762 E 42nd St · Indianapolis city (balance), IN 46205

$170,000

3 bd · 2.0 ba · 1,536 sqft · SingleFamily public records · 36 Days on market

Built 1914 3,180 sqft lot $111/sqft · 30% below area Est $265k · 36% 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 +17.4/30.0
• ARV discount +15.0/15.0
• 1% rule +5.4/10.0
• DSCR +5.4/10.0
• Rent growth +4.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Located at 762 E 42nd ST, INDIANAPOLIS, IN, this single-family residence offers a unique opportunity, presenting itself as a great option for investors and handy homeowners. House has been taken down to the studs and is in need of total renovation. New electrical has been roughed in, along with new windows and a new roof. Imagine mornings spent on the porch, a perfect spot to enjoy the fresh air. The residence includes two full bathrooms, thoughtfully designed to provide comfort and convenience. With three bedrooms, there is ample space for rest and rejuvenation. The property provides 1,536 square feet of living area, allowing for a variety of living arrangements. Situated on a 3,180 square

Key facts

• Total renovation
• New electrical
• New roof

Tags

• TOTAL RENOVATION
• NEW ELECTRICAL
• NEW WINDOWS
• NEW ROOF
• TWO FULL BATHROOMS
• THREE BEDROOMS

Property features AI

Finance

• Other: Property on approximately 0.07 acres (< 1/4 acre); Residential property sub-type: Single Family Residence; GPS-friendly directions

Exterior

• Parking: Concrete parking surface
• Utilities: Public water; Municipal sewer connected; Electricity connected with 200+ amp service; Natural gas available; Sewer connected; Water connected
• Home design: Single-family residence; Two levels
• Construction: Block foundation; Wood and brick construction
• Exterior features: Covered patio/porch

Interior

• Kitchen: No appliances specified
• Bedrooms: Three bedrooms on the upper level (Upper)
• Bathrooms: Two full bathrooms (one on the main level, one on the upper level)
• Heating & cooling: No heating; No cooling
• Interior features: Living room; Bonus room in the basement; Cellar in unfinished basement; No built-in appliances listed
• Laundry & utility: No laundry appliances specified

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $127 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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 (+6.2%/yr); 314 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); 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 $1k of loan paydown is wiped out by about $5k 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 36 days — a 3% lower offer ($165k) 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 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $164,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1914 — 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: 1.04% ✓
• Cap rate: 7.19%
• Cash-on-cash: 3.19%
• DSCR: 1.14
• GRM: 8.0

CMA / ARV

• ARV (median comp): $264,830
• List price: $170,000
• Delta: -35.81%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4345 Guilford Ave	0.23mi	2/1.0 (-1)	1,549 (+1%)	10mo	$264,000	$170	70
4435 Winthrop Ave	0.36mi	2/1.0 (-1)	1,499 (-2%)	1mo	$265,000	$177	70
4406 Carrollton Ave	0.26mi	2/1.0 (-1)	1,611 (+5%)	8mo	$230,000	$143	64
4319 Winthrop Ave	0.24mi	2/1.5 (-1)	1,680 (+9%)	9mo	$170,000	$101	59
4236 Winthrop Ave	0.16mi	2/1.0 (-1)	1,700 (+11%)	11mo	$214,900	$126	57
4619 Winthrop Ave	0.57mi	3/2.0	1,659 (+8%)	5mo	$313,500	$189	56
548 E 39th St	0.44mi	2/1.0 (-1)	1,602 (+4%)	11mo	$220,000	$137	54
4850 Carvel Ave	0.73mi	3/1.5	1,650 (+7%)	1mo	$275,000	$167	51
4619 Carrollton Ave	0.54mi	3/2.0	1,337 (-13%)	12mo	$189,900	$142	43
4818 Winthrop Ave	0.66mi	3/2.0	1,713 (+12%)	11mo	$326,500	$191	41
4225 Ralston Ave	0.70mi	3/1.5	1,728 (+12%)	6mo	$145,000	$84	39
4715 Winthrop Ave	0.61mi	2/1.0 (-1)	1,708 (+11%)	10mo	$299,900	$176	35

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 · 6.21% rent growth · sell at horizon

5-year hold

• IRR: -7.4%
• Equity multiple: 0.72×
• Total profit: $-13,485
• Equity at exit: $25,348

