4301 English Ave · Indianapolis city (balance), IN 46201

$109,900

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 8 Days on market

Built 1927 4,792 sqft lot Est $133k · 18% 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 +24.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +5.5/10.0
• 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

GREAT STARTER HOME! COME SEE THIS NEWLY REMODELED 3BR BUNGALOW ACROSS FROM CHRISTIAN PARK. THIS HOME FEATURES: CORNER LOT, LG COVERED FRONT PORCH,FULL BSMT, ARCHED DOORWAYS, LOTS OF CABINET/STORAGE SPACE AND KITCHEN W/ BUILT-IN CORNER HUTCH . UPDATES INCLUDE: UPDATED KITCHEN AND BATH, NEW LIGHT FIXTURES, FRESH INTERIOR PAINT, NEW CARPET/VINYL FLOORING, NEW A/C PLUS MUCH MORE. HOME IS VACANT, EZ SHOW, BROKER/OWNER.

Key facts

• 4,792 sq ft lot
• Garage
• Built 1927

Property features AI

Finance

• Other: Lot under 1/4 acre (approximately 0.11 acre); Finished lower/basement area present

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Municipal sewer; Natural gas connected; Cable available; Solid waste service
• Home design: Single-family residence; One story
• Construction: Block foundation; Other construction materials
• Exterior features: Covered patio/porch; Corner lot

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Two bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Pull-down attic stairs; Smoke alarm
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 8.7% 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 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 lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 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 $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 24y 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.
• Current owner paid $68k; list at $110k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,900

Questions for the listing agent

1. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.05% ✓
• Cap rate: 8.73%
• Cash-on-cash: 8.69%
• DSCR: 1.39
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $133,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3710 Hoyt Ave	0.49mi	3/1.0 (+1)	960 (0%)	1mo	$121,000	$126	71
3847 Hoyt Ave	0.36mi	2/1.0	912 (-5%)	6mo	$75,000	$82	70
4648 Brookville Rd	0.36mi	3/2.0 (+1)	936 (-2%)	3mo	$189,900	$203	68
545 Dayton Ave	0.26mi	3/1.0 (+1)	896 (-7%)	6mo	$101,000	$113	67
3919 Spann Ave	0.25mi	2/1.0	864 (-10%)	10mo	$74,000	$86	64
3909 Hoyt Ave	0.32mi	2/1.0	864 (-10%)	7mo	$120,000	$139	63
1214 S Grant Ave	0.70mi	3/1.0 (+1)	971 (+1%)	1mo	$215,000	$221	60
1159 S Bradley Ave	0.69mi	3/1.0 (+1)	936 (-2%)	1mo	$86,000	$92	58
515 Clyde Ave	0.53mi	2/1.0	864 (-10%)	3mo	$132,000	$153	56
3780 E Pleasant Run Parkway North Dr	0.59mi	3/1.0 (+1)	1,026 (+7%)	3mo	$136,000	$133	53
3906 Fletcher Ave	0.28mi	2/1.5	1,104 (+15%)	10mo	$184,000	$167	52
4721 E Morris St	0.63mi	2/1.0	840 (-12%)	9mo	$165,000	$196	42

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: 1.3%
• Equity multiple: 1.05×
• Total profit: $1,595
• Equity at exit: $16,386

10-year hold

• IRR: 14.6%
• Equity multiple: 2.40×
• Total profit: $43,060
• Equity at exit: $9,502

Cash invested: $30,772 (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 46201

• Home prices YoY: -33.9%
• Rents YoY: 7.3%
• Active inventory: 480
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,158 high
• Mortgage (P&I): −$576
• Tax from tax record: −$70 /mo · $836/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $223

Break-even live

Break-even rent $876

Max offer price $109,900

Occupancy floor 76%

Sensitivity live

Price	-10% $285	-5% $254	+0% $223	+5% $192	+10% $161
Rent	-10% $131	-5% $177	+0% $223	+5% $269	+10% $314
Rate	-1.0pp $278	-0.5pp $251	base $223	+0.5pp $194	+1.0pp $165

