910 Angus Way · Indianapolis city (balance), IN 46217

$299,999

4 bd · 2.5 ba · 2,664 sqft · SingleFamily public records · 65 Days on market

Built 2009 7,200 sqft lot Est $402k · 25% under ↓ 3% 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
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Schools +3.5/10.0
• Rent growth +3.4/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Positioned at 910 Angus WAY in INDIANAPOLIS, IN, USA, this inviting single-family residence presents an opportunity for comfortable living, ready to move in. The culinary space features elegant shaker cabinets, providing a refined aesthetic for storage and organization. A tasteful backsplash enhances the area, creating an appealing backdrop for daily routines and special occasions. This area is designed for both practicality and visual delight. Convenience is thoughtfully addressed with two full bathrooms and one half bathroom throughout the residence. Each full bathroom includes a double vanity, offering expansive counter space and individual preparation areas, contributing to a harmonious

Key facts

• Shaker cabinets
• Outdoor enjoyment
• Culinary space

Tags

• CULINARY SPACE
• SHAKER CABINETS
• TASTEFUL BACKSPLASH
• OUTDOOR ENJOYMENT
• DEDICATED LAUNDRY ROOM
• INVITING PORCH

Property features AI

Finance

• HOA & community: Not a low-maintenance lifestyle community

Exterior

• Parking: Attached 2-car garage (approximately 400 sq ft)
• Utilities: Public water; Municipal sewer connected; Electricity connected; Cable available; Water service connected; Solid waste service available
• Home design: Single family residence; Updated/remodeled condition; Multi/split levels; Less than 1/4 acre lot
• Construction: Vinyl siding with brick accents; Slab foundation
• Exterior features: Covered patio/porch; Deck; Sidewalks; Lot with access

Interior

• Kitchen: Electric oven; Dishwasher; Refrigerator; Garbage disposal
• Bedrooms: Primary bedroom with walk-in closet; Four bedrooms on the upper level
• Flooring: Hardwood floors
• Bathrooms: Two full bathrooms; One half bathroom; Primary bath with double sinks and full tub/shower
• Heating & cooling: Electric forced air heating; Central air conditioning
• Interior features: Attic access; Hardwood floors; Walk-in closets
• Laundry & utility: Main level laundry; Dryer included

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $300k).
• Recommended offer: $282k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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 B — affects rentability + tenant quality, not the cash-flow math above.
• Perry Township Schools (urban): math 36% / reading 45% proficiency, ranked #138 of 301 in IN (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: William Henry Burkhart Elementary (math 47% / reading 46%, grade D-, #355 of 994 statewide, top 36%, 650 students, 84% FRL); Perry Meridian High School (math 34% / reading 64%, grade D, #136 of 369 statewide, top 37%, 2,350 students, 58% FRL) — zoned schools average 71% FRL vs 54% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.5%/yr); 213 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,906 units permitted in Marion County in 2024 (621 in 5+ unit buildings).
• At $3,992/mo this rent would consume 52% of the median local household income ($92k/yr) (locally 472% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 + 3.5% rent growth), your $84k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $281,999 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.33% ✓
• Cap rate: 10.83%
• Cash-on-cash: 16.22%
• DSCR: 1.72
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $402,264
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7303 Beal Ln	0.24mi	4/2.5	2,408 (-10%)	8mo	$315,000	$131	66
7551 Shannon Lakes Way	0.38mi	4/3.0	2,847 (+7%)	9mo	$465,000	$163	61
7838 Burr Oak Ct	0.45mi	3/3.0 (-1)	2,608 (-2%)	10mo	$247,000	$95	60
7725 Skerries Ct	0.50mi	4/3.0	2,988 (+12%)	2mo	$399,900	$134	53
1427 Mahony Ct	0.59mi	3/2.0 (-1)	2,463 (-8%)	3mo	$385,000	$156	50
6938 Rio Grande Dr	0.53mi	4/3.5	2,440 (-8%)	11mo	$373,825	$153	48
7405 Rooses Dr	0.60mi	3/2.0 (-1)	2,407 (-10%)	1mo	$365,000	$152	48
8120 Trevellian Way	0.69mi	4/2.0	2,486 (-7%)	9mo	$255,000	$103	47
1339 W Stop 11 Rd	0.74mi	4/2.0	2,889 (+8%)	9mo	$435,000	$151	42
655 Yosemite Dr	0.71mi	5/3.0 (+1)	2,932 (+10%)	3mo	$375,000	$128	40
7605 Donegal Dr	0.73mi	3/2.5 (-1)	2,352 (-12%)	8mo	$420,000	$179	35
348 Mc Gregor Rd W	0.63mi	5/3.0 (+1)	2,268 (-15%)	7mo	$300,000	$132	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 · 3.46% rent growth · sell at horizon

