3708 E 35th St · Indianapolis city (balance), IN 46218

$84,900

2 bd · 1.0 ba · 876 sqft · SingleFamily public records · 43 Days on market

Built 1940 5,750 sqft lot Est $110k · 23% under

---

Why this score? — see what drove the B 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 +29.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• 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

Two bedroom, one bath, a great investment opprotunity. ATTENTION INVESTORS this one eeds some repairs, won't take much and will make a great investment.

Key facts

• Stone countertops
• Sunroom
• Shaker cabinets

Tags

• SHAKER CABINETS
• STONE COUNTERTOPS
• WELCOMING PORCH
• SUNROOM
• PRACTICAL SHED

Property features AI

Exterior

• Parking: Detached 2-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Municipal sewer connected; Electricity connected (circuit breakers); Solid waste service available
• Home design: Single family residence; One story; Residential property
• Construction: Aluminum siding; Block foundation
• Exterior features: Covered patio/porch; Lot under 1/4 acre (approximately 0.13 acre)

Interior

• Kitchen: Refrigerator; Range hood
• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating (natural gas); No central air
• Interior features: Eat-in kitchen; Covered porch; Unfinished basement; Has view
• Laundry & utility: Gas water heater; 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 $311 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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 B — 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: Shortridge High School (math 20% / reading 51%, grade F, #263 of 369 statewide, top 72%, 1,089 students, 70% FRL).
• Zoned-school proficiency averages 36% at this address vs 17% district-wide (+18 pts) — the actual schools serving this property are materially stronger than the Indianapolis Public Schools average implies; a family-tenant draw the district grade alone would hide.
• 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $587 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 + 0.8% rent growth), your $24k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 24y ago; this cycle's ask has dropped $15k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,353 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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 1940 — 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: 1.38% ✓
• Cap rate: 10.69%
• Cash-on-cash: 15.70%
• DSCR: 1.70
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $110,376
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3814 E 31st St	0.59mi	2/1.0	899 (+3%)	1mo	$108,500	$121	67
3845 E 32nd St	0.52mi	2/1.0	904 (+3%)	13mo	$72,000	$80	60
3161 N Gale St	0.42mi	2/1.0	960 (+10%)	7mo	$110,000	$115	59
3219 N Colorado Ave	0.58mi	3/1.0 (+1)	912 (+4%)	4mo	$139,900	$153	57
3924 E 30th St	0.67mi	2/1.0	836 (-5%)	10mo	$85,000	$102	53
3126 Forest Manor Ave	0.62mi	2/1.0	954 (+9%)	4mo	$55,000	$58	53
3015 Adams St	0.68mi	2/1.0	819 (-6%)	9mo	$155,000	$189	50
3317 Adams St	0.31mi	3/1.0 (+1)	988 (+13%)	12mo	$70,000	$71	49
3111 Station St	0.51mi	2/1.0	776 (-11%)	11mo	$100,000	$129	48
2968 N Gale St	0.68mi	3/2.0 (+1)	864 (-1%)	12mo	$115,000	$133	47
2954 N Gale St	0.70mi	3/2.0 (+1)	900 (+3%)	14mo	$113,000	$126	43
3109 Forest Manor Ave	0.60mi	2/1.0	750 (-14%)	8mo	$115,000	$153	41

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: 4.0%
• Equity multiple: 1.15×
• Total profit: $3,553
• Equity at exit: $12,659

10-year hold

• IRR: 11.3%
• Equity multiple: 1.79×
• Total profit: $18,807
• Equity at exit: $7,341

Cash invested: $23,772 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,173 high
• Mortgage (P&I): −$445
• Tax from tax record: −$135 /mo · $1,619/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $311

