3062 N Temple Ave · Indianapolis city (balance), IN 46218

$127,000

2 bd · 1.0 ba · 727 sqft · SingleFamily public records · 4 Days on market

Built 1947 6,708 sqft lot

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Why this score? — see what drove the F 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 +10.4/30.0
• ARV discount +7.5/15.0
• DSCR +3.0/10.0
• 1% rule +2.7/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice two bedroom home needs some TLC to make it great again. Subject is corporate owned being sold in 'As Is' condition. Must submit proof of funds or pre-approval letter w/offer.

Key facts

• Hardwood flooring
• Open floor plan
• New siding

Tags

• NEW DOOR
• HARDWOOD FLOORING
• OPEN FLOOR PLAN
• FULL BASEMENT
• NEW SIDING
• UPDATED BATHROOM

Property features AI

Exterior

• Parking: Carport
• Utilities: Public water; Municipal sewer connected; No solid waste service listed
• Home design: Single family residence; One story
• Construction: Concrete perimeter foundation; Other construction materials
• Exterior features: Less than 1/4 acre lot; 0.15 acre lot

Interior

• Kitchen: No appliances included
• Bedrooms: 2 bedrooms on the main level
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Hardwood floors; Accessible entrance
• Laundry & utility: Basement present

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $127k.

Deal economics

• At list price, monthly cash flow is $-124 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $105k (17.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $98k (22.9% below list).
• Recommended offer: $98k (22.9% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 4.4% in Indianapolis city (balance) — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads: area grade F — 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 flat; 336 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,906 units permitted in Marion County in 2024 (621 in 5+ unit buildings).
• This rent runs 31% of the median local income ($38k/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 $878 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $127k implies a 747% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,893 (22.9% 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. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.77% ✗
• Cap rate: 5.65%
• Cash-on-cash: -2.30%
• DSCR: 0.90
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $78,516
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3135 N Temple Ave	0.09mi	1/1.0 (-1)	725 (-0%)	4mo	$78,000	$108	87
3105 N Tacoma Ave	0.05mi	2/1.0	696 (-4%)	10mo	$137,500	$198	82
3061 N Tacoma Ave	0.04mi	2/1.0	672 (-8%)	6mo	$43,000	$64	80
3114 Adams St	0.51mi	2/1.0	725 (-0%)	3mo	$63,000	$87	73
2801 Brouse Ave	0.40mi	2/1.0	720 (-1%)	13mo	$74,900	$104	69
2959 N Lasalle St	0.50mi	2/1.0	720 (-1%)	11mo	$59,900	$83	66
2724 N Dearborn St	0.60mi	2/1.0	720 (-1%)	10mo	$95,000	$132	62
3331 Orchard Ave	0.53mi	2/1.0	720 (-1%)	14mo	$115,000	$160	62
3145 Stuart St	0.59mi	2/1.0	725 (-0%)	14mo	$79,000	$109	60
2839 N Lasalle St	0.58mi	2/1.0	768 (+6%)	5mo	$55,000	$72	59
2942 N Dearborn St	0.43mi	2/1.0	825 (+14%)	7mo	$70,000	$85	52
3015 Adams St	0.55mi	2/1.0	819 (+13%)	9mo	$155,000	$189	46

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 · 0.81% rent growth · sell at horizon

5-year hold

• IRR: -25.9%
• Equity multiple: 0.14×
• Total profit: $-30,550
• Equity at exit: $18,936

10-year hold

• IRR: -31.6%
• Equity multiple: -0.26×
• Total profit: $-44,938
• Equity at exit: $10,981

Cash invested: $35,560 (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 46218

• Home prices YoY: -17.1%
• Rents YoY: 0.8%
• Active inventory: 336
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $979 high
• Mortgage (P&I): −$666
• Tax from tax record: −$123 /mo · $1,473/yr
• Insurance: −$53
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $-124

Break-even live

Break-even rent $1,136

Max offer price $105,127

Occupancy floor —

Sensitivity live

Price	-10% $-52	-5% $-88	+0% $-124	+5% $-160	+10% $-196
Rent	-10% $-201	-5% $-162	+0% $-124	+5% $-85	+10% $-46
Rate	-1.0pp $-60	-0.5pp $-92	base $-124	+0.5pp $-157	+1.0pp $-190

