3214 Danube Way · Indianapolis city (balance), IN 46239

$234,900

3 bd · 2.0 ba · 1,672 sqft · SingleFamily public records · 38 Days on market

Built 2011 6,752 sqft lot Est $249k · 6% under

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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 +10.9/30.0
• ARV discount +10.1/15.0
• Rent growth +4.0/5.0
• Schools +4.0/10.0
• 1% rule +3.5/10.0
• DSCR +3.2/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 6,752 sq ft lot
• Garage
• Built 2011

Property features AI

Exterior

• Parking: Attached garage (1 car, approximately 380 sq ft)
• Utilities: Public water; Municipal sewer connected; No solid waste service listed
• Home design: Single-family residence; Two levels
• Construction: Vinyl with brick exterior; Slab foundation
• Exterior features: Lot smaller than 1/4 acre (approximately 0.16 acre)

Interior

• Kitchen: Electric cooktop; Dishwasher; Refrigerator
• Bedrooms: Four bedrooms located on the upper level (examples of room sizes: 12x18; 10x11; 9x11; 9x11)
• Bathrooms: Two full bathrooms (both on the upper level); One half bathroom (main level)
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Eat-in kitchen; Walk-in closet(s); Total of 10 rooms
• Laundry & utility: Heat pump

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-102 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $217k (7.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (14.6% below list).
• Recommended offer: $201k (14.6% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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.
• Franklin Township Community School Corporation (urban): math 42% / reading 47% proficiency, ranked #87 of 301 in IN (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+6.1%/yr); 333 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $2k of loan paydown is wiped out by about $7k 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 ($228k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

Recommended offer $200,631 (14.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.85% ✗
• Cap rate: 5.77%
• Cash-on-cash: -1.86%
• DSCR: 0.92
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $249,128
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3139 S Hartman Dr	0.24mi	4/2.0 (+1)	1,594 (-5%)	6mo	$244,000	$153	71
3422 Brandenburg Blvd	0.28mi	3/2.5	1,792 (+7%)	7mo	$210,000	$117	67
3456 S Sadlier Dr S	0.35mi	4/2.0 (+1)	1,730 (+4%)	7mo	$250,000	$145	67
3053 Black Forest Ln	0.15mi	4/2.5 (+1)	1,516 (-9%)	6mo	$235,000	$155	65
3442 Cork Bend Dr	0.34mi	3/2.0	1,502 (-10%)	4mo	$225,000	$150	64
3538 Fisher Rd	0.38mi	3/1.0	1,515 (-9%)	1mo	$200,000	$132	62
7211 E Troy Ave	0.51mi	3/1.0	1,571 (-6%)	5mo	$49,000	$31	58
8052 Grove Berry Dr	0.51mi	4/2.5 (+1)	1,603 (-4%)	6mo	$249,000	$155	58
3060 S Shortridge Rd	0.41mi	3/1.0	1,464 (-12%)	0mo	$218,000	$149	56
8036 States Bend Dr	0.46mi	3/2.5	1,494 (-11%)	8mo	$210,000	$141	52
3324 Summer Breeze Ln	0.74mi	3/2.0	1,491 (-11%)	3mo	$222,500	$149	45
3638 Laurel Cherry Ln	0.64mi	3/2.0	1,422 (-15%)	2mo	$225,000	$158	43

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 · 6.11% rent growth · sell at horizon

5-year hold

• IRR: -15.8%
• Equity multiple: 0.42×
• Total profit: $-38,020
• Equity at exit: $35,024

10-year hold

• IRR: -2.5%
• Equity multiple: 0.80×
• Total profit: $-12,875
• Equity at exit: $20,310

Cash invested: $65,772 (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 46239

• Home prices YoY: -29.2%
• Rents YoY: 6.1%
• Active inventory: 333
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,006 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$357 /mo · $4,288/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $-102

Break-even live

Break-even rent $2,135

Max offer price $216,875

Occupancy floor —

Sensitivity live

Price	-10% $31	-5% $-36	+0% $-102	+5% $-169	+10% $-235
Rent	-10% $-261	-5% $-181	+0% $-102	+5% $-23	+10% $56
Rate	-1.0pp $16	-0.5pp $-42	base $-102	+0.5pp $-163	+1.0pp $-225

