2130 Singleton St · Indianapolis city (balance), IN 46203

$99,900

2 bd · 1.0 ba · 852 sqft · SingleFamily public records · 121 Days on market

Built 1910 5,227 sqft lot $117/sqft · 8% below area Est $191k · 48% 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 +25.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +7.2/10.0
• Rent growth +3.2/5.0
• 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 inviting home awaiting you at 2130 Singleton St. This single-family residence is ready to move in. With a porch, shed, and patio, this property offers features that enhance outdoor living and practical storage. This 852 square feet living area, one-story home, built in 1910, contains 2 bedrooms and 1 full bathroom. This residence offers a wonderful opportunity to embrace a comfortable lifestyle.

Key facts

• Porch
• Shed
• Patio

Tags

• PORCH
• SHED
• PATIO

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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 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 (+2.9%/yr); 493 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 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.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $45k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $100k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.22% ✓
• Cap rate: 9.00%
• Cash-on-cash: 9.67%
• DSCR: 1.43
• GRM: 6.8

CMA / ARV

• ARV (median comp): $190,823
• List price: $99,900
• Delta: -47.65%
• 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
1610 Ringgold Ave	0.59mi	2/1.0	850 (-0%)	1mo	$164,000	$193	71
1805 Orleans St	0.36mi	2/1.0	781 (-8%)	8mo	$78,000	$100	62
1861 New St	0.33mi	2/1.0	768 (-10%)	9mo	$120,000	$156	60
1917 Union St	0.51mi	2/1.0	820 (-4%)	12mo	$125,000	$152	60
928 E Pleasant Run Parkway North Dr	0.37mi	2/1.0	775 (-9%)	13mo	$220,000	$284	56
2550 S Pennsylvania St	0.74mi	3/1.0 (+1)	912 (+7%)	1mo	$110,000	$121	48
1829 New St	0.37mi	2/1.0	974 (+14%)	13mo	$180,000	$185	48
2245 Union St	0.52mi	2/1.0	724 (-15%)	4mo	$129,900	$179	48
1913 S Talbott St SE	0.46mi	3/1.0 (+1)	946 (+11%)	11mo	$95,000	$100	46
1301 Lawton Ave	0.72mi	3/1.0 (+1)	864 (+1%)	17mo	$70,000	$81	45
123 E Palmer St	0.65mi	2/1.0	800 (-6%)	24mo	$150,000	$188	40
1752 Linden St	0.71mi	3/1.0 (+1)	940 (+10%)	7mo	$95,000	$101	39

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 · 2.88% rent growth · sell at horizon

5-year hold

• IRR: -1.8%
• Equity multiple: 0.93×
• Total profit: $-1,928
• Equity at exit: $14,895

10-year hold

• IRR: 7.8%
• Equity multiple: 1.59×
• Total profit: $16,403
• Equity at exit: $8,638

Cash invested: $27,972 (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 46203

• Home prices YoY: -26.7%
• Rents YoY: 2.9%
• Active inventory: 493
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,219 high
• Mortgage (P&I): −$524
• Tax from tax record: −$172 /mo · $2,061/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $225

