1731 Ingram St · Indianapolis city (balance), IN 46218

$94,500

4 bd · 1.5 ba · 1,682 sqft · SingleFamily public records · 29 Days on market

Built 1920 5,314 sqft lot ↓ 6% since listing

---

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 +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

Discover the enduring charm of 1731 Ingram ST, an inviting single-family residence in INDIANAPOLIS. Built in 1920, this 1682 square foot brick home offers a blend of historical character and comfortable living, set on a generous 5314 square foot lot. This two-story home features four well-proportioned bedrooms, providing ample private space. Complementing these are one full bathroom and one convenient half bathroom. The property also includes a basement, adding valuable storage. Old charms screams to be brought back to life. Must see.

Key facts

• 5,314 sq ft lot
• Built 1920
• Listed 29 days

Property features AI

Exterior

• Utilities: Public water; Municipal sewer connected; Solid waste service available
• Home design: Single family residence; Two levels; Property under 1/4 acre (approx. 0.12 acre)
• Construction: Brick construction; Block foundation
• Exterior features: Covered patio/porch; Partial fenced yard

Interior

• Kitchen: Kitchen 15 x 10
• Bedrooms: 4 bedrooms on upper level; Additional bedroom dimensions: 13 x 13 (Upper), 11 x 10 (Upper), 10 x 8 (Upper)
• Bathrooms: 1 full bath (upper); 1 half bath (main)
• Heating & cooling: Forced air heating (natural gas); No central cooling listed
• Interior features: Unfinished basement; Electric water heater
• Laundry & utility: No built-in laundry/Cooling listed

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $94k.

Deal economics

• At list price, monthly cash flow is $420 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $94k).
• Recommended offer: $93k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.6% 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 flat; 334 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); lower-income renter base — watch delinquency; 1,906 units permitted in Marion County in 2024 (621 in 5+ unit buildings).
• At $1,610/mo this rent would consume 51% of the median local household income ($38k/yr) (locally 2340% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $653 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 + 0.8% rent growth), your $26k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y 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 $13k; list at $94k implies a 627% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,082 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.70% ✓
• Cap rate: 11.63%
• Cash-on-cash: 19.06%
• DSCR: 1.85
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $285,940
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1629 Ingram St	0.08mi	3/2.5 (-1)	1,788 (+6%)	1mo	$245,000	$137	76
1649 N Arsenal Ave	0.23mi	4/2.0	1,576 (-6%)	8mo	$308,000	$195	71
2221 Langley Ave	0.36mi	3/1.0 (-1)	1,672 (-1%)	8mo	$85,000	$51	69
1106 N Hamilton Ave	0.53mi	3/3.0 (-1)	1,774 (+6%)	1mo	$425,000	$240	54
2045 Cornell Ave	0.71mi	4/2.5	1,632 (-3%)	7mo	$409,900	$251	52
1140 N Tacoma Ave	0.68mi	3/1.0 (-1)	1,716 (+2%)	7mo	$240,000	$140	52
1434 Samoa St	0.31mi	3/2.0 (-1)	1,917 (+14%)	8mo	$260,000	$136	49
1918 Cornell Ave	0.66mi	4/2.0	1,580 (-6%)	10mo	$299,900	$190	49
2015 Yandes St	0.53mi	3/2.5 (-1)	1,810 (+8%)	7mo	$325,000	$180	48
2621 Brookway St	0.65mi	3/1.0 (-1)	1,584 (-6%)	7mo	$121,440	$77	47
2423 E 13th St	0.62mi	3/1.0 (-1)	1,848 (+10%)	5mo	$220,000	$119	43
1901 Carrollton Ave	0.75mi	3/1.0 (-1)	1,472 (-12%)	1mo	$250,000	$170	36

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: 8.1%
• Equity multiple: 1.31×
• Total profit: $8,134
• Equity at exit: $14,090

10-year hold

• IRR: 15.1%
• Equity multiple: 2.08×
• Total profit: $28,516
• Equity at exit: $8,171

Cash invested: $26,460 (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: 334
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,610 high
• Mortgage (P&I): −$496
• Tax from tax record: −$317 /mo · $3,800/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $420