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3906 Hoyt Ave Indianapolis, IN	2.0	1.0	912	$1,250	$1.37	8d	1	0.29mi
528 S Bosart Ave Indianapolis, IN	3.0	1.0	720	$1,305	$1.81	44d	1	0.31mi
750 S Dequincy St Indianapolis, IN	3.0	1.5	936	$1,500	$1.60	44d	1	0.47mi
3706 Hoyt Ave Indianapolis, IN	3.0	1.0	960	$1,500	$1.56	14d	1	0.48mi
3702 Hoyt Ave Indianapolis, IN	3.0	2.0	960	$1,500	$1.56	14d	1	0.48mi
4919 Orion Ave Indianapolis, IN	2.0	1.0	766	$875	$1.14	44d	1	0.59mi
37 S Sherman Dr Indianapolis, IN	1.0	1.0	700	$800	$1.14	24d	1	0.67mi
4214 E Washington St Indianapolis, IN	3.0	2.0	961	$1,195	$1.24	8d	1	0.67mi
4114 E Washington St Indianapolis, IN	2.0	1.0	909	$1,100	$1.21	45d	1	0.68mi
4741 E Washington St Indianapolis, IN	1.0	1.0	700	$950	$1.36	22d	1	0.72mi
5131 E Burgess Ave Indianapolis, IN	2.0	1.0	816	$1,100	$1.35	44d	1	0.74mi
4815 E Washington St Unit 4815-10 Indianapolis, IN	1.0	1.0	600	$950	$1.58	22d	1	0.76mi
4815 E Washington St Unit 4815-04 Indianapolis, IN	1.0	1.0	600	$895	$1.49	44d	1	0.76mi
4815 E Washington St Unit 4815-12 Indianapolis, IN	1.0	1.0	700	$950	$1.36	44d	1	0.76mi
4831 E Washington St Unit 4 Indianapolis, IN	2.0	2.0	1000	$995	$0.99	24d	1	0.77mi
270 S Lasalle St Indianapolis, IN	3.0	2.0	562	$1,329	$2.36	8d	1	0.82mi
4926 E Washington St Apt 5 Indianapolis, IN	1.0	1.0	700	$895	$1.28	44d	1	0.85mi
340 S Dearborn St Indianapolis, IN	2.0	1.0	873	$1,180	$1.35	24d	1	0.85mi
37 S Tuxedo St Indianapolis, IN	3.0	1.0	950	$1,150	$1.21	44d	1	0.88mi
3441 Prospect St Indianapolis, IN	2.0	1.0	1008	$1,500	$1.49	24d	1	0.89mi
3441 Prospect St Indianapolis, IN	2.0	1.0	1008	$1,700	$1.69	45d	1	0.89mi
301 S Gray St Indianapolis, IN	2.0	1.0	841	$1,025	$1.22	24d	1	0.91mi
25 S Emerson Ave Indianapolis, IN	1.0	1.0	710	$649	$0.91	44d	1	0.92mi
3518 Terrace Ave Indianapolis, IN	3.0	1.0	864	$1,300	$1.50	44d	1	0.95mi
83 N Ewing St Unit 83 Indianapolis, IN	3.0	1.0	1016	$1,199	$1.18	44d	1	0.95mi
3022 English Ave Unit 3022 Indianapolis, IN	2.0	1.0	600	$650	$1.08	44d	1	0.97mi
3622 E New York St Indianapolis, IN	2.0	1.0	805	$995	$1.24	44d	1	0.98mi
412 N Bradley Ave Unit 3 Indianapolis, IN	2.0	1.0	700	$950	$1.36	24d	1	1.00mi
28 S Dearborn St Unit A Indianapolis, IN	3.0	1.0	1100	$1,400	$1.27	11d	1	1.00mi
5143 E Washington St Apt 101 Indianapolis, IN	1.0	1.0	600	$800	$1.33	44d	1	1.01mi
5143 E Washington St Apt 102 Indianapolis, IN	1.0	1.0	630	$850	$1.35	44d	1	1.01mi
4 N Butler Ave Unit 8 Indianapolis, IN	2.0	1.0	850	$800	$0.94	44d	1	1.06mi
4 N Butler Ave Unit 11 Indianapolis, IN	2.0	1.0	850	$750	$0.88	5d	1	1.06mi
521 N Gladstone Ave Indianapolis, IN	1.0	1.0	816	$1,100	$1.35	21d	1	1.07mi
521 N Gladstone Ave Unit B Indianapolis, IN	1.0	1.0	816	$900	$1.10	8d	1	1.07mi
350 S Oxford St Indianapolis, IN	3.0	1.0	826	$1,300	$1.57	44d	1	1.10mi
5230 E Washington St Indianapolis, IN	1.0	1.0	463	$819	$1.77	11d	6	1.11mi
5230 E Washington St Indianapolis, IN	1.0	1.0	463	$804	$1.74	3d	6	1.11mi
622 N Linwood Ave Indianapolis, IN	3.0	2.0	985	$1,299	$1.32	44d	1	1.12mi
323 S Rural St Indianapolis, IN	3.0	1.5	1090	$1,050	$0.96	44d	1	1.14mi