10-year hold

• IRR: 6.1%
• Equity multiple: 1.52×
• Total profit: $24,924
• Equity at exit: $14,698

Cash invested: $47,600 (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 46205

• Rents YoY: 6.2%
• Active inventory: 314
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,774 high
• Mortgage (P&I): −$891
• Tax from tax record: −$313 /mo · $3,756/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $127

Break-even live

Break-even rent $1,614

Max offer price $170,000

Occupancy floor 88%

Sensitivity live

Price	-10% $223	-5% $175	+0% $127	+5% $78	+10% $30
Rent	-10% $-14	-5% $56	+0% $127	+5% $197	+10% $267
Rate	-1.0pp $212	-0.5pp $170	base $127	+0.5pp $82	+1.0pp $38

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4073 N College Ave Indianapolis, IN	2.0	2.5	2000	$2,500	$1.25	44d	1	0.12mi
4071 N College Ave Indianapolis, IN	2.0	2.5	2000	$2,200	$1.10	5d	1	0.13mi
4040 N College Ave Indianapolis, IN	3.0	1.5	1280	$1,900	$1.48	8d	1	0.19mi
4340 Guilford Ave Indianapolis, IN	2.0	1.0	1200	$1,400	$1.17	22d	1	0.23mi
4022 Central Ave Indianapolis, IN	3.0	1.0	1288	$1,500	$1.16	22d	1	0.38mi
3851 Broadway St Indianapolis, IN	3.0	1.0	1513	$1,950	$1.29	18d	1	0.40mi
3716 N College Ave Unit 3 Indianapolis, IN	2.0	2.0	1100	$1,450	$1.32	44d	1	0.56mi
4704 N College Ave Indianapolis, IN	3.0	1.5	2049	$1,695	$0.83	14d	1	0.61mi
3965 N Meridian St Indianapolis, IN	2.0	2.0	1360	$1,650	$1.21	24d	1	0.70mi
645 E 49th St Indianapolis, IN	3.0	1.0	1082	$1,750	$1.62	4d	1	0.75mi
1414 E 46th St Indianapolis, IN	3.0	2.0	2155	$1,800	$0.84	44d	1	0.76mi
3541 Birchwood Ave Indianapolis, IN	3.0	1.0	1400	$1,549	$1.11	12d	1	0.77mi
3801 N Meridian St Indianapolis, IN	1.0–3.0	1.0–2.0	1057	$2,022	$1.91	21d	35	0.80mi
3558 Central Ave Indianapolis, IN	3.0	1.0	1215	$2,100	$1.73	24d	1	0.84mi
4303 Norwaldo Ave Indianapolis, IN	3.0	1.0	1050	$1,200	$1.14	44d	1	0.84mi
3509 Guilford Ave Indianapolis, IN	3.0	1.5	1351	$1,445	$1.07	15d	1	0.84mi
3476 Birchwood Ave Indianapolis, IN	3.0	1.5	1420	$1,625	$1.14	24d	1	0.85mi
4301 Crittenden Ave Indianapolis, IN	2.0	1.0	1376	$1,350	$0.98	44d	1	0.91mi
3707 N Meridian St Indianapolis, IN	2.0	1.0–2.0	1042	$1,199	$1.15	44d	1	0.94mi
4521 Norwaldo Ave Unit B Indianapolis, IN	2.0	1.5	1054	$1,600	$1.52	44d	1	0.95mi
5018 Lemans Dr Indianapolis, IN	4.0	1.0–2.0	762	$1,409	$1.85	3d	37	0.96mi
206 W 43rd St Indianapolis, IN	3.0	2.5	1544	$2,500	$1.62	24d	1	0.97mi
728 E 34th St Indianapolis, IN	3.0	1.0	1491	$1,400	$0.94	20d	1	0.98mi
728 E 34th St Indianapolis, IN	3.0	1.0	1491	$1,400	$0.94	5d	1	0.98mi
3370 N College Ave Indianapolis, IN	3.0	1.0	1680	$1,275	$0.76	2d	1	1.00mi
3359 N College Ave Indianapolis, IN	2.0	1.5	1450	$1,795	$1.24	11d	1	1.01mi
3359 N College Ave Unit 3359 Indianapolis, IN	2.0	1.5	1082	$1,895	$1.75	24d	1	1.01mi
3365 Broadway St Indianapolis, IN	3.0	2.0	1300	$1,700	$1.31	44d	1	1.01mi
3541 N Meridian St Indianapolis, IN	1.0–2.0	1.0	987	$880	$0.89	44d	1	1.02mi
4448 Evanston Ave Unit B Indianapolis, IN	2.0	1.5	1500	$1,400	$0.93	44d	1	1.02mi
4448 Evanston Ave Unit B Indianapolis, IN	2.0	1.5	1500	$1,275	$0.85	22d	1	1.02mi
3729 N Kenwood Ave Indianapolis, IN	2.0	1.0	1107	$1,100	$0.99	44d	1	1.03mi
3736 Kinnear Ave Indianapolis, IN	3.0	2.0	2180	$1,450	$0.67	44d	1	1.04mi
4812 Norwaldo Ave Indianapolis, IN	3.0	2.5	1536	$1,995	$1.30	24d	1	1.05mi
2135 Winthrop Ave Indianapolis, IN	1.0–3.0	1.0–2.0	926	$2,400	$2.59	8d	1	1.05mi
525 E 52nd St Indianapolis, IN	3.0	1.5	1080	$1,600	$1.48	24d	1	1.05mi
3655 N Kenwood Ave Indianapolis, IN	4.0	2.0	1700	$1,700	$1.00	24d	1	1.07mi
3827 Graceland Ave Indianapolis, IN	4.0	2.0	2195	$1,595	$0.73	44d	1	1.08mi
3621 N Kenwood Ave Indianapolis, IN	3.0	1.5	1521	$1,599	$1.05	3d	1	1.11mi
319 W 40th St Indianapolis, IN	3.0	1.0	1176	$1,295	$1.10	14d	1	1.12mi

