3216 N Arlington Ave · Indianapolis city (balance), IN 46218

$145,000

3 bd · 1.0 ba · 1,270 sqft · SingleFamily public records · 18 Days on market

Built 1950 10,454 sqft lot $114/sqft · at area comps Est $141k · at est. ↓ 15% since listing

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Why this score? — see what drove the D 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 +16.8/30.0
• ARV discount +6.2/15.0
• DSCR +5.2/10.0
• 1% rule +4.6/10.0
• 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

This cozy 3 BR, 1 bath ranch is just waiting for you! Conveniently located near I-70, I-465 and just minutes from downtown. Enjoy the open kitchen, dining room and living room arrangement that has a spacious yet connected feel. Perfect for a starter house or investment. Book a showing today!

Key facts

• 0.24 acre lot
• Built 1950
• Listed 18 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $92 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (4.4% below list).
• Recommended offer: $139k (4.4% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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 D — 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.
• Zoned schools: Center For Inquiry School 27 (math 25% / reading 29%, grade F, #737 of 994 statewide, top 76%, 525 students, 51% FRL); H L Harshman Middle School (math 3% / reading 16%, grade F, #316 of 330 statewide, top 96%, 549 students, 84% FRL).
• Market conditions: Rents flat; 338 active listings in the ZIP; 25 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 44% 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 $1k 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 18 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $138,557 (4.4% below list)

Questions for the listing agent

1. Built in 1950 — 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. 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?
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: 0.96% ✗
• Cap rate: 7.06%
• Cash-on-cash: 2.73%
• DSCR: 1.12
• GRM: 8.7

CMA / ARV

• ARV (median comp): $140,889
• List price: $145,000
• Delta: 2.92%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3216 N Arlington Ave	0.00mi	3/1.0	1,270 (0%)	1mo	$125,000	$98	100
3112 N Bolton Ave	0.20mi	3/1.0	1,120 (-12%)	2mo	$88,000	$79	69
3222 N Bolton Ave	0.13mi	3/2.0	1,190 (-6%)	18mo	$175,000	$147	65
3153 N Layman Ave	0.41mi	2/1.0 (-1)	1,295 (+2%)	9mo	$173,700	$134	65
5660 E 34th St	0.40mi	3/1.5	1,104 (-13%)	4mo	$115,000	$104	54
5664 E 34th St	0.39mi	4/1.0 (+1)	1,200 (-6%)	18mo	$100,000	$83	52
3536 N Priscilla Ct	0.49mi	3/1.0	1,102 (-13%)	5mo	$133,500	$121	50
3536 N Audubon Rd	0.54mi	3/1.0	1,140 (-10%)	10mo	$120,000	$105	49
3607 N Graham Ave	0.53mi	3/1.0	1,102 (-13%)	8mo	$116,000	$105	46
3322 N Whittier Pl	0.63mi	4/1.5 (+1)	1,200 (-6%)	11mo	$120,000	$100	45
5609 E 27th St	0.69mi	4/1.5 (+1)	1,176 (-7%)	16mo	$183,000	$156	35
3318 N Whittier Pl	0.62mi	3/2.0	1,104 (-13%)	18mo	$142,500	$129	30

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: -14.5%
• Equity multiple: 0.49×
• Total profit: $-20,587
• Equity at exit: $21,620

10-year hold

• IRR: -9.8%
• Equity multiple: 0.46×
• Total profit: $-22,009
• Equity at exit: $12,537

Cash invested: $40,600 (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: 338
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,386 high
• Mortgage (P&I): −$760
• Tax from tax record: −$182 /mo · $2,178/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $92

Break-even live

Break-even rent $1,269

Max offer price $145,000

Occupancy floor 88%

Sensitivity live

Price	-10% $174	-5% $133	+0% $92	+5% $51	+10% $10
Rent	-10% $-17	-5% $38	+0% $92	+5% $147	+10% $202
Rate	-1.0pp $165	-0.5pp $129	base $92	+0.5pp $55	+1.0pp $16

