5320 E 19th St · Indianapolis city (balance), IN 46218

$85,000

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 3 Days on market

Built 1951 5,271 sqft lot Est $130k · 35% under

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Why this score? — see what drove the C+ 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 +7.0/10.0
• 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

Very well maintained 2 bedroom ranch/ bungalow showing pride of ownership. Hardwood floors throughout and Tile in kitchen and bath, updated kitchen, and fenced in yard. Detached garage, loads of parking in driveway, very near Community East Hospital. 2 closets in Master Bedroom, updated bath, laundry area in Kitchen, w/ Eat in Kitchen. Home Warranty being provided by seller.

Key facts

• Historic irvington
• Fenced in backyard
• Hardwoods throughout

Tags

• CONVENIENCE TO HIGHWAY
• CONVENIENCE TO DOWNTOWN
• HISTORIC IRVINGTON
• HARDWOODS THROUGHOUT
• UPDATED KITCHEN CABINETS
• FENCED IN BACKYARD

Property features AI

Exterior

• Parking: Detached garage with workshop; 1 garage space; Asphalt driveway; Guest street parking
• Security: Smoke alarm
• Utilities: Public water; Municipal sewer connection; Cable available; Solid waste service
• Home design: Single-family residence; One level
• Construction: Aluminum siding; Block foundation
• Exterior features: Covered patio/porch; Mini barn; Full yard fencing; Sidewalks; Storm sewer; Small trees (under 20 ft); Suburban setting

Interior

• Kitchen: Electric oven; Refrigerator; Exhaust fan; Eat-in kitchen
• Bedrooms: 2 bedrooms on the main level
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Hardwood floors; Eat-in kitchen; Stained/painted woodwork; Smoke alarm
• Laundry & utility: Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• 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 C — 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).
• This rent runs 32% 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 $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.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $85,000

Questions for the listing agent

1. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.20% ✓
• Cap rate: 9.02%
• Cash-on-cash: 9.74%
• DSCR: 1.43
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $129,792
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5320 E 19th St	0.00mi	2/1.0	768 (0%)	0mo	$85,000	$111	100
5409 E 19th St	0.04mi	2/1.0	768 (0%)	9mo	$138,500	$180	91
1825 N Hawthorne Ln	0.10mi	2/1.0	768 (0%)	8mo	$128,647	$168	89
5427 E 19th St	0.07mi	2/1.0	768 (0%)	12mo	$150,000	$195	87
1801 Bauer Rd	0.14mi	2/1.0	768 (0%)	11mo	$152,500	$199	85
1843 Bauer Rd	0.09mi	2/1.0	768 (0%)	15mo	$93,000	$121	84
1732 N Ritter Ave	0.24mi	2/1.0	768 (0%)	8mo	$156,000	$203	82
5473 E 19th St	0.17mi	2/1.0	768 (0%)	14mo	$34,500	$45	81
4733 E 18th St	0.62mi	2/1.0	748 (-3%)	10mo	$100,000	$134	59
1910 N Riley Ave	0.43mi	2/1.0	708 (-8%)	17mo	$95,000	$134	53
2344 N Leland Ave	0.63mi	2/1.0	720 (-6%)	12mo	$122,000	$169	50
2135 Wallace Ave	0.67mi	2/1.0	864 (+12%)	15mo	$159,000	$184	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: -4.2%
• Equity multiple: 0.85×
• Total profit: $-3,627
• Equity at exit: $12,674

10-year hold

• IRR: 2.7%
• Equity multiple: 1.18×
• Total profit: $4,204
• 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 46218

• Home prices YoY: -17.1%
• Rents YoY: 0.8%
• Active inventory: 334
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,016 high
• Mortgage (P&I): −$446
• Tax from tax record: −$128 /mo · $1,537/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $193

Break-even live

Break-even rent $771

Max offer price $85,000

Occupancy floor 76%

Sensitivity live

Price	-10% $241	-5% $217	+0% $193	+5% $169	+10% $145
Rent	-10% $113	-5% $153	+0% $193	+5% $233	+10% $273
Rate	-1.0pp $236	-0.5pp $215	base $193	+0.5pp $171	+1.0pp $149

