642 N Oxford St · Indianapolis city (balance), IN 46201

$114,900

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 726 Days on market

Built 1911 5,445 sqft lot $114/sqft · 15% below area Est $204k · 44% 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 +21.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +6.8/10.0
• Rent growth +4.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

An incredible investment opportunity in the Rivoli Park neighborhood on Indy's vibrant Near-Eastside. This 2 bed, 1 bath home has been vacant for 5+ years but is in remarkably good condition and could easily be livable with some minor improvements.

Key facts

• 5,445 sq ft lot
• Garage
• Built 1911

Tags

• INVESTMENT OPPORTUNITY
• RIVOLI PARK NEIGHBORHOOD
• VIBRANT NEAR-EASTSIDE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $181 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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 rising fast (+7.3%/yr); 480 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; 1,906 units permitted in Marion County in 2024 (621 in 5+ unit buildings).
• This rent runs 33% of the median local income ($49k/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 $794 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.
• At projected returns (-3.0% appreciation + 7.3% rent growth), your $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 726 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y ago; this cycle's ask is 16% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1911 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $101,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 726 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 1911 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.18% ✓
• Cap rate: 8.18%
• Cash-on-cash: 6.75%
• DSCR: 1.30
• GRM: 7.1

CMA / ARV

• ARV (median comp): $203,630
• List price: $114,900
• Delta: -43.57%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3322 E Saint Clair St	0.36mi	2/1.0	1,056 (+5%)	21mo	$152,500	$144	58
3109 E St Joseph St	0.29mi	3/2.0 (+1)	1,078 (+7%)	10mo	$108,000	$100	57
931 N Parker Ave	0.21mi	2/2.0	1,079 (+7%)	21mo	$188,000	$174	57
946 N Temple Ave	0.28mi	2/1.0	875 (-13%)	11mo	$200,000	$229	56
1818 E 11th St	0.74mi	2/1.0	1,006 (-0%)	14mo	$160,050	$159	53
318 N Kealing Ave	0.70mi	2/1.0	1,113 (+10%)	3mo	$152,000	$137	48
406 N Beville Ave	0.52mi	3/2.0 (+1)	967 (-4%)	15mo	$245,000	$253	48
3526 E Vermont St	0.59mi	2/1.0	1,152 (+14%)	10mo	$61,000	$53	40
908 N Kealing Ave	0.61mi	2/2.0	1,120 (+11%)	23mo	$160,000	$143	30
210 N Beville Ave	0.67mi	3/2.5 (+1)	1,150 (+14%)	16mo	$271,000	$236	22

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 · 7.31% rent growth · sell at horizon

5-year hold

• IRR: -0.7%
• Equity multiple: 0.97×
• Total profit: $-881
• Equity at exit: $17,132

10-year hold

• IRR: 13.4%
• Equity multiple: 2.30×
• Total profit: $41,912
• Equity at exit: $9,934

Cash invested: $32,172 (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 46201

• Home prices YoY: -33.9%
• Rents YoY: 7.3%
• Active inventory: 480
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,356 high
• Mortgage (P&I): −$603
• Tax from tax record: −$240 /mo · $2,876/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $181

Break-even live

Break-even rent $1,127

Max offer price $114,900

Occupancy floor 82%

Sensitivity live

Price	-10% $246	-5% $213	+0% $181	+5% $148	+10% $116
Rent	-10% $74	-5% $127	+0% $181	+5% $234	+10% $288
Rate	-1.0pp $239	-0.5pp $210	base $181	+0.5pp $151	+1.0pp $121