Break-even live

Break-even rent $933

Max offer price $99,900

Occupancy floor 76%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
620 E Beecher St Indianapolis, IN	3.0	2.0	1072	$1,639	$1.53	20d	1	0.19mi
1861 Orleans St Indianapolis, IN	1.0	1.0	552	$2,500	$4.53	24d	1	0.23mi
2209 Ransdell St Indianapolis, IN	2.0	1.0	710	$900	$1.27	44d	1	0.24mi
2103 Ringgold Ave Indianapolis, IN	1.0	1.0	1090	$775	$0.71	14d	1	0.30mi
2236 Ransdell St Indianapolis, IN	2.0	1.0	850	$1,150	$1.35	44d	1	0.31mi
1011 E Raymond St Indianapolis, IN	2.0	2.0	1100	$1,350	$1.23	24d	1	0.36mi
823 Iowa St Indianapolis, IN	2.0	1.0	812	$1,100	$1.35	44d	1	0.36mi
512 E Minnesota St Unit 203 Indianapolis, IN	2.0	1.0	903	$1,195	$1.32	24d	1	0.41mi
1756 Delaware St Indianapolis, IN	3.0	2.0	1014	$1,300	$1.28	44d	1	0.49mi
1756 S Delaware St Unit 1754 Indianapolis, IN	3.0	2.0	1014	$1,300	$1.28	15d	1	0.49mi
944 E Minnesota St Indianapolis, IN	2.0	2.0	944	$1,299	$1.38	44d	1	0.49mi
114 Adler St Indianapolis, IN	2.0	1.0	688	$795	$1.16	44d	1	0.53mi
1819 Union St Unit 1817 Indianapolis, IN	3.0	2.0	1020	$1,199	$1.18	44d	1	0.54mi
272 Hoefgen St Unit 1336809P Indianapolis, IN	2.0	1.0	592	$2,055	$3.47	2d	1	0.55mi
1439 South East St Indianapolis, IN	2.0	2.0	1114	$1,425	$1.28	20d	1	0.56mi
1437 S East St Indianapolis, IN	2.0	2.0	1114	$1,425	$1.28	44d	1	0.56mi
1436 S New Jersey St Unit C Indianapolis, IN	2.0	2.0	600	$1,600	$2.67	44d	1	0.58mi
1436 S New Jersey St Unit B Indianapolis, IN	2.0	2.0	650	$1,700	$2.62	7d	1	0.58mi
2314 Union St Indianapolis, IN	3.0	2.0	892	$1,295	$1.45	44d	1	0.62mi
1409 S Alabama St Indianapolis, IN	2.0	1.0	949	$1,245	$1.31	44d	1	0.65mi
1407 S Alabama St Indianapolis, IN	2.0	1.0	949	$1,150	$1.21	44d	1	0.65mi
1514 Ringgold Ave Indianapolis, IN	3.0	1.0	1064	$1,295	$1.22	44d	1	0.65mi
118 E Palmer St Indianapolis, IN	1.0	1.0	600	$649	$1.08	44d	1	0.66mi
118 E Palmer St #120 Indianapolis, IN	1.0	1.0	600	$825	$1.38	18d	1	0.66mi
118 E Palmer St #122 Indianapolis, IN	1.0	1.0	600	$875	$1.46	44d	1	0.66mi
2525 Shelby St Unit 4 Indianapolis, IN	1.0	1.0	600	$775	$1.29	24d	1	0.69mi
2525 Shelby St Unit 1 Indianapolis, IN	1.0	1.0	600	$865	$1.44	3d	1	0.69mi
1524 S Talbott St #3 Indianapolis, IN	1.0	1.0	1011	$725	$0.72	7d	1	0.69mi
1409 E Tabor St Indianapolis, IN	1.0	1.0	528	$775	$1.47	24d	1	0.70mi
265 E Southern Ave Indianapolis, IN	1.0–2.0	1.0	800	$1,150	$1.44	2d	2	0.72mi
2555 Shelby St Unit 2559 Indianapolis, IN	1.0	1.0	717	$1,250	$1.74	44d	1	0.75mi
1026 Orange St Indianapolis, IN	2.0	2.0	1007	$1,600	$1.59	16d	1	0.79mi
1024 Orange St Indianapolis, IN	2.0	2.0	1007	$1,650	$1.64	44d	1	0.79mi
1461 S Meridian St Unit A Indianapolis, IN	1.0	1.0	800	$950	$1.19	44d	1	0.82mi
436 Sanders St Indianapolis, IN	1.0	1.0	800	$800	$1.00	7d	1	0.82mi
1318 Shelby St Unit B 120% AMI Indianapolis, IN	1.0	1.0	1116	$1,350	$1.21	24d	1	0.85mi
1604 E Kelly St Indianapolis, IN	2.0	1.0	800	$1,025	$1.28	10d	1	0.85mi
1604 E Kelly St Indianapolis, IN	2.0	1.0	750	$1,025	$1.37	18d	1	0.85mi
2760 S East St Indianapolis, IN	2.0–3.0	2.0	1072	$895	$0.83	3d	3	0.88mi
355 E Morris St Indianapolis, IN	2.0	1.0	648	$1,800	$2.78	24d	1	0.88mi