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: $31,750
• Closing costs: $3,810
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3363 Nicholas Ave Indianapolis, IN	2.0	1.0	720	$1,000	$1.39	5d	1	0.47mi
2930 N Dearborn St Indianapolis, IN	1.0	1.0	536	$599	$1.12	25d	1	0.47mi
2530 N Temple Ave Indianapolis, IN	1.0	1.0	720	$750	$1.04	21d	1	0.61mi
2821 Oxford Ln Indianapolis, IN	1.0	1.0	640	$825	$1.29	45d	1	0.67mi
2519 Baltimore Ave Unit B Indianapolis, IN	2.0	1.0	482	$775	$1.61	25d	1	0.70mi
3011 Oxford Ln Indianapolis, IN	1.0	1.0	640	$800	$1.25	45d	1	0.72mi
3719 Hillside Ave Indianapolis, IN	1.0	1.0	644	$725	$1.13	25d	1	0.77mi
2449 Wheeler St Indianapolis, IN	1.0	1.0	600	$950	$1.58	25d	1	0.78mi
3421 N Olney St Indianapolis, IN	2.0	1.0	720	$1,195	$1.66	17d	1	0.81mi
3709 Kinnear Ave Indianapolis, IN	2.0	1.0	650	$1,000	$1.54	45d	1	0.81mi
2722 N Olney St Indianapolis, IN	2.0	1.0	650	$795	$1.22	45d	1	0.82mi
3763 Baltimore Ave Unit 3765 Indianapolis, IN	1.0	1.0	750	$750	$1.00	45d	1	0.83mi
3723 Orchard Ave Unit 3723 Indianapolis, IN	1.0	1.5	700	$1,300	$1.86	25d	1	0.86mi
3132 Dr Andrew J Brown Ave Indianapolis, IN	2.0	1.0–2.0	791	$2,120	$2.68	3d	46	0.87mi
2372 Beckwith Dr Indianapolis, IN	4.0	1.0–1.5	779	$1,064	$1.36	3d	32	0.88mi
2422 Adams St Unit 2 Indianapolis, IN	1.0	1.0	700	$850	$1.21	45d	1	0.90mi
2846 Doctor Andrew J Brown Ave Indianapolis, IN	1.0	1.0	420	$700	$1.67	45d	1	0.90mi
3383 Station St Indianapolis, IN	3.0	1.0	744	$1,250	$1.68	25d	1	0.90mi
3519 Balsam Ave Unit 7 Indianapolis, IN	1.0	1.0	450	$850	$1.89	25d	1	1.07mi
3519 Balsam Ave Unit 6 Indianapolis, IN	1.0	1.0	450	$775	$1.72	45d	1	1.07mi
3609 Balsam Ave Indianapolis, IN	1.0	1.0	541	$775	$1.43	4d	1	1.13mi
3609 Balsam Ave Indianapolis, IN	1.0	1.0	541	$755	$1.40	16d	1	1.13mi
3610 Balsam Ave Indianapolis, IN	1.0	1.0	464	$775	$1.67	4d	9	1.15mi
3725 N Sherman Dr #7 Indianapolis, IN	2.0	1.0	729	$845	$1.16	5d	1	1.22mi
3615 Sherman Forest Dr Indianapolis, IN	4.0	1.0–2.5	1057	$1,288	$1.22	5d	1	1.22mi
1040 Fairfield Ave Unit 104011 Indianapolis, IN	1.0	1.0	519	$799	$1.54	25d	1	1.23mi
1931 N Oxford St Indianapolis, IN	1.0	1.0	616	$875	$1.42	5d	1	1.39mi
4115 Meadows Dr Indianapolis, IN	1.0–3.0	1.0–2.0	1013	$1,374	$1.36	45d	9	1.40mi

Listing history 3 events

1. 2026-06-21
   days on market $127,000 Active 4 DOM
2. 2026-06-17
   remarks 468-char remark
3. 2026-06-17
   listed $127,000 Active 1 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: $1,473 · $123/mo
• Projected year-2 tax: $1,473 · $123/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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°F today · 18 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: $11,747
• − Mortgage interest: −$7,114
• − Property taxes: −$1,473
• − Insurance: −$1,302
• − Repairs & maintenance: −$940
• − Management: −$940
• − Depreciation: −$3,695
• Taxable loss: −$3,715
• Est. tax savings @ 24.0%: +$892
• After-tax cash flow: $-594/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): 29,360
• Household income: $38,063
• Rent vs Own: 47.2% rent · 52.8% own
• Severe rent burden: 2340.0

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 Black (68%)
• Race & ethnicity: Black 68% White 18% Hispanic / Latino 9% Two or more races 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 1%
• Foreign-born: 5% · Canada, Philippines
• Languages at home: 92% English-only · Spanish 7%

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: ▼ -81.57%
• Current HPI: 395.7071
• Rent YoY: ▲ 0.81%
• 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

+572.0% since first listed

5 events — show timeline

• 2026-06-16 Listed $127,000 MIBOR as Distributed by MLS Grid
• 2009-01-08 Listing Removed — MIBOR as Distributed by MLS Grid
• 2008-07-07 Listed $20,000 MIBOR as Distributed by MLS Grid
• 2006-11-03 Sold (MLS) $15,000 MIBOR as Distributed by MLS Grid
• 2006-09-20 Listed $18,900 MIBOR as Distributed by MLS Grid

Property tax history

+10.0%/yr

Latest (2025): $1,473 · +23.5% YoY. Source: county tax records.