Break-even live

Break-even rent $779

Max offer price $84,900

Occupancy floor 68%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3421 N Olney St Indianapolis, IN	2.0	1.0	720	$1,195	$1.66	16d	1	0.17mi
3383 Station St Indianapolis, IN	3.0	1.0	744	$1,250	$1.68	23d	1	0.18mi
3522 N Olney St Indianapolis, IN	3.0	1.0	768	$1,300	$1.69	43d	1	0.18mi
3725 N Sherman Dr #7 Indianapolis, IN	2.0	1.0	729	$845	$1.16	4d	1	0.30mi
3472 N Dearborn St Indianapolis, IN	2.0	1.0	890	$1,099	$1.23	20d	1	0.44mi
3615 Sherman Forest Dr Indianapolis, IN	4.0	1.0–2.5	1057	$1,288	$1.22	4d	1	0.46mi
3535 N Oxford St Indianapolis, IN	3.0	1.0	1015	$1,500	$1.48	22d	1	0.58mi
3149 N Gladstone Ave Indianapolis, IN	3.0	1.5	1036	$1,350	$1.30	7d	1	0.60mi
3315 N Euclid Ave Indianapolis, IN	2.0	1.0	780	$1,300	$1.67	14d	1	0.60mi
3920 E 30th St Indianapolis, IN	3.0	1.0	1071	$1,350	$1.26	4d	1	0.65mi
3920 E 30th St Indianapolis, IN	3.0	1.0	1071	$1,350	$1.26	7d	1	0.65mi
3142 N Euclid Ave Indianapolis, IN	3.0	1.0	1050	$1,050	$1.00	43d	1	0.66mi
2949 Adams St Indianapolis, IN	2.0	1.0	978	$1,150	$1.18	43d	1	0.75mi
4726 E 34th St Indianapolis, IN	1.0	1.0	643	$800	$1.24	23d	1	0.76mi
4115 Meadows Dr Indianapolis, IN	1.0–3.0	1.0–2.0	1013	$1,374	$1.36	43d	9	0.80mi
3332 Wallace Ave Indianapolis, IN	3.0	1.0	936	$1,600	$1.71	23d	1	0.82mi
2862 N Chester Ave Indianapolis, IN	3.0	2.0	1076	$1,520	$1.41	43d	1	0.83mi
2920 N Lasalle St Indianapolis, IN	3.0	1.0	875	$1,095	$1.25	17d	1	0.83mi
2930 N Dearborn St Indianapolis, IN	1.0	1.0	536	$599	$1.12	23d	1	0.84mi
2864 Forest Manor Ave Indianapolis, IN	3.0	1.0	1018	$1,500	$1.47	23d	1	0.85mi
3461 N Dequincy St Indianapolis, IN	1.0	1.0	900	$720	$0.80	43d	1	0.89mi
3741 N Tacoma Ave Indianapolis, IN	3.0	1.0	913	$2,200	$2.41	17d	1	0.90mi
4615 E 30th St Indianapolis, IN	2.0	1.0	660	$1,100	$1.67	23d	1	0.92mi
2932 Arthington Blvd Indianapolis, IN	3.0	1.0	900	$1,350	$1.50	23d	1	0.98mi
2722 N Olney St Indianapolis, IN	2.0	1.0	650	$795	$1.22	43d	1	0.98mi
2950 N Dequincy St Indianapolis, IN	3.0	1.0	888	$1,375	$1.55	14d	1	1.02mi
3719 Hillside Ave Indianapolis, IN	1.0	1.0	644	$725	$1.13	23d	1	1.04mi
3316 N Emerson Ave Indianapolis, IN	3.0	1.0	912	$1,100	$1.21	23d	1	1.09mi
2931 N Tacoma Ave Unit 31 Indianapolis, IN	2.0	1.0	800	$950	$1.19	7d	1	1.11mi
3763 Baltimore Ave Unit 3765 Indianapolis, IN	1.0	1.0	750	$750	$1.00	43d	1	1.13mi
3363 Nicholas Ave Indianapolis, IN	2.0	1.0	720	$1,000	$1.39	4d	1	1.19mi
2422 Adams St Unit 2 Indianapolis, IN	1.0	1.0	700	$850	$1.21	43d	1	1.22mi
3301 Mardenna Ave Indianapolis, IN	3.0	1.0	925	$1,200	$1.30	43d	1	1.23mi
3709 Kinnear Ave Indianapolis, IN	2.0	1.0	650	$1,000	$1.54	43d	1	1.24mi
2410 Adams St Indianapolis, IN	3.0	1.0	900	$1,200	$1.33	10d	1	1.24mi
3011 Oxford Ln Indianapolis, IN	1.0	1.0	640	$800	$1.25	43d	1	1.25mi
2449 Wheeler St Indianapolis, IN	1.0	1.0	600	$950	$1.58	23d	1	1.26mi
3815 N Grand Ave Unit 3815 Indianapolis, IN	2.0	1.0	965	$1,250	$1.30	4d	1	1.28mi
2821 Oxford Ln Indianapolis, IN	1.0	1.0	640	$825	$1.29	43d	1	1.30mi
3723 Orchard Ave Unit 3723 Indianapolis, IN	1.0	1.5	700	$1,300	$1.86	23d	1	1.31mi