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
619 N Rural St Indianapolis, IN	3.0	2.0	1300	$1,600	$1.23	24d	1	0.03mi
639 N Rural St Indianapolis, IN	3.0	1.0	1000	$1,675	$1.68	18d	1	0.03mi
849 N Rural St Unit 849 Indianapolis, IN	3.0	2.5	1300	$2,000	$1.54	44d	1	0.15mi
851 N Rural St Indianapolis, IN	3.0	2.5	1300	$1,700	$1.31	24d	1	0.15mi
2814 E Michigan St Unit D Indianapolis, IN	2.0	1.5	949	$1,350	$1.42	44d	1	0.16mi
2810 E Michigan St Unit C Indianapolis, IN	2.0	1.5	949	$1,350	$1.42	44d	1	0.16mi
818 N Oakland Ave Unit 46201 Indianapolis, IN	3.0	1.5	1332	$1,550	$1.16	44d	1	0.17mi
613-615 N Jefferson Indianapolis, IN	3.0	1.0	1030	$1,600	$1.55	15d	1	0.17mi
2903 E Michigan St Indianapolis, IN	3.0	2.0	1310	$1,650	$1.26	15d	1	0.21mi
632 N Gray St Indianapolis, IN	3.0	1.0	960	$1,800	$1.88	44d	1	0.21mi
625 N Tacoma Ave Indianapolis, IN	3.0	1.0	1160	$1,350	$1.16	11d	1	0.21mi
627 N Tacoma Ave Indianapolis, IN	3.0	1.0	1160	$1,350	$1.16	11d	1	0.21mi
637 N Gray St Indianapolis, IN	3.0	1.5	1120	$1,150	$1.03	45d	1	0.23mi
639 N Gray St Indianapolis, IN	3.0	1.5	1120	$1,220	$1.09	44d	1	0.23mi
418 Eastern Ave Indianapolis, IN	3.0	1.0	1008	$1,325	$1.31	24d	1	0.27mi
850 N Dearborn St Indianapolis, IN	1.0	1.0	784	$750	$0.96	44d	1	0.30mi
510 N Dearborn St Indianapolis, IN	3.0	1.0	1008	$1,350	$1.34	44d	1	0.30mi
408 N Oakland Ave Unit A Indianapolis, IN	2.0	2.0	1100	$995	$0.90	18d	1	0.31mi
409 N Oakland Ave Unit 411 Indianapolis, IN	3.0	2.0	1300	$1,495	$1.15	44d	1	0.32mi
3101 E 10th St #301 Indianapolis, IN	2.0	1.0	921	$1,195	$1.30	44d	1	0.33mi
439 N Forest Ave Indianapolis, IN	3.0	2.0	1030	$1,200	$1.17	24d	1	0.33mi
313 Eastern Ave Indianapolis, IN	2.0	1.0	1040	$950	$0.91	22d	1	0.34mi
840 N Lasalle St Indianapolis, IN	3.0	1.0	1215	$1,100	$0.91	24d	1	0.34mi
3030 E 10th St Indianapolis, IN	2.0	1.0	950	$900	$0.95	22d	1	0.34mi
933 N Dearborn St Indianapolis, IN	3.0	1.5	1204	$1,500	$1.25	44d	1	0.35mi
430 N Dearborn St Indianapolis, IN	3.0	1.0	1128	$1,300	$1.15	44d	1	0.35mi
826 N Beville Ave Indianapolis, IN	3.0	1.0	1472	$1,295	$0.88	2d	1	0.38mi
826 N Beville Ave Indianapolis, IN	3.0	1.0	1472	$1,295	$0.88	5d	1	0.38mi
1112 N Rural St Unit 1110 Indianapolis, IN	2.0	1.5	1204	$1,150	$0.96	24d	1	0.41mi
929 N Beville Ave Indianapolis, IN	3.0	1.0	1328	$1,395	$1.05	24d	1	0.41mi
1113 N Oxford St Indianapolis, IN	3.0	2.0	1100	$1,495	$1.36	8d	1	0.41mi
2437 E 11th St Indianapolis, IN	1.0	1.0	975	$1,500	$1.54	44d	1	0.42mi
235 N Oakland Ave Indianapolis, IN	2.0	1.0	800	$1,000	$1.25	44d	1	0.44mi
253 N Gray St Indianapolis, IN	3.0	1.5	1176	$1,660	$1.41	8d	1	0.45mi
228 N Tacoma Ave Indianapolis, IN	3.0	1.0	1200	$1,100	$0.92	11d	1	0.48mi
224 N Tacoma Ave Unit B TACOMA Indianapolis, IN	1.0	1.0	1200	$799	$0.67	8d	1	0.49mi
953 N Tuxedo St Indianapolis, IN	3.0	1.0	1200	$950	$0.79	24d	1	0.49mi
940 Jefferson Ave Unit 1 Indianapolis, IN	3.0	1.5	1500	$1,400	$0.93	22d	1	0.49mi
1119 N Dearborn St Indianapolis, IN	3.0	1.5	1200	$1,249	$1.04	44d	1	0.50mi
1018 N Tuxedo St Unit 1016 Indianapolis, IN	3.0	1.5	1250	$1,099	$0.88	44d	1	0.52mi

Listing history 16 events

1. 2026-06-02
   days on market $114,900 Active 726 DOM
2. 2026-06-01
   days on market $114,900 Active 725 DOM
3. 2026-05-31
   days on market $114,900 Active 724 DOM
4. 2025-06-05
   status Active 249-char remark

   Show marketing remark (249 chars)

   An incredible investment opportunity in the Rivoli Park neighborhood on Indy's vibrant Near-Eastside. This 2 bed, 1 bath home has been vacant for 5+ years but is in remarkably good condition and could easily be livable with some minor improvements.

