2930 Hillside Ave · Indianapolis city (balance), IN 46218

$134,900

3 bd · 1.0 ba · 1,327 sqft · SingleFamily public records · 38 Days on market

Built 1963 6,447 sqft lot Est $174k · 22% 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 +22.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +5.8/10.0
• 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

A diamond in the rough in the heart of the city! 3 bedrooms 1 bath single family home in need of lots of repairs. Home is being sold "as is"

Key facts

• Dedicated sunroom
• Vaulted ceiling
• Shaker cabinets

Tags

• VAULTED CEILING
• BEAMED CEILING DETAILS
• SHAKER CABINETS
• DEDICATED SUNROOM
• DEDICATED LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $228 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,906 units permitted in Marion County in 2024 (621 in 5+ unit buildings).
• At $1,459/mo this rent would consume 46% 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 $933 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

• It's been on market 38 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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 $18k; list at $135k implies a 649% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,853 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1963 — 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: 1.08% ✓
• Cap rate: 8.32%
• Cash-on-cash: 7.24%
• DSCR: 1.32
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $173,837
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2933 Caroline Ave	0.03mi	4/1.5 (+1)	1,272 (-4%)	5mo	$100,000	$79	80
2745 Caroline Ave	0.21mi	3/2.0	1,272 (-4%)	0mo	$195,000	$153	79
2520 Hillside Ave	0.41mi	3/1.0	1,306 (-2%)	4mo	$175,000	$134	75
2920 Schofield Ave	0.31mi	3/1.0	1,516 (+14%)	0mo	$80,000	$53	62
3263 Schofield Ave	0.45mi	3/1.0	1,194 (-10%)	2mo	$73,600	$62	60
2738 Schofield Ave	0.39mi	4/1.0 (+1)	1,205 (-9%)	2mo	$170,000	$141	60
3135 Ralston Ave	0.41mi	2/2.0 (-1)	1,200 (-10%)	1mo	$177,500	$148	55
3214 N Tacoma Ave	0.41mi	2/1.0 (-1)	1,488 (+12%)	2mo	$194,900	$131	54
2842 Sangster Ave	0.27mi	4/2.0 (+1)	1,520 (+14%)	1mo	$225,000	$148	53
3353 Nicholas Ave	0.54mi	2/1.0 (-1)	1,440 (+8%)	5mo	$70,000	$49	51
3338 Ralston Ave	0.63mi	3/1.0	1,470 (+11%)	4mo	$114,000	$78	49
2358 Hovey St	0.73mi	4/1.0 (+1)	1,152 (-13%)	3mo	$151,000	$131	37

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: -7.7%
• Equity multiple: 0.72×
• Total profit: $-10,484
• Equity at exit: $20,114

10-year hold

• IRR: -1.2%
• Equity multiple: 0.93×
• Total profit: $-2,737
• Equity at exit: $11,664

Cash invested: $37,772 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,459 high
• Mortgage (P&I): −$707
• Tax from tax record: −$161 /mo · $1,935/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $228

Break-even live

Break-even rent $1,171

Max offer price $134,900

Occupancy floor 79%

Sensitivity live

Price	-10% $304	-5% $266	+0% $228	+5% $190	+10% $151
Rent	-10% $112	-5% $170	+0% $228	+5% $285	+10% $343
Rate	-1.0pp $296	-0.5pp $262	base $228	+0.5pp $193	+1.0pp $157