Break-even live

Break-even rent $1,078

Max offer price $94,500

Occupancy floor 69%

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: $23,625
• Closing costs: $2,835
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1719 Ingram St Unit 1719 Indianapolis, IN	3.0	2.0	1250	$1,500	$1.20	43d	1	0.01mi
1717 Ingram St Unit 1717 Indianapolis, IN	3.0	2.0	1250	$1,500	$1.20	43d	1	0.02mi
1722 Ingram St Indianapolis, IN	3.0	2.0	1250	$1,550	$1.24	4d	1	0.02mi
1722 Ingram St Unit A Indianapolis, IN	3.0	2.0	1250	$1,550	$1.24	7d	1	0.02mi
2224 Langley Ave Indianapolis, IN	4.0	2.0	1513	$1,595	$1.05	43d	1	0.39mi
2330 E 16th St Indianapolis, IN	3.0	1.5	1378	$1,450	$1.05	4d	1	0.46mi
2407 E 16th St Indianapolis, IN	3.0	1.0	1212	$1,450	$1.20	23d	1	0.50mi
2405 E 16th St Indianapolis, IN	3.0	1.0	1120	$1,450	$1.29	14d	1	0.51mi
2203 Sheldon St Unit B Indianapolis, IN	3.0	2.0	1350	$1,500	$1.11	44d	1	0.57mi
1550 N Rural St Indianapolis, IN	3.0	1.0	1388	$1,600	$1.15	43d	1	0.71mi
940 Jefferson Ave Unit 1 Indianapolis, IN	3.0	1.5	1500	$1,400	$0.93	21d	1	0.72mi
2822 E 19th St Indianapolis, IN	3.0	2.0	1130	$1,300	$1.15	43d	1	0.77mi
929 N Beville Ave Indianapolis, IN	3.0	1.0	1328	$1,395	$1.05	23d	1	0.78mi
2815 Brookside Ave Indianapolis, IN	3.0	2.0	1120	$1,350	$1.21	10d	1	0.78mi
835 Tecumseh St Indianapolis, IN	3.0	2.0	1100	$1,550	$1.41	4d	1	0.79mi
2161 Bellefontaine St Indianapolis, IN	4.0	2.5	1346	$1,900	$1.41	21d	1	0.80mi
2372 Beckwith Dr Indianapolis, IN	4.0	1.0–1.5	779	$1,349	$1.73	1d	32	0.80mi
2340 Columbia Ave Unit 2340-B Indianapolis, IN	3.0	2.0	1350	$1,650	$1.22	43d	1	0.82mi
2221 Bellefontaine St Indianapolis, IN	3.0	2.5	1712	$2,349	$1.37	23d	1	0.83mi
826 N Beville Ave Indianapolis, IN	3.0	1.0	1472	$1,295	$0.88	2d	1	0.86mi
826 N Beville Ave Indianapolis, IN	3.0	1.0	1472	$1,295	$0.88	4d	1	0.86mi
2168 Carrollton Ave Indianapolis, IN	3.0	1.5	1300	$1,799	$1.38	3d	1	0.87mi
2117 Coretta Way Indianapolis, IN	3.0	3.5	1409	$2,300	$1.63	43d	1	0.89mi
960 Eastern Ave Indianapolis, IN	3.0	1.5	1616	$1,500	$0.93	23d	1	0.89mi
960 Eastern Ave Indianapolis, IN	3.0	1.5	1616	$1,500	$0.93	43d	1	0.89mi
2145 Coretta Way Indianapolis, IN	3.0	3.0	1430	$2,600	$1.82	43d	1	0.90mi
656 N Beville Ave Indianapolis, IN	3.0	2.5	2121	$3,500	$1.65	23d	1	0.93mi
635 Jefferson Ave Indianapolis, IN	3.0	1.5	1744	$1,700	$0.97	43d	1	0.93mi
1113 N Oxford St Indianapolis, IN	3.0	2.0	1100	$1,495	$1.36	7d	1	0.94mi
890 Massachusetts Ave Unit 1014223P Indianapolis, IN	3.0	3.0	1991	$5,540	$2.78	2d	1	0.97mi
1938 N Dearborn St Indianapolis, IN	3.0	1.0	1162	$1,400	$1.20	23d	1	0.98mi
1036 N Parker Ave Indianapolis, IN	4.0	2.0	1342	$1,745	$1.30	4d	1	1.00mi
1038 N Parker Ave Indianapolis, IN	4.0	2.0	1342	$1,745	$1.30	4d	1	1.00mi
1927 N Dearborn St Indianapolis, IN	3.0	1.0	2182	$1,495	$0.69	43d	1	1.00mi
1214 N Oakland Ave Indianapolis, IN	3.0	2.0	1464	$1,350	$0.92	14d	1	1.01mi
1216 N Oakland Ave Indianapolis, IN	3.0	2.0	1464	$1,550	$1.06	14d	1	1.01mi
627 N Tacoma Ave Indianapolis, IN	3.0	1.0	1160	$1,350	$1.16	10d	1	1.02mi
625 N Tacoma Ave Indianapolis, IN	3.0	1.0	1160	$1,350	$1.16	10d	1	1.03mi
851 N Rural St Indianapolis, IN	3.0	2.5	1300	$1,700	$1.31	23d	1	1.04mi
849 N Rural St Unit 849 Indianapolis, IN	3.0	2.5	1300	$2,000	$1.54	43d	1	1.04mi

