533 Lynn St · Indianapolis city (balance), IN 46222

$130,000

4 bd · 1.0 ba · 1,104 sqft · SingleFamily public records · 136 Days on market

Built 1970 8,407 sqft lot $118/sqft · 17% above area Est $111k · 17% over

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Why this score? — see what drove the D+ 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 +25.4/30.0
• DSCR +8.4/10.0
• 1% rule +6.7/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3-bedroom, 1-bath home. Located on the west side of Indianapolis, it offers easy access to nearby parks, schools, and major roads. The layout is functional and tenant-friendly, with low-maintenance finishes throughout. A great fit for investors seeking steady returns.

Key facts

• Easy access to parks
• 8,407 sq ft lot
• 2 garage spots

Tags

• EASY ACCESS TO PARKS
• EASY ACCESS TO SCHOOLS
• EASY ACCESS TO MAJOR ROADS

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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 D — 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 (+2.5%/yr); 170 active listings in the ZIP; 18 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).
• This rent runs 36% of the median local income ($51k/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 $899 of loan paydown is wiped out by about $4k 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 136 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 1.17% ✓
• Cap rate: 9.04%
• Cash-on-cash: 9.81%
• DSCR: 1.44
• GRM: 7.1

CMA / ARV

• ARV (median comp): $111,275
• List price: $130,000
• Delta: 16.83%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
553 N Traub Ave	0.06mi	3/1.5 (-1)	1,073 (-3%)	13mo	$130,000	$121	75
517 N Sheffield Ave	0.18mi	3/2.0 (-1)	1,178 (+7%)	2mo	$100,000	$85	70
314 N Reisner St	0.33mi	3/1.0 (-1)	1,158 (+5%)	11mo	$85,000	$73	62
940 N Holmes Ave	0.64mi	3/1.0 (-1)	1,124 (+2%)	15mo	$106,120	$94	50
1201 N Mount St	0.72mi	3/2.0 (-1)	1,158 (+5%)	1mo	$229,000	$198	49
1133 N Tremont St	0.62mi	3/1.0 (-1)	1,032 (-6%)	10mo	$80,000	$78	46
945 N Sheffield Ave	0.35mi	4/2.0	1,268 (+15%)	12mo	$80,000	$63	44
1163 N Mount St	0.70mi	3/2.0 (-1)	1,201 (+9%)	2mo	$233,000	$194	42
1014 N Sheffield Ave	0.44mi	3/2.0 (-1)	952 (-14%)	8mo	$173,000	$182	42
915 Haugh St	0.72mi	4/2.0	1,150 (+4%)	21mo	$189,900	$165	38
1024 N Belleview Pl	0.60mi	3/1.5 (-1)	1,018 (-8%)	18mo	$115,000	$113	37
109 S Traub Ave	0.72mi	3/2.5 (-1)	1,210 (+10%)	22mo	$140,000	$116	21

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 · 2.46% rent growth · sell at horizon

5-year hold

• IRR: -2.1%
• Equity multiple: 0.92×
• Total profit: $-2,904
• Equity at exit: $19,383

10-year hold

• IRR: 7.0%
• Equity multiple: 1.51×
• Total profit: $18,652
• Equity at exit: $11,240

Cash invested: $36,400 (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 46222

• Home prices YoY: -16.7%
• Rents YoY: 2.5%
• Active inventory: 170
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,516 high
• Mortgage (P&I): −$682
• Tax from tax record: −$164 /mo · $1,964/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $298

Break-even live

Break-even rent $1,139

Max offer price $130,000

Occupancy floor 75%

Sensitivity live

Price	-10% $371	-5% $334	+0% $298	+5% $261	+10% $224
Rent	-10% $178	-5% $238	+0% $298	+5% $357	+10% $417
Rate	-1.0pp $363	-0.5pp $331	base $298	+0.5pp $264	+1.0pp $230

