1265 W 34th St · Indianapolis city (balance), IN 46208

$107,000

4 bd · 2.0 ba · 2,370 sqft · SingleFamily public records · 20 Days on market

Built 1920 3,746 sqft lot $45/sqft · 45% below area Est $154k · 31% under ↓ 33% since listing

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Discover a delightful bungalow in need of some TLC to make it your own. Built in 1920, this 1564 square foot single-family residence offers an inviting atmosphere and a comfortable living experience. This two-story property features four bedrooms, providing ample personal space. With two full bathrooms, convenience and comfort are well-addressed for daily routines. Embrace the opportunity to make this charming bungalow your new home. Inquire today to schedule your private viewing.

Key facts

• 3,746 sq ft lot
• Garage
• Built 1920

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $107k.

Deal economics

• At list price, monthly cash flow is $532 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $107k).
• Recommended offer: $105k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.3% 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.
• Market conditions: Rents rising fast (+6.4%/yr); 279 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 1,906 units permitted in Marion County in 2024 (621 in 5+ unit buildings).
• This rent runs 36% of the median local income ($60k/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 $740 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 + 6.4% rent growth), your $30k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,395 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.68% ✓
• Cap rate: 12.26%
• Cash-on-cash: 21.30%
• DSCR: 1.95
• GRM: 5.0

CMA / ARV

• ARV (median comp): $154,319
• List price: $107,000
• Delta: -30.66%
• 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
1207 W 35th St	0.13mi	3/2.0 (-1)	2,476 (+4%)	1mo	$100,000	$40	81
1467 W 33rd St	0.24mi	3/2.0 (-1)	2,268 (-4%)	5mo	$165,000	$73	72
1054 W 32nd St	0.30mi	4/2.5	2,519 (+6%)	8mo	$100,000	$40	67
1459 W 33rd St	0.23mi	3/2.5 (-1)	2,496 (+5%)	8mo	$110,000	$44	67
1311 W 33rd St	0.08mi	3/1.0 (-1)	2,094 (-12%)	1mo	$122,350	$58	66
1449 W 29th St	0.53mi	3/2.0 (-1)	2,460 (+4%)	4mo	$140,000	$57	61
1501 Udell St	0.60mi	4/2.0	2,218 (-6%)	1mo	$184,000	$83	61
2666 Burton Ave	0.67mi	4/2.0	2,205 (-7%)	0mo	$230,000	$104	57
1431 W 27th St	0.70mi	3/2.0 (-1)	2,260 (-5%)	6mo	$219,000	$97	50
1035 W 37th St	0.38mi	3/1.0 (-1)	2,020 (-15%)	1mo	$140,000	$69	48
3636 Crescent Ave	0.40mi	3/2.0 (-1)	2,040 (-14%)	8mo	$145,000	$71	47
1334 Roache St	0.71mi	3/1.0 (-1)	2,056 (-13%)	4mo	$70,000	$34	33

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 · 6.43% rent growth · sell at horizon

5-year hold

• IRR: 18.2%
• Equity multiple: 1.77×
• Total profit: $23,089
• Equity at exit: $15,954

10-year hold

• IRR: 29.1%
• Equity multiple: 4.09×
• Total profit: $92,533
• Equity at exit: $9,251

Cash invested: $29,960 (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 46208

• Rents YoY: 6.4%
• Active inventory: 279
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,801 high
• Mortgage (P&I): −$561
• Tax from tax record: −$285 /mo · $3,425/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $532

Break-even live

Break-even rent $1,128

Max offer price $107,000

Occupancy floor 65%

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: $26,750
• Closing costs: $3,210
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1331 W 34th St Indianapolis, IN	4.0	2.0	2160	$1,800	$0.83	15d	1	0.07mi
1061 W 33rd St Indianapolis, IN	3.0	2.0	2400	$1,550	$0.65	44d	1	0.27mi
2868 Indianapolis Ave Indianapolis, IN	3.0	2.0	2390	$1,550	$0.65	7d	1	1.02mi
2868 Indianapolis Ave Indianapolis, IN	3.0	2.0	2390	$1,550	$0.65	22d	1	1.02mi
3160 Graceland Ave Indianapolis, IN	4.0	2.0	1936	$2,000	$1.03	24d	1	1.18mi
2146 Gent Ave Indianapolis, IN	3.0	2.0	1952	$2,000	$1.02	22d	1	1.27mi
2602 Mansion Dr Indianapolis, IN	2.0–3.0	2.0	1850	$1,675	$0.91	7d	6	1.35mi
3827 Graceland Ave Indianapolis, IN	4.0	2.0	2195	$1,595	$0.73	44d	1	1.40mi
3655 N Kenwood Ave Indianapolis, IN	4.0	2.0	1700	$1,700	$1.00	24d	1	1.42mi
731 W 43rd St Indianapolis, IN	4.0	4.0	1600	$3,350	$2.09	18d	1	1.45mi
3109 N Centennial St Indianapolis, IN	4.0	2.0	1664	$1,495	$0.90	44d	1	1.48mi

Listing history 6 events

1. 2026-05-13
   status Pending 486-char remark

   Show marketing remark (486 chars)

   Discover a delightful bungalow in need of some TLC to make it your own. Built in 1920, this 1564 square foot single-family residence offers an inviting atmosphere and a comfortable living experience. This two-story property features four bedrooms, providing ample personal space. With two full bathrooms, convenience and comfort are well-addressed for daily routines. Embrace the opportunity to make this charming bungalow your new home. Inquire today to schedule your private viewing.