Listing history 16 events

1. 2026-06-18
   days on market $170,000 Active 36 DOM
2. 2026-06-17
   days on market $170,000 Active 35 DOM
3. 2026-06-16
   days on market $170,000 Active 34 DOM
4. 2026-06-15
   days on market $170,000 Active 33 DOM
5. 2026-06-13
   days on market $170,000 Active 31 DOM
6. 2026-06-13
   days on market $170,000 Active 30 DOM
7. 2026-06-09
   days on market $170,000 Active 27 DOM
8. 2026-06-08
   days on market $170,000 Active 26 DOM
9. 2026-06-07
   days on market $170,000 Active 25 DOM
10. 2026-06-03
    days on market $170,000 Active 21 DOM
11. 2026-06-02
    days on market $170,000 Active 20 DOM
12. 2026-06-01
    days on market $170,000 Active 19 DOM
13. 2026-05-31
    days on market $170,000 Active 18 DOM
14. 2026-05-13
    listed $170,000 Active 1040-char remark
15. 2026-01-05
    historical
16. 2025-12-09
    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: $3,756 · $313/mo
• Projected year-2 tax: $3,756 · $313/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 4/10 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: $21,294
• − Mortgage interest: −$9,523
• − Property taxes: −$3,756
• − Insurance: −$850
• − Repairs & maintenance: −$1,704
• − Management: −$1,704
• − Depreciation: −$4,945
• Taxable loss: −$1,187
• Est. tax savings @ 24.0%: +$285
• After-tax cash flow: $1,803/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): 28,259
• Household income: $72,417
• Rent vs Own: 46.3% rent · 53.7% own
• Severe rent burden: 1149.0

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 0.64)
• Race & ethnicity: White 50% Black 32% Two or more races 10% Hispanic / Latino 7% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 3% Slovak 2% Romanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 6% Other Indo-European 2% German/W. Germanic 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: ▼ -322.77%
• Current HPI: 380.5407
• Rent YoY: ▲ 6.21%
• 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

+0.0% since first listed

3 events — show timeline

• 2026-05-13 Listed $170,000 MIBOR as Distributed by MLS Grid
• 2026-01-05 Listing Removed — MIBOR as Distributed by MLS Grid
• 2025-12-09 Listed $170,000 MIBOR as Distributed by MLS Grid

Property tax history

+25.0%/yr

Latest (2025): $3,756 · -37.7% YoY. Source: county tax records.