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2820 Caroline Ave Indianapolis, IN	3.0	1.5	1112	$1,250	$1.12	24d	1	0.18mi
3121 Baltimore Ave Indianapolis, IN	3.0	1.0	1232	$7,865	$6.38	8d	1	0.24mi
2616 Caroline Ave Indianapolis, IN	4.0	1.0	1276	$1,300	$1.02	44d	1	0.36mi
3207 N Arsenal Ave Indianapolis, IN	3.0	1.0	994	$1,195	$1.20	24d	1	0.58mi
2372 Beckwith Dr Indianapolis, IN	4.0	1.0–1.5	779	$1,206	$1.55	2d	32	0.62mi
3448 Hillside Ave Indianapolis, IN	4.0	1.0	1305	$1,800	$1.38	2d	1	0.67mi
2920 N Lasalle St Indianapolis, IN	3.0	1.0	875	$1,095	$1.25	18d	1	0.68mi
2906 N Lasalle St Indianapolis, IN	4.0	1.0	1032	$950	$0.92	24d	1	0.69mi
3132 Dr Andrew J Brown Ave Indianapolis, IN	2.0	1.0–2.0	791	$2,120	$2.68	2d	46	0.69mi
2757 Columbia Ave Unit 2757-B Indianapolis, IN	3.0	2.0	1350	$1,525	$1.13	44d	1	0.70mi
2830 Lasalle St Unit 28 Indianapolis, IN	2.0	1.0	1400	$1,100	$0.79	44d	1	0.70mi
1902 E 35th St Indianapolis, IN	3.0	1.0	1100	$1,600	$1.45	44d	1	0.75mi
2553 Columbia Ave Unit 2553-B Indianapolis, IN	3.0	2.0	1350	$1,525	$1.13	44d	1	0.76mi
3532 Caroline Ave Indianapolis, IN	4.0	1.0	1177	$2,299	$1.95	44d	1	0.76mi
2549 Columbia Ave Unit 1332865P Indianapolis, IN	3.0	2.0	893	$2,274	$2.55	2d	1	0.76mi
2949 Adams St Indianapolis, IN	2.0	1.0	978	$1,150	$1.18	44d	1	0.77mi
2827 Adams St Indianapolis, IN	3.0	2.0	1200	$1,512	$1.26	2d	1	0.78mi
3139 Guilford Ave Indianapolis, IN	3.0	1.0	1068	$1,345	$1.26	44d	1	0.85mi
2950 Winthrop Ave Indianapolis, IN	3.0	2.0	1224	$1,449	$1.18	44d	1	0.86mi
3208 Guilford Ave Indianapolis, IN	3.0	3.0	1800	$1,700	$0.94	13d	1	0.88mi
3110 Guilford Ave Indianapolis, IN	3.0	1.5	1250	$1,295	$1.04	24d	1	0.88mi
3535 N Oxford St Indianapolis, IN	3.0	1.0	1015	$1,500	$1.48	22d	1	0.91mi
3472 N Dearborn St Indianapolis, IN	2.0	1.0	890	$1,099	$1.23	20d	1	0.92mi
3203 Sutherland Ave Unit 1310761P Indianapolis, IN	2.0	1.0	1097	$3,668	$3.34	2d	1	0.92mi
2410 Adams St Indianapolis, IN	3.0	1.0	900	$1,200	$1.33	11d	1	0.93mi
3449 E 26th St Indianapolis, IN	3.0	2.0	1200	$1,512	$1.26	2d	1	0.95mi
2340 Columbia Ave Unit 2340-B Indianapolis, IN	3.0	2.0	1350	$1,650	$1.22	44d	1	0.95mi
3451 E 26th St Indianapolis, IN	3.0	2.0	1200	$1,650	$1.38	44d	1	0.95mi
2203 Sheldon St Unit B Indianapolis, IN	3.0	2.0	1350	$1,500	$1.11	45d	1	0.96mi
2751 Guilford Ave Unit B Indianapolis, IN	3.0	2.0	1250	$1,750	$1.40	14d	1	0.96mi
2751 Guilford Ave Unit Aunit Indianapolis, IN	3.0	2.0	1250	$1,750	$1.40	44d	1	0.96mi
2711 Guilford Ave Indianapolis, IN	3.0	2.0	1250	$1,695	$1.36	24d	1	0.98mi
2341 Adams St Indianapolis, IN	2.0	1.0	1200	$1,199	$1.00	44d	1	1.01mi
2343 E Adams St Indianapolis, IN	2.0	1.0	1200	$1,199	$1.00	44d	1	1.01mi
2529 Guilford Ave Unit A Indianapolis, IN	2.0	1.5	1000	$1,495	$1.50	44d	1	1.02mi
3741 N Tacoma Ave Indianapolis, IN	3.0	1.0	913	$2,200	$2.41	18d	1	1.03mi
2221 E 38th St Indianapolis, IN	2.0	1.0	1728	$999	$0.58	15d	1	1.04mi
2826 Station St Indianapolis, IN	3.0	2.0	1248	$1,550	$1.24	44d	1	1.06mi
1313 E 22nd St Indianapolis, IN	2.0	2.5	1325	$2,750	$2.08	18d	1	1.09mi
3476 Birchwood Ave Indianapolis, IN	3.0	1.5	1420	$1,625	$1.14	24d	1	1.10mi

Listing history 12 events

1. 2026-04-24
   status Pending
2. 2026-04-16
   price $134,900
3. 2026-03-17
   listed $139,900 Active
4. 2018-08-03
   soldstatus $18,000
5. 2018-07-31
   soldstatus $18,000 Sold 152-char remark

   Show marketing remark (152 chars)

   A diamond in the rough in the heart of the city! 3 bedrooms 1 bath single family home in need of lots of repairs. Home is being sold "as is"

6. 2018-07-14
   status Pending 152-char remark

   Show marketing remark (152 chars)

   A diamond in the rough in the heart of the city! 3 bedrooms 1 bath single family home in need of lots of repairs. Home is being sold "as is"

7. 2018-06-20
   listed $21,000 Active 152-char remark

   Show marketing remark (152 chars)

   A diamond in the rough in the heart of the city! 3 bedrooms 1 bath single family home in need of lots of repairs. Home is being sold "as is"

8. 2016-06-12
   historical
9. 2015-12-15
   listed $35,000 Active
10. 2015-07-31
    soldstatus $15,000 Sold
11. 2015-05-01
    status Pending
12. 2015-04-02
    listed $18,000 Active

ⓘ 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: $1,935 · $161/mo
• Projected year-2 tax: $1,935 · $161/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 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 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: $17,509
• − Mortgage interest: −$7,556
• − Property taxes: −$1,935
• − Insurance: −$674
• − Repairs & maintenance: −$1,401
• − Management: −$1,401
• − Depreciation: −$3,924
• Taxable income: $617
• Est. tax owed @ 24.0%: −$148
• After-tax cash flow: $2,585/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

+649.4% since first listed

12 events — show timeline

• 2026-04-24 Pending — MIBOR as Distributed by MLS Grid
• 2026-04-16 Price Changed $134,900 MIBOR as Distributed by MLS Grid
• 2026-03-17 Listed $139,900 MIBOR as Distributed by MLS Grid
• 2018-08-03 Sold (Public Records) $18,000 Public Records
• 2018-07-31 Sold (MLS) $18,000 MIBOR as Distributed by MLS Grid
• 2018-07-14 Pending — MIBOR as Distributed by MLS Grid
• 2018-06-20 Listed $21,000 MIBOR as Distributed by MLS Grid
• 2016-06-12 Listing Removed — MIBOR as Distributed by MLS Grid
• 2015-12-15 Listed $35,000 MIBOR as Distributed by MLS Grid
• 2015-07-31 Sold (MLS) $15,000 MIBOR as Distributed by MLS Grid
• 2015-05-01 Pending — MIBOR as Distributed by MLS Grid
• 2015-04-02 Listed $18,000 MIBOR as Distributed by MLS Grid

Property tax history

+7.1%/yr

Latest (2025): $1,935 · +22.3% YoY. Source: county tax records.