2. 2026-04-22
   listed $107,000 Active 486-char remark

   Show marketing remark (486 chars)

   Discover a delightful bungalow in need of some TLC to make it your own. Built in 1920, this 1564 square foot single-family residence offers an inviting atmosphere and a comfortable living experience. This two-story property features four bedrooms, providing ample personal space. With two full bathrooms, convenience and comfort are well-addressed for daily routines. Embrace the opportunity to make this charming bungalow your new home. Inquire today to schedule your private viewing.

3. 2023-07-24
   soldstatus $154,000 Closed 686-char remark

   Show marketing remark (686 chars)

   Look no further! This recently updated 4 bed 2 bath home features a spacious living room with endless possibilites for living and entertainment. Step into the large formal dining room that could be purposed as an office space, playroom, or dining. The kitchen, with its stainless steel appliances provides a nice flow. On main level there are 3 bedrooms and 1 full bath with a newer vanity and clean look. Upstairs functions as a large primary bedroom with access to a landing/loft area with connectivity to an additional bathroom. Situated just moments from the interstate, the access in and out of the city makes for an easy commute. Don't miss this home! Schedule your showing today!

4. 2023-06-07
   status Pending 686-char remark

   Show marketing remark (686 chars)

   Look no further! This recently updated 4 bed 2 bath home features a spacious living room with endless possibilites for living and entertainment. Step into the large formal dining room that could be purposed as an office space, playroom, or dining. The kitchen, with its stainless steel appliances provides a nice flow. On main level there are 3 bedrooms and 1 full bath with a newer vanity and clean look. Upstairs functions as a large primary bedroom with access to a landing/loft area with connectivity to an additional bathroom. Situated just moments from the interstate, the access in and out of the city makes for an easy commute. Don't miss this home! Schedule your showing today!

5. 2023-05-23
   price $154,000 686-char remark

   Show marketing remark (686 chars)

   Look no further! This recently updated 4 bed 2 bath home features a spacious living room with endless possibilites for living and entertainment. Step into the large formal dining room that could be purposed as an office space, playroom, or dining. The kitchen, with its stainless steel appliances provides a nice flow. On main level there are 3 bedrooms and 1 full bath with a newer vanity and clean look. Upstairs functions as a large primary bedroom with access to a landing/loft area with connectivity to an additional bathroom. Situated just moments from the interstate, the access in and out of the city makes for an easy commute. Don't miss this home! Schedule your showing today!

6. 2023-05-02
   listed $159,000 Active 686-char remark

   Show marketing remark (686 chars)

   Look no further! This recently updated 4 bed 2 bath home features a spacious living room with endless possibilites for living and entertainment. Step into the large formal dining room that could be purposed as an office space, playroom, or dining. The kitchen, with its stainless steel appliances provides a nice flow. On main level there are 3 bedrooms and 1 full bath with a newer vanity and clean look. Upstairs functions as a large primary bedroom with access to a landing/loft area with connectivity to an additional bathroom. Situated just moments from the interstate, the access in and out of the city makes for an easy commute. Don't miss this home! Schedule your showing today!

ⓘ 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: $3,425 · $285/mo
• Projected year-2 tax: $3,425 · $285/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 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: $21,615
• − Mortgage interest: −$5,994
• − Property taxes: −$3,425
• − Insurance: −$535
• − Repairs & maintenance: −$1,729
• − Management: −$1,729
• − Depreciation: −$3,113
• Taxable income: $5,091
• Est. tax owed @ 24.0%: −$1,222
• After-tax cash flow: $5,161/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): 22,379
• Household income: $60,062
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 978.0

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 0.62)
• Race & ethnicity: White 46% Black 40% Hispanic / Latino 8% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 2% Slovak 2% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -324.63%
• Current HPI: 319.7725
• Rent YoY: ▲ 6.43%
• 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

-32.7% since first listed

6 events — show timeline

• 2026-05-13 Pending — MIBOR as Distributed by MLS Grid
• 2026-04-22 Listed $107,000 MIBOR as Distributed by MLS Grid
• 2023-07-24 Sold (MLS) $154,000 MIBOR as Distributed by MLS Grid
• 2023-06-07 Pending — MIBOR as Distributed by MLS Grid
• 2023-05-23 Price Changed $154,000 MIBOR as Distributed by MLS Grid
• 2023-05-02 Listed $159,000 MIBOR as Distributed by MLS Grid

Property tax history

+15.4%/yr

Latest (2025): $3,425 · -3.5% YoY. Source: county tax records.