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
5322 E 19th Pl Indianapolis, IN	2.0	1.0	720	$945	$1.31	44d	1	0.06mi
5242 E 20th Pl Indianapolis, IN	2.0	1.0	720	$1,050	$1.46	8d	1	0.15mi
1702 N Ritter Ave Indianapolis, IN	2.0	1.0	750	$1,200	$1.60	4d	1	0.29mi
5119 E 21st St Indianapolis, IN	2.0	1.0	816	$1,199	$1.47	44d	1	0.31mi
1824 N Riley Ave Indianapolis, IN	2.0	1.0	720	$1,150	$1.60	44d	1	0.43mi
2312 N Ritter Ave Apt 31 Indianapolis, IN	2.0	1.0	725	$825	$1.14	22d	1	0.51mi
2302 N Ritter Ave Indianapolis, IN	2.0	1.0	725	$788	$1.09	8d	2	0.52mi
2304 N Ritter Ave Apt 9 Indianapolis, IN	2.0	1.0	725	$799	$1.10	21d	1	0.52mi
2308 N Ritter Ave Apt 24 Indianapolis, IN	2.0	1.0	725	$825	$1.14	21d	1	0.54mi
2194 N Riley Ave Indianapolis, IN	3.0	1.0	1100	$1,749	$1.59	44d	1	0.59mi
1951 N Bosart Ave Indianapolis, IN	2.0	1.0	728	$1,000	$1.37	4d	1	0.65mi
2404 N Lesley Ave Indianapolis, IN	2.0	1.0	763	$850	$1.11	44d	1	0.66mi
1424 N Campbell Ave Unit 1424 Indianapolis, IN	1.0	1.0	750	$905	$1.21	24d	1	0.74mi
1424 N Campbell Ave Unit 1446 Indianapolis, IN	1.0	1.0	800	$920	$1.15	24d	1	0.74mi
1366 N Arlington Ave Indianapolis, IN	2.0	1.0–1.5	885	$1,074	$1.21	3d	10	0.75mi
2419 N Bolton Ave Indianapolis, IN	2.0	1.0	768	$950	$1.24	8d	1	0.81mi
5923 E 24th St Indianapolis, IN	2.0	1.0	816	$950	$1.16	18d	1	0.83mi
6046 E 21st St Indianapolis, IN	1.0–2.0	1.0	792	$865	$1.09	22d	11	0.87mi
6046 E 21st St Indianapolis, IN	1.0–2.0	1.0	642	$886	$1.38	3d	9	0.87mi
831 N Emerson Ave Indianapolis, IN	1.0	1.0	647	$1,000	$1.55	24d	1	0.94mi
830 N Emerson Ave Indianapolis, IN	1.0	1.0	560	$850	$1.52	44d	1	0.95mi
822 N Emerson Ave Indianapolis, IN	2.0	1.0	928	$1,050	$1.13	44d	1	0.96mi
2030 N Colorado Ave Indianapolis, IN	2.0	1.0	728	$1,150	$1.58	24d	1	0.97mi
6120 Nimitz Dr Indianapolis, IN	2.0	1.0	864	$750	$0.87	44d	1	0.98mi
6119 Nimitz Dr Indianapolis, IN	3.0	1.0	816	$850	$1.04	24d	1	0.99mi
6136 Nimitz Dr Indianapolis, IN	2.0	1.0	864	$799	$0.92	21d	1	1.01mi
1421 N Colorado Ave Indianapolis, IN	2.0	1.0	983	$1,225	$1.25	24d	1	1.05mi
6149 Commodore Dr Indianapolis, IN	2.0	1.0	816	$850	$1.04	24d	1	1.05mi
1432 N Colorado Ave Indianapolis, IN	1.0	1.0	584	$875	$1.50	24d	1	1.06mi
6154 Commodore Dr Indianapolis, IN	2.0	1.0	900	$950	$1.06	24d	1	1.07mi
1512 N Gladstone Ave Unit 1510 1510 Indianapolis, IN	1.0	1.0	570	$830	$1.46	15d	1	1.08mi
1510 N Gladstone Ave Indianapolis, IN	1.0	1.0	570	$765	$1.34	44d	1	1.08mi
775 Dequincy St Indianapolis, IN	1.0	1.0	784	$875	$1.12	24d	1	1.10mi
1450 N Gladstone Ave Indianapolis, IN	1.0	1.0	588	$799	$1.36	44d	1	1.10mi
1531 N Grant Ave Indianapolis, IN	1.0	1.0	611	$875	$1.43	24d	1	1.12mi
1213 Taylor Dr E Indianapolis, IN	2.0	1.0	853	$1,045	$1.23	15d	1	1.14mi
1506 N Grant Ave Indianapolis, IN	2.0	1.0	780	$1,150	$1.47	15d	1	1.15mi
953 N Linwood Ave Indianapolis, IN	2.0	1.0	960	$1,325	$1.38	44d	1	1.15mi
1509 N Chester Ave Indianapolis, IN	2.0	1.0	950	$1,100	$1.16	22d	1	1.19mi
861 N Drexel Ave Unit 863 Indianapolis, IN	3.0	1.0	1000	$1,200	$1.20	44d	1	1.19mi