Listing history 13 events

1. 2026-05-07
   status Pending 412-char remark

   Show marketing remark (412 chars)

   Discover the inviting home awaiting you at 2130 Singleton St. This single-family residence is ready to move in. With a porch, shed, and patio, this property offers features that enhance outdoor living and practical storage. This 852 square feet living area, one-story home, built in 1910, contains 2 bedrooms and 1 full bathroom. This residence offers a wonderful opportunity to embrace a comfortable lifestyle.

2. 2026-04-20
   price $99,900 412-char remark

   Show marketing remark (412 chars)

   Discover the inviting home awaiting you at 2130 Singleton St. This single-family residence is ready to move in. With a porch, shed, and patio, this property offers features that enhance outdoor living and practical storage. This 852 square feet living area, one-story home, built in 1910, contains 2 bedrooms and 1 full bathroom. This residence offers a wonderful opportunity to embrace a comfortable lifestyle.

3. 2026-04-10
   price $107,900 412-char remark

   Show marketing remark (412 chars)

   Discover the inviting home awaiting you at 2130 Singleton St. This single-family residence is ready to move in. With a porch, shed, and patio, this property offers features that enhance outdoor living and practical storage. This 852 square feet living area, one-story home, built in 1910, contains 2 bedrooms and 1 full bathroom. This residence offers a wonderful opportunity to embrace a comfortable lifestyle.

4. 2026-03-31
   status Active 412-char remark

   Show marketing remark (412 chars)

   Discover the inviting home awaiting you at 2130 Singleton St. This single-family residence is ready to move in. With a porch, shed, and patio, this property offers features that enhance outdoor living and practical storage. This 852 square feet living area, one-story home, built in 1910, contains 2 bedrooms and 1 full bathroom. This residence offers a wonderful opportunity to embrace a comfortable lifestyle.

5. 2026-02-27
   status Pending 412-char remark

   Show marketing remark (412 chars)

   Discover the inviting home awaiting you at 2130 Singleton St. This single-family residence is ready to move in. With a porch, shed, and patio, this property offers features that enhance outdoor living and practical storage. This 852 square feet living area, one-story home, built in 1910, contains 2 bedrooms and 1 full bathroom. This residence offers a wonderful opportunity to embrace a comfortable lifestyle.

6. 2026-01-30
   price $109,900 412-char remark

   Show marketing remark (412 chars)

   Discover the inviting home awaiting you at 2130 Singleton St. This single-family residence is ready to move in. With a porch, shed, and patio, this property offers features that enhance outdoor living and practical storage. This 852 square feet living area, one-story home, built in 1910, contains 2 bedrooms and 1 full bathroom. This residence offers a wonderful opportunity to embrace a comfortable lifestyle.

7. 2026-01-22
   price $119,900 412-char remark

   Show marketing remark (412 chars)

   Discover the inviting home awaiting you at 2130 Singleton St. This single-family residence is ready to move in. With a porch, shed, and patio, this property offers features that enhance outdoor living and practical storage. This 852 square feet living area, one-story home, built in 1910, contains 2 bedrooms and 1 full bathroom. This residence offers a wonderful opportunity to embrace a comfortable lifestyle.

8. 2026-01-09
   price $129,900 412-char remark

   Show marketing remark (412 chars)

   Discover the inviting home awaiting you at 2130 Singleton St. This single-family residence is ready to move in. With a porch, shed, and patio, this property offers features that enhance outdoor living and practical storage. This 852 square feet living area, one-story home, built in 1910, contains 2 bedrooms and 1 full bathroom. This residence offers a wonderful opportunity to embrace a comfortable lifestyle.