Listing history 26 events

1. 2026-06-17
   status $94,500 Pending 29 DOM
2. 2026-06-17
   days on market $94,500 Active 29 DOM
3. 2026-06-16
   days on market $94,500 Active 28 DOM
4. 2026-06-15
   days on market $94,500 Active 27 DOM
5. 2026-06-13
   days on market $94,500 Active 25 DOM
6. 2026-06-13
   days on market $94,500 Active 24 DOM
7. 2026-06-09
   days on market $94,500 Active 21 DOM
8. 2026-06-08
   days on market $94,500 Active 20 DOM
9. 2026-06-07
   days on market $94,500 Active 19 DOM
10. 2026-06-03
    days on market $94,500 Active 15 DOM
11. 2026-06-02
    days on market $94,500 Active 14 DOM
12. 2026-06-01
    days on market $94,500 Active 13 DOM
13. 2026-05-31
    days on market $94,500 Active 12 DOM
14. 2026-04-29
    status Pending
15. 2026-04-21
    listed $94,500 Active
16. 2016-01-07
    historical
17. 2015-08-19
    price $45,000
18. 2015-08-18
    status Active
19. 2015-07-03
    historical
20. 2015-06-29
    listed $65,000 Active
21. 2012-06-23
    historical
22. 2011-10-03
    listed $44,990
23. 2008-04-22
    soldstatus $13,000
24. 2007-12-27
    listed $15,900
25. 2006-02-01
    soldstatus $100,000
26. 2005-12-08
    listed $100,000

ⓘ 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: $3,800 · $317/mo
• Projected year-2 tax: $3,800 · $317/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 3/10 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: $19,321
• − Mortgage interest: −$5,293
• − Property taxes: −$3,800
• − Insurance: −$472
• − Repairs & maintenance: −$1,546
• − Management: −$1,546
• − Depreciation: −$2,749
• Taxable income: $3,915
• Est. tax owed @ 24.0%: −$939
• After-tax cash flow: $4,105/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

-5.5% since first listed

13 events — show timeline

• 2026-04-29 Pending — MIBOR as Distributed by MLS Grid
• 2026-04-21 Listed $94,500 MIBOR as Distributed by MLS Grid
• 2016-01-07 Listing Removed — MIBOR as Distributed by MLS Grid
• 2015-08-19 Price Changed $45,000 MIBOR as Distributed by MLS Grid
• 2015-08-18 Relisted — MIBOR as Distributed by MLS Grid
• 2015-07-03 Listing Removed — MIBOR as Distributed by MLS Grid
• 2015-06-29 Listed $65,000 MIBOR as Distributed by MLS Grid
• 2012-06-23 Listing Removed — MIBOR as Distributed by MLS Grid
• 2011-10-03 Listed $44,990 MIBOR as Distributed by MLS Grid
• 2008-04-22 Sold (MLS) $13,000 MIBOR as Distributed by MLS Grid
• 2007-12-27 Listed $15,900 MIBOR as Distributed by MLS Grid
• 2006-02-01 Sold (MLS) $100,000 MIBOR as Distributed by MLS Grid
• 2005-12-08 Listed $100,000 MIBOR as Distributed by MLS Grid

Property tax history

+10.6%/yr

Latest (2025): $3,800 · -37.1% YoY. Source: county tax records.