Listing history 5 events

1. 2026-05-11
   status Pending
2. 2026-05-08
   listed $85,000 Active
3. 2019-06-26
   soldstatus $79,100 Sold 377-char remark

   Show marketing remark (377 chars)

   Very well maintained 2 bedroom ranch/ bungalow showing pride of ownership. Hardwood floors throughout and Tile in kitchen and bath, updated kitchen, and fenced in yard. Detached garage, loads of parking in driveway, very near Community East Hospital. 2 closets in Master Bedroom, updated bath, laundry area in Kitchen, w/ Eat in Kitchen. Home Warranty being provided by seller.

4. 2019-06-08
   status Pending 377-char remark

   Show marketing remark (377 chars)

   Very well maintained 2 bedroom ranch/ bungalow showing pride of ownership. Hardwood floors throughout and Tile in kitchen and bath, updated kitchen, and fenced in yard. Detached garage, loads of parking in driveway, very near Community East Hospital. 2 closets in Master Bedroom, updated bath, laundry area in Kitchen, w/ Eat in Kitchen. Home Warranty being provided by seller.

5. 2019-05-07
   listed $74,900 Active 377-char remark

   Show marketing remark (377 chars)

   Very well maintained 2 bedroom ranch/ bungalow showing pride of ownership. Hardwood floors throughout and Tile in kitchen and bath, updated kitchen, and fenced in yard. Detached garage, loads of parking in driveway, very near Community East Hospital. 2 closets in Master Bedroom, updated bath, laundry area in Kitchen, w/ Eat in Kitchen. Home Warranty being provided by seller.

ⓘ 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: $1,537 · $128/mo
• Projected year-2 tax: $1,537 · $128/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 ≥101°F today · 18 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: $12,190
• − Mortgage interest: −$4,761
• − Property taxes: −$1,537
• − Insurance: −$425
• − Repairs & maintenance: −$975
• − Management: −$975
• − Depreciation: −$2,473
• Taxable income: $1,043
• Est. tax owed @ 24.0%: −$250
• After-tax cash flow: $2,069/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

+13.5% since first listed

5 events — show timeline

• 2026-05-11 Pending — MIBOR as Distributed by MLS Grid
• 2026-05-08 Listed $85,000 MIBOR as Distributed by MLS Grid
• 2019-06-26 Sold (MLS) $79,100 MIBOR as Distributed by MLS Grid
• 2019-06-08 Pending — MIBOR as Distributed by MLS Grid
• 2019-05-07 Listed $74,900 MIBOR as Distributed by MLS Grid

Property tax history

+56.7%/yr

Latest (2025): $1,537 · +71.3% YoY. Source: county tax records.