5-year hold

• IRR: 7.7%
• Equity multiple: 1.30×
• Total profit: $25,564
• Equity at exit: $44,731

10-year hold

• IRR: 17.4%
• Equity multiple: 2.47×
• Total profit: $123,145
• Equity at exit: $25,938

Cash invested: $84,000 (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 46217

• Rents YoY: 3.5%
• Active inventory: 213
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $3,992 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$320 /mo · $3,842/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$838
• Net cashflow: $1,135

Break-even live

Break-even rent $2,555

Max offer price $299,999

Occupancy floor 67%

Sensitivity live

Price	-10% $1,305	-5% $1,220	+0% $1,135	+5% $1,050	+10% $965
Rent	-10% $820	-5% $977	+0% $1,135	+5% $1,293	+10% $1,450
Rate	-1.0pp $1,286	-0.5pp $1,211	base $1,135	+0.5pp $1,057	+1.0pp $978

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7907 Shannon Lakes Way Indianapolis, IN	4.0	3.0	3100	$6,500	$2.10	22d	1	0.56mi
825 Country Ln Indianapolis, IN	3.0	2.0	1892	$1,891	$1.00	8d	1	1.37mi
1346 Alonzo Pl Indianapolis, IN	3.0	2.5	1811	$1,866	$1.03	24d	1	1.38mi

Listing history 19 events

1. 2026-06-21
   days on market $299,999 Active 65 DOM
2. 2026-06-18
   days on market $299,999 Active 62 DOM
3. 2026-06-17
   days on market $299,999 Active 61 DOM
4. 2026-06-16
   days on market $299,999 Active 60 DOM
5. 2026-06-15
   days on market $299,999 Active 59 DOM
6. 2026-06-13
   days on market $299,999 Active 57 DOM
7. 2026-06-09
   days on market $299,999 Active 53 DOM
8. 2026-06-08
   days on market $299,999 Active 52 DOM
9. 2026-06-07
   days on market $299,999 Active 51 DOM
10. 2026-06-03
    days on market $299,999 Active 47 DOM
11. 2026-06-02
    days on market $299,999 Active 46 DOM
12. 2026-06-01
    days on market $299,999 Active 45 DOM
13. 2026-05-31
    days on market $299,999 Active 44 DOM
14. 2026-05-11
    price $309,999
15. 2026-04-16
    listed $319,900 Active
16. 2024-09-07
    historical
17. 2024-08-24
    price $299,999
18. 2024-07-21
    price $309,999
19. 2024-06-11
    listed $319,900 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: $3,842 · $320/mo
• Projected year-2 tax: $3,842 · $320/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 ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $47,901
• − Mortgage interest: −$16,805
• − Property taxes: −$3,842
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,832
• − Management: −$3,832
• − Depreciation: −$8,727
• Taxable income: $9,363
• Est. tax owed @ 24.0%: −$2,247
• After-tax cash flow: $11,374/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: Perry Township Schools
• NCES district ID: 1808820
• Math proficiency: 36% ▼ -13.00%
• Reading proficiency: 45% ▼ -6.00%
• Median HH income: $47,170
• Composite: 34.61/100
• National rank: #5153
• State rank: #138 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): 36,917
• Household income: $92,029
• Rent vs Own: 18.5% rent · 81.5% own
• Severe rent burden: 472.0

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 0.60)
• Race & ethnicity: White 59% Asian 20% Black 10% Hispanic / Latino 8% Two or more races 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 3% Romanian 2% Iranian 1%
• Foreign-born: 17% · Philippines, Canada, China
• Languages at home: 76% English-only · Other Asian/Pacific 15% Spanish 6% 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: ▼ -221.18%
• Current HPI: 223.147
• Rent YoY: ▲ 3.46%
• 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

-3.1% since first listed

6 events — show timeline

• 2026-05-11 Price Changed $309,999 MIBOR as Distributed by MLS Grid
• 2026-04-16 Listed $319,900 MIBOR as Distributed by MLS Grid
• 2024-09-07 Listing Removed — MIBOR as Distributed by MLS Grid
• 2024-08-24 Price Changed $299,999 MIBOR as Distributed by MLS Grid
• 2024-07-21 Price Changed $309,999 MIBOR as Distributed by MLS Grid
• 2024-06-11 Listed $319,900 MIBOR as Distributed by MLS Grid

Property tax history

+5.8%/yr

Latest (2025): $3,842 · -3.9% YoY. Source: county tax records.