Listing history 28 events

1. 2026-06-18
   days on market $84,900 Active 43 DOM
2. 2026-06-17
   days on market $84,900 Active 42 DOM
3. 2026-06-16
   pricedays on market $84,900 Active 41 DOM
4. 2026-06-15
   days on market $89,900 Active 40 DOM
5. 2026-06-13
   days on market $89,900 Active 38 DOM
6. 2026-06-13
   days on market $89,900 Active 37 DOM
7. 2026-06-09
   days on market $89,900 Active 34 DOM
8. 2026-06-08
   days on market $89,900 Active 33 DOM
9. 2026-06-07
   days on market $89,900 Active 32 DOM
10. 2026-06-03
    days on market $89,900 Active 28 DOM
11. 2026-06-02
    days on market $89,900 Active 27 DOM
12. 2026-06-01
    days on market $89,900 Active 26 DOM
13. 2026-05-31
    price $89,900 Active 25 DOM
14. 2026-05-31
    days on market $99,900 Active 25 DOM
15. 2026-05-22
    status Active
16. 2026-04-29
    status Pending
17. 2026-04-17
    status Active
18. 2026-04-08
    status Pending
19. 2026-04-03
    listed $99,900 Active
20. 2022-01-19
    soldstatus $4,956,897
21. 2007-11-14
    soldstatus $10,500 153-char remark

    Show marketing remark (153 chars)

    Two bedroom, one bath, a great investment opprotunity. ATTENTION INVESTORS this one eeds some repairs, won't take much and will make a great investment.

22. 2007-09-10
    listed $12,900 153-char remark

    Show marketing remark (153 chars)

    Two bedroom, one bath, a great investment opprotunity. ATTENTION INVESTORS this one eeds some repairs, won't take much and will make a great investment.

23. 2005-07-19
    soldstatus $16,000 195-char remark

    Show marketing remark (195 chars)

    This two bedroom bungalow is a great investment opportunity. Bank foreclosure. Property sold in 'As Is' condition. Please provide proof of funds or preapproval letter with all purchase offers.

24. 2005-05-09
    listed $17,500 195-char remark

    Show marketing remark (195 chars)

    This two bedroom bungalow is a great investment opportunity. Bank foreclosure. Property sold in 'As Is' condition. Please provide proof of funds or preapproval letter with all purchase offers.

25. 2003-06-19
    historical
26. 2003-04-22
    historical
27. 2002-12-20
    listed
28. 2002-10-22
    listed $65,000

ⓘ 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: $1,619 · $135/mo
• Projected year-2 tax: $1,619 · $135/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) · 70% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°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: $14,073
• − Mortgage interest: −$4,756
• − Property taxes: −$1,619
• − Insurance: −$424
• − Repairs & maintenance: −$1,126
• − Management: −$1,126
• − Depreciation: −$2,470
• Taxable income: $2,552
• Est. tax owed @ 24.0%: −$612
• After-tax cash flow: $3,119/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

+53.7% since first listed

14 events — show timeline

• 2026-05-22 Relisted — MIBOR as Distributed by MLS Grid
• 2026-04-29 Pending — MIBOR as Distributed by MLS Grid
• 2026-04-17 Relisted — MIBOR as Distributed by MLS Grid
• 2026-04-08 Pending — MIBOR as Distributed by MLS Grid
• 2026-04-03 Listed $99,900 MIBOR as Distributed by MLS Grid
• 2022-01-19 Sold (Public Records) $4,956,897 Public Records
• 2007-11-14 Sold (MLS) $10,500 MIBOR as Distributed by MLS Grid
• 2007-09-10 Listed $12,900 MIBOR as Distributed by MLS Grid
• 2005-07-19 Sold (MLS) $16,000 MIBOR as Distributed by MLS Grid
• 2005-05-09 Listed $17,500 MIBOR as Distributed by MLS Grid
• 2003-06-19 Listing Removed — MIBOR as Distributed by MLS Grid
• 2003-04-22 Listing Removed — MIBOR as Distributed by MLS Grid
• 2002-12-20 Listed — MIBOR as Distributed by MLS Grid
• 2002-10-22 Listed $65,000 MIBOR as Distributed by MLS Grid

Property tax history

+19.4%/yr

Latest (2025): $1,619 · +8.0% YoY. Source: county tax records.