Listing history 5 events

1. 2026-05-19
   listed $109,900 Active
2. 2007-05-10
   soldstatus $68,500 419-char remark

   Show marketing remark (419 chars)

   GREAT STARTER HOME! COME SEE THIS NEWLY REMODELED 3BR BUNGALOW ACROSS FROM CHRISTIAN PARK. THIS HOME FEATURES: CORNER LOT, LG COVERED FRONT PORCH,FULL BSMT, ARCHED DOORWAYS, LOTS OF CABINET/STORAGE SPACE AND KITCHEN W/ BUILT-IN CORNER HUTCH . UPDATES INCLUDE: UPDATED KITCHEN AND BATH, NEW LIGHT FIXTURES, FRESH INTERIOR PAINT, NEW CARPET/VINYL FLOORING, NEW A/C PLUS MUCH MORE. HOME IS VACANT, EZ SHOW, BROKER/OWNER.

3. 2007-02-05
   listed $69,900 419-char remark

   Show marketing remark (419 chars)

   GREAT STARTER HOME! COME SEE THIS NEWLY REMODELED 3BR BUNGALOW ACROSS FROM CHRISTIAN PARK. THIS HOME FEATURES: CORNER LOT, LG COVERED FRONT PORCH,FULL BSMT, ARCHED DOORWAYS, LOTS OF CABINET/STORAGE SPACE AND KITCHEN W/ BUILT-IN CORNER HUTCH . UPDATES INCLUDE: UPDATED KITCHEN AND BATH, NEW LIGHT FIXTURES, FRESH INTERIOR PAINT, NEW CARPET/VINYL FLOORING, NEW A/C PLUS MUCH MORE. HOME IS VACANT, EZ SHOW, BROKER/OWNER.

4. 2002-10-24
   historical
5. 2002-04-24
   listed $64,900

ⓘ 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: $836 · $70/mo
• Projected year-2 tax: $885 · $74/mo
• Expected delta: +$49/yr (+$4/mo · 5.8%)

ⓘ 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 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,893
• − Mortgage interest: −$6,156
• − Property taxes: −$836
• − Insurance: −$550
• − Repairs & maintenance: −$1,111
• − Management: −$1,111
• − Depreciation: −$3,197
• Taxable income: $931
• Est. tax owed @ 24.0%: −$223
• After-tax cash flow: $2,450/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

+69.3% since first listed

5 events — show timeline

• 2026-05-19 Listed $109,900 MIBOR as Distributed by MLS Grid
• 2007-05-10 Sold (MLS) $68,500 MIBOR as Distributed by MLS Grid
• 2007-02-05 Listed $69,900 MIBOR as Distributed by MLS Grid
• 2002-10-24 Listing Removed — MIBOR as Distributed by MLS Grid
• 2002-04-24 Listed $64,900 MIBOR as Distributed by MLS Grid

Property tax history

-1.8%/yr

Latest (2025): $836 · +11.2% YoY. Source: county tax records.