1	0.69mi
909 Saint Peter St Indianapolis, IN	3.0	2.0	1200	$1,800	$1.50	43d	1	0.70mi
228 N Tacoma Ave Indianapolis, IN	3.0	1.0	1200	$1,100	$0.92	10d	1	0.72mi
151 Harlan St Unit A Indianapolis, IN	3.0	2.0	1250	$1,549	$1.24	23d	1	0.72mi
210 N Keystone Ave Indianapolis, IN	4.0	2.0	2024	$2,200	$1.09	7d	1	0.74mi
2218 Pleasant St Indianapolis, IN	3.0	2.0	1376	$2,499	$1.82	23d	1	0.75mi
2015 E Maryland St Indianapolis, IN	3.0	2.0	1250	$1,495	$1.20	43d	1	0.76mi
409 N Oakland Ave Unit 411 Indianapolis, IN	3.0	2.0	1300	$1,495	$1.15	43d	1	0.76mi
408 N Dearborn St Indianapolis, IN	3.0	2.5	1740	$1,750	$1.01	43d	1	0.77mi
2201 Pleasant St Indianapolis, IN	4.0	3.0	2063	$2,495	$1.21	4d	1	0.79mi
430 N Dearborn St Indianapolis, IN	3.0	1.0	1128	$1,300	$1.15	43d	1	0.81mi
3712 E Market St Indianapolis, IN	3.0	1.0	1800	$1,450	$0.81	14d	1	0.81mi
33 N Sherman Dr Unit 33 Indianapolis, IN	3.0	1.5	1288	$1,500	$1.16	7d	1	0.82mi
409 N Temple Ave Indianapolis, IN	3.0	2.0	2106	$1,650	$0.78	43d	1	0.82mi
420 Eastern Ave Indianapolis, IN	3.0	1.0	1900	$1,325	$0.70	43d	1	0.82mi
22 Hendricks Pl Unit 22 Indianapolis, IN	3.0	1.5	1730	$1,600	$0.92	17d	1	0.84mi
2903 E Michigan St Indianapolis, IN	3.0	2.0	1310	$1,650	$1.26	14d	1	0.85mi
17 E Parkview Ave Unit 19 Indianapolis, IN	3.0	1.0	1530	$1,650	$1.08	43d	1	0.86mi
17 E Parkview Ave Unit 17 Indianapolis, IN	3.0	1.5	1530	$1,650	$1.08	43d	1	0.86mi
22 Parkview Ave Indianapolis, IN	3.0	1.5	1728	$1,450	$0.84	7d	1	0.89mi
2822 E Michigan St Indianapolis, IN	3.0	2.0	1918	$1,999	$1.04	21d	1	0.89mi
44 Parkview Ave Indianapolis, IN	3.0	2.0	1250	$1,695	$1.36	20d	1	0.91mi
17 N Randolph St Indianapolis, IN	3.0	2.0	1822	$2,075	$1.14	4d	1	0.91mi
44 E Parkview Ave Unit B Indianapolis, IN	3.0	2.0	1297	$1,695	$1.31	43d	1	0.91mi
44 E Parkview Ave Unit A Indianapolis, IN	3.0	2.0	1296	$1,695	$1.31	23d	1	0.91mi
12 N Randolph St Indianapolis, IN	3.0	1.0	1485	$1,650	$1.11	43d	1	0.92mi

Listing history 6 events

1. 2026-03-25
   status Pending
2. 2026-02-24
   status Active
3. 2026-02-13
   status Pending
4. 2026-02-09
   listed $85,000 Active
5. 2007-05-17
   soldstatus $15,000 329-char remark

   Show marketing remark (329 chars)

   Corporate owned. Sold AS-IS. All offers must be submitted with a minimum of $1000 earnest money. Pre-approval letter or proof of funds must accompany all offers. All offers subject to sellers addendums and corporate app roval. Room sizes approximate. Four bedrooms. LOTS of space here. 2-CD garage. Could be good rental property.

6. 2006-10-20
   listed $24,500 329-char remark

   Show marketing remark (329 chars)

   Corporate owned. Sold AS-IS. All offers must be submitted with a minimum of $1000 earnest money. Pre-approval letter or proof of funds must accompany all offers. All offers subject to sellers addendums and corporate app roval. Room sizes approximate. Four bedrooms. LOTS of space here. 2-CD garage. Could be good rental property.

ⓘ 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: $1,622 · $135/mo
• Projected year-2 tax: $1,622 · $135/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 100% 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: $20,463
• − Mortgage interest: −$4,761
• − Property taxes: −$1,622
• − Insurance: −$425
• − Repairs & maintenance: −$1,637
• − Management: −$1,637
• − Depreciation: −$2,473
• Taxable income: $7,908
• Est. tax owed @ 24.0%: −$1,898
• After-tax cash flow: $6,872/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

+246.9% since first listed

6 events — show timeline

• 2026-03-25 Pending — MIBOR as Distributed by MLS Grid
• 2026-02-24 Relisted — MIBOR as Distributed by MLS Grid
• 2026-02-13 Pending — MIBOR as Distributed by MLS Grid
• 2026-02-09 Listed $85,000 MIBOR as Distributed by MLS Grid
• 2007-05-17 Sold (MLS) $15,000 MIBOR as Distributed by MLS Grid
• 2006-10-20 Listed $24,500 MIBOR as Distributed by MLS Grid

Property tax history

+4.7%/yr

Latest (2025): $1,622 · +7.1% YoY. Source: county tax records.