5. 2025-06-02
   historical 249-char remark

   Show marketing remark (249 chars)

   An incredible investment opportunity in the Rivoli Park neighborhood on Indy's vibrant Near-Eastside. This 2 bed, 1 bath home has been vacant for 5+ years but is in remarkably good condition and could easily be livable with some minor improvements.

6. 2025-02-25
   price $114,900 249-char remark

   Show marketing remark (249 chars)

   An incredible investment opportunity in the Rivoli Park neighborhood on Indy's vibrant Near-Eastside. This 2 bed, 1 bath home has been vacant for 5+ years but is in remarkably good condition and could easily be livable with some minor improvements.

7. 2024-07-24
   price $119,000 249-char remark

   Show marketing remark (249 chars)

   An incredible investment opportunity in the Rivoli Park neighborhood on Indy's vibrant Near-Eastside. This 2 bed, 1 bath home has been vacant for 5+ years but is in remarkably good condition and could easily be livable with some minor improvements.

8. 2024-06-03
   listed $99,000 Active 249-char remark

   Show marketing remark (249 chars)

   An incredible investment opportunity in the Rivoli Park neighborhood on Indy's vibrant Near-Eastside. This 2 bed, 1 bath home has been vacant for 5+ years but is in remarkably good condition and could easily be livable with some minor improvements.

9. 2007-11-19
   historical
10. 2007-07-23
    listed $54,900
11. 2007-05-01
    historical
12. 2007-01-24
    historical
13. 2007-01-10
    listed $56,000
14. 2006-08-24
    listed $56,000
15. 2004-12-31
    historical
16. 2004-03-18
    listed $19,900

ⓘ 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: $2,876 · $240/mo
• Projected year-2 tax: $2,876 · $240/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 4/10 Moderate FEMA zone X (unshaded) · 22% 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 100% 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: $16,269
• − Mortgage interest: −$6,436
• − Property taxes: −$2,876
• − Insurance: −$574
• − Repairs & maintenance: −$1,302
• − Management: −$1,302
• − Depreciation: −$3,343
• Taxable income: $437
• Est. tax owed @ 24.0%: −$105
• After-tax cash flow: $2,067/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): 30,335
• Household income: $49,195
• Rent vs Own: 48.4% rent · 51.6% own
• Severe rent burden: 1906.0

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 0.63)
• Race & ethnicity: White 53% Hispanic / Latino 23% Black 18% Two or more races 9%
• Hispanic origin (detail): Mexican 14% Puerto Rican 2%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 9% · Canada
• Languages at home: 81% English-only · Spanish 17%

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: ▼ -192.51%
• Current HPI: 375.0969
• Rent YoY: ▲ 7.31%
• 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

+477.4% since first listed

13 events — show timeline

• 2025-06-05 Relisted — MIBOR as Distributed by MLS Grid
• 2025-06-02 Listing Removed — MIBOR as Distributed by MLS Grid
• 2025-02-25 Price Changed $114,900 MIBOR as Distributed by MLS Grid
• 2024-07-24 Price Changed $119,000 MIBOR as Distributed by MLS Grid
• 2024-06-03 Listed $99,000 MIBOR as Distributed by MLS Grid
• 2007-11-19 Listing Removed — MIBOR as Distributed by MLS Grid
• 2007-07-23 Listed $54,900 MIBOR as Distributed by MLS Grid
• 2007-05-01 Listing Removed — MIBOR as Distributed by MLS Grid
• 2007-01-24 Listing Removed — MIBOR as Distributed by MLS Grid
• 2007-01-10 Listed $56,000 MIBOR as Distributed by MLS Grid
• 2006-08-24 Listed $56,000 MIBOR as Distributed by MLS Grid
• 2004-12-31 Listing Removed — MIBOR as Distributed by MLS Grid
• 2004-03-18 Listed $19,900 MIBOR as Distributed by MLS Grid

Property tax history

+14.4%/yr

Latest (2025): $2,876 · +35.8% YoY. Source: county tax records.