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: $58,725
• Closing costs: $7,047
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3143 Danube Way Indianapolis, IN	3.0	2.5	1792	$2,050	$1.14	2d	1	0.04mi
3146 Brandenburg Dr Indianapolis, IN	3.0	2.0	1200	$1,689	$1.41	3d	1	0.11mi
3149 Brandenburg Dr Indianapolis, IN	4.0	2.5	1486	$1,885	$1.27	4d	1	0.14mi
3203 Brandenburg Dr Indianapolis, IN	4.0	2.5	1486	$1,869	$1.26	3d	1	0.14mi
2825 Ludwig Dr Indianapolis, IN	4.0	2.0	1500	$2,056	$1.37	24d	1	0.48mi
8123 Fisher Bend Dr Indianapolis, IN	4.0	2.5	1633	$1,931	$1.18	2d	1	0.54mi
7939 Wildwood Farms Ln Indianapolis, IN	4.0	2.5	2126	$1,695	$0.80	13d	1	0.54mi
3718 Laurel Cherry Ln Indianapolis, IN	3.0	2.0	1368	$1,695	$1.24	24d	1	0.72mi
8544 Sweet Birch Dr Indianapolis, IN	3.0	2.0	1209	$1,700	$1.41	3d	1	0.93mi
8017 Grand Gulch Dr Indianapolis, IN	3.0	2.5	2128	$2,120	$1.00	8d	1	0.99mi
8520 Sierra Ridge Dr Indianapolis, IN	2.0–3.0	2.0	1091	$1,775	$1.63	2d	18	1.06mi
7650 Lara Lee Dr Indianapolis, IN	4.0	2.0	1696	$2,039	$1.20	24d	1	1.08mi
4225 Tiana Cir Indianapolis, IN	3.0	2.0	1946	$2,071	$1.06	13d	1	1.16mi
3256 Abaca Ct Indianapolis, IN	3.0	2.5	2035	$1,741	$0.86	24d	1	1.34mi
6543 E Hanna Ave Indianapolis, IN	2.0–4.0	2.0	1452	$1,479	$1.02	13d	1	1.44mi

Listing history 15 events

1. 2026-06-18
   days on market $234,900 Active 38 DOM
2. 2026-06-17
   days on market $234,900 Active 37 DOM
3. 2026-06-16
   days on market $234,900 Active 36 DOM
4. 2026-06-15
   days on market $234,900 Active 35 DOM
5. 2026-06-13
   days on market $234,900 Active 33 DOM
6. 2026-06-09
   days on market $234,900 Active 29 DOM
7. 2026-06-08
   days on market $234,900 Active 28 DOM
8. 2026-06-07
   days on market $234,900 Active 27 DOM
9. 2026-06-03
   days on market $234,900 Active 23 DOM
10. 2026-06-02
    days on market $234,900 Active 22 DOM
11. 2026-06-01
    days on market $234,900 Active 21 DOM
12. 2026-05-31
    days on market $234,900 Active 20 DOM
13. 2026-05-11
    listed $234,900 Active
14. 2024-12-23
    historical $1,700
15. 2024-10-17
    listed $1,700

ⓘ 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: $4,288 · $357/mo
• Projected year-2 tax: $4,288 · $357/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 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,076
• − Mortgage interest: −$13,158
• − Property taxes: −$4,288
• − Insurance: −$1,174
• − Repairs & maintenance: −$1,926
• − Management: −$1,926
• − Depreciation: −$6,833
• Taxable loss: −$5,230
• Est. tax savings @ 24.0%: +$1,255
• After-tax cash flow: $31/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: Franklin Township Community School Corporation
• NCES district ID: 1803750
• Math proficiency: 42% ▼ -12.00%
• Reading proficiency: 47% ▼ -6.00%
• Median HH income: $67,825
• Composite: 39.91/100
• National rank: #3852
• State rank: #87 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): 33,931
• Household income: $100,331
• Rent vs Own: 17.6% rent · 82.4% own
• Severe rent burden: 567.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 57% Black 24% Hispanic / Latino 9% Two or more races 9% Asian 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 1%
• Foreign-born: 7% · Canada, Philippines, China
• Languages at home: 89% English-only · Spanish 6% Other Indo-European 2% Chinese 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: ▼ -93.15%
• Current HPI: 226.1965
• Rent YoY: ▲ 6.11%
• 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

+13717.6% since first listed

3 events — show timeline

• 2026-05-11 Listed $234,900 MIBOR as Distributed by MLS Grid
• 2024-12-23 Rental Removed $1,700 BUILDIUM
• 2024-10-17 Listed for Rent $1,700 BUILDIUM

Property tax history

+6.6%/yr

Latest (2025): $4,288 · +3.4% YoY. Source: county tax records.