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3070 N Layman Ave #1 Indianapolis, IN	3.0	2.0	1480	$1,700	$1.15	45d	1	0.46mi
3718 N Audubon Rd Indianapolis, IN	3.0	1.0	875	$1,300	$1.49	25d	1	0.72mi
3319 N Hawthorne Ln Indianapolis, IN	3.0	1.0	1084	$1,100	$1.01	25d	1	0.73mi
2703 Kristen Dr E Indianapolis, IN	3.0	1.0	1155	$1,700	$1.47	45d	1	0.75mi
3710 N Layman Ave Indianapolis, IN	3.0	1.5	1638	$1,500	$0.92	0d	1	0.77mi
3636 N Whittier Pl Indianapolis, IN	3.0	1.0	912	$995	$1.09	9d	1	0.77mi
3516 N Hawthorne Ln Indianapolis, IN	3.0	1.0	925	$1,225	$1.32	6d	1	0.83mi
3836 Priscilla Ave Indianapolis, IN	3.0	1.5	1040	$1,275	$1.23	4d	1	0.84mi
3301 Mardenna Ave Indianapolis, IN	3.0	1.0	925	$1,200	$1.30	45d	1	0.87mi
3912 N Webster Ave Indianapolis, IN	4.0	1.0	1274	$1,350	$1.06	23d	1	0.92mi
3316 N Emerson Ave Indianapolis, IN	3.0	1.0	912	$1,100	$1.21	25d	1	1.02mi
6267 E 24th St Indianapolis, IN	3.0	1.0	981	$1,195	$1.22	3d	1	1.02mi
3639 N Emerson Ave Indianapolis, IN	4.0	1.0	1000	$1,450	$1.45	23d	1	1.14mi
5602 Glencoe St Indianapolis, IN	3.0	1.0	1000	$1,749	$1.75	19d	1	1.17mi
6154 Commodore Dr Indianapolis, IN	2.0	1.0	900	$950	$1.06	25d	1	1.19mi
3815 N Grand Ave Unit 3815 Indianapolis, IN	2.0	1.0	965	$1,250	$1.30	6d	1	1.19mi
6046 E 21st St Indianapolis, IN	1.0–2.0	1.0	792	$865	$1.09	23d	11	1.20mi
7171 Twin Oaks Dr Indianapolis, IN	3.0	1.0–1.5	801	$1,399	$1.75	25d	9	1.25mi
3332 Wallace Ave Indianapolis, IN	3.0	1.0	936	$1,600	$1.71	25d	1	1.29mi
3167 Shick Dr Indianapolis, IN	4.0	1.0	1141	$2,350	$2.06	45d	1	1.35mi
2950 N Dequincy St Indianapolis, IN	3.0	1.0	888	$1,375	$1.55	16d	1	1.35mi
3416 N Hartman Dr Indianapolis, IN	3.0	1.0	1421	$1,300	$0.91	0d	1	1.37mi
3775 Allerton Pl Indianapolis, IN	1.0–4.0	2.0	1068	$1,617	$1.51	15d	1	1.38mi
3900 N Shadeland Ave Indianapolis, IN	1.0–2.0	1.0	1070	$1,075	$1.00	4d	6	1.38mi
2932 Arthington Blvd Indianapolis, IN	3.0	1.0	900	$1,350	$1.50	25d	1	1.45mi

Listing history 5 events

1. 2026-05-05
   status Pending 292-char remark

   Show marketing remark (292 chars)

   This cozy 3 BR, 1 bath ranch is just waiting for you! Conveniently located near I-70, I-465 and just minutes from downtown. Enjoy the open kitchen, dining room and living room arrangement that has a spacious yet connected feel. Perfect for a starter house or investment. Book a showing today!

2. 2026-04-17
   listed $145,000 Active 292-char remark

   Show marketing remark (292 chars)

   This cozy 3 BR, 1 bath ranch is just waiting for you! Conveniently located near I-70, I-465 and just minutes from downtown. Enjoy the open kitchen, dining room and living room arrangement that has a spacious yet connected feel. Perfect for a starter house or investment. Book a showing today!

3. 2026-01-04
   historical
4. 2025-11-12
   price $150,000
5. 2025-10-20
   listed $170,000 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: $2,178 · $182/mo
• Projected year-2 tax: $2,178 · $182/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: $16,627
• − Mortgage interest: −$8,122
• − Property taxes: −$2,178
• − Insurance: −$725
• − Repairs & maintenance: −$1,330
• − Management: −$1,330
• − Depreciation: −$4,218
• Taxable loss: −$1,277
• Est. tax savings @ 24.0%: +$307
• After-tax cash flow: $1,414/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

-14.7% since first listed

5 events — show timeline

• 2026-05-05 Pending — MIBOR as Distributed by MLS Grid
• 2026-04-17 Listed $145,000 MIBOR as Distributed by MLS Grid
• 2026-01-04 Listing Removed — MIBOR as Distributed by MLS Grid
• 2025-11-12 Price Changed $150,000 MIBOR as Distributed by MLS Grid
• 2025-10-20 Listed $170,000 MIBOR as Distributed by MLS Grid

Property tax history

+35.5%/yr

Latest (2025): $2,178 · +25.4% YoY. Source: county tax records.