9. 2025-12-16
   price $134,900 412-char remark

   Show marketing remark (412 chars)

   Discover the inviting home awaiting you at 2130 Singleton St. This single-family residence is ready to move in. With a porch, shed, and patio, this property offers features that enhance outdoor living and practical storage. This 852 square feet living area, one-story home, built in 1910, contains 2 bedrooms and 1 full bathroom. This residence offers a wonderful opportunity to embrace a comfortable lifestyle.

10. 2025-12-05
    listed $145,000 Active 412-char remark

    Show marketing remark (412 chars)

    Discover the inviting home awaiting you at 2130 Singleton St. This single-family residence is ready to move in. With a porch, shed, and patio, this property offers features that enhance outdoor living and practical storage. This 852 square feet living area, one-story home, built in 1910, contains 2 bedrooms and 1 full bathroom. This residence offers a wonderful opportunity to embrace a comfortable lifestyle.

11. 2020-05-06
    soldstatus $55,000 Sold 300-char remark

    Show marketing remark (300 chars)

    Southside house in the path of the revitalization movement. 2 bedrooms with large common areas. Laminate flooring, replacement windows, and LOTS of natural light. Fenced rear yard with off-street parking and porch & patio to kick back and relax. Check 'er out-- will make someone a nice home.

12. 2020-04-24
    status Pending 300-char remark

    Show marketing remark (300 chars)

    Southside house in the path of the revitalization movement. 2 bedrooms with large common areas. Laminate flooring, replacement windows, and LOTS of natural light. Fenced rear yard with off-street parking and porch & patio to kick back and relax. Check 'er out-- will make someone a nice home.

13. 2020-04-20
    listed $60,000 Active 300-char remark

    Show marketing remark (300 chars)

    Southside house in the path of the revitalization movement. 2 bedrooms with large common areas. Laminate flooring, replacement windows, and LOTS of natural light. Fenced rear yard with off-street parking and porch & patio to kick back and relax. Check 'er out-- will make someone a nice 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: $2,061 · $172/mo
• Projected year-2 tax: $2,061 · $172/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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,624
• − Mortgage interest: −$5,596
• − Property taxes: −$2,061
• − Insurance: −$500
• − Repairs & maintenance: −$1,170
• − Management: −$1,170
• − Depreciation: −$2,906
• Taxable income: $1,221
• Est. tax owed @ 24.0%: −$293
• After-tax cash flow: $2,412/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): 37,758
• Household income: $57,393
• Rent vs Own: 42.2% rent · 57.8% own
• Severe rent burden: 1499.0

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 White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 14% Black 12% Two or more races 8% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 12% Puerto Rican 1%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 8% · Canada
• Languages at home: 88% English-only · Spanish 10% Other Indo-European 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: ▼ -127.37%
• Current HPI: 349.579
• Rent YoY: ▲ 2.88%
• 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

+66.5% since first listed

13 events — show timeline

• 2026-05-07 Pending — MIBOR as Distributed by MLS Grid
• 2026-04-20 Price Changed $99,900 MIBOR as Distributed by MLS Grid
• 2026-04-10 Price Changed $107,900 MIBOR as Distributed by MLS Grid
• 2026-03-31 Relisted — MIBOR as Distributed by MLS Grid
• 2026-02-27 Pending — MIBOR as Distributed by MLS Grid
• 2026-01-30 Price Changed $109,900 MIBOR as Distributed by MLS Grid
• 2026-01-22 Price Changed $119,900 MIBOR as Distributed by MLS Grid
• 2026-01-09 Price Changed $129,900 MIBOR as Distributed by MLS Grid
• 2025-12-16 Price Changed $134,900 MIBOR as Distributed by MLS Grid
• 2025-12-05 Listed $145,000 MIBOR as Distributed by MLS Grid
• 2020-05-06 Sold (MLS) $55,000 MIBOR as Distributed by MLS Grid
• 2020-04-24 Pending — MIBOR as Distributed by MLS Grid
• 2020-04-20 Listed $60,000 MIBOR as Distributed by MLS Grid

Property tax history

+9.2%/yr

Latest (2025): $2,061 · +13.6% YoY. Source: county tax records.