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
525 N Belmont Ave Indianapolis, IN	3.0	1.0	912	$1,225	$1.34	24d	1	0.10mi
955 N Traub Ave Indianapolis, IN	3.0	2.0	1300	$1,449	$1.11	44d	1	0.30mi
1023 N Pershing Ave Indianapolis, IN	3.0	1.5	1182	$1,350	$1.14	24d	1	0.43mi
210 N Richland St Indianapolis, IN	4.0	2.0	1062	$1,625	$1.53	14d	1	0.48mi
1155 N Holmes Ave Indianapolis, IN	3.0	1.0	952	$2,800	$2.94	3d	1	0.76mi
240 N Warman Ave Indianapolis, IN	2.0–3.0	1.0–2.0	1052	$1,400	$1.33	20d	5	0.81mi
1201 Indiana Ave Indianapolis, IN	1.0–3.0	1.0–3.5	967	$2,404	$2.49	2d	36	1.01mi
1449 Montcalm St Indianapolis, IN	3.0	1.0	1300	$1,900	$1.46	44d	1	1.14mi
930 W 10th St Indianapolis, IN	1.0–4.0	1.0–4.0	874	$3,916	$4.48	4d	1	1.16mi
3531 Garden Ave Indianapolis, IN	3.0	1.0	1264	$1,200	$0.95	44d	1	1.32mi
3531 Garden Ave Indianapolis, IN	3.0	1.0	1264	$1,200	$0.95	24d	1	1.32mi
936 Camp St Indianapolis, IN	3.0	2.0	1334	$2,800	$2.10	4d	1	1.32mi
1920 Sugar Grove Ave Indianapolis, IN	3.0	1.5	1378	$1,175	$0.85	3d	1	1.33mi
925 N Somerset Ave Indianapolis, IN	3.0	1.0	1061	$1,300	$1.23	8d	1	1.43mi
2011 N Kessler Boulevard Dr Indianapolis, IN	3.0	1.0	888	$1,375	$1.55	24d	1	1.48mi
1226 Doctor Martin Luther King Junior St Indianapolis, IN	1.0–3.0	1.0–3.5	1067	$2,285	$2.14	2d	10	1.49mi
1135 W 21st St Indianapolis, IN	3.0	2.0	1296	$1,495	$1.15	24d	1	1.49mi
1133 W 21st St Indianapolis, IN	3.0	2.0	1296	$1,495	$1.15	24d	1	1.49mi

Listing history 23 events

1. 2026-06-18
   days on market $130,000 Active 136 DOM
2. 2026-06-17
   days on market $130,000 Active 135 DOM
3. 2026-06-16
   days on market $130,000 Active 134 DOM
4. 2026-06-15
   days on market $130,000 Active 133 DOM
5. 2026-06-13
   days on market $130,000 Active 131 DOM
6. 2026-06-13
   days on market $130,000 Active 130 DOM
7. 2026-06-09
   days on market $130,000 Active 127 DOM
8. 2026-06-08
   days on market $130,000 Active 126 DOM
9. 2026-06-07
   days on market $130,000 Active 125 DOM
10. 2026-06-03
    days on market $130,000 Active 121 DOM
11. 2026-06-02
    days on market $130,000 Active 120 DOM
12. 2026-06-01
    days on market $130,000 Active 119 DOM
13. 2026-05-31
    days on market $130,000 Active 118 DOM
14. 2026-05-15
    status Active 273-char remark

    Show marketing remark (273 chars)

    This 3-bedroom, 1-bath home. Located on the west side of Indianapolis, it offers easy access to nearby parks, schools, and major roads. The layout is functional and tenant-friendly, with low-maintenance finishes throughout. A great fit for investors seeking steady returns.

15. 2026-04-21
    status Pending 273-char remark

    Show marketing remark (273 chars)

    This 3-bedroom, 1-bath home. Located on the west side of Indianapolis, it offers easy access to nearby parks, schools, and major roads. The layout is functional and tenant-friendly, with low-maintenance finishes throughout. A great fit for investors seeking steady returns.

16. 2026-04-15
    price $130,000 273-char remark

    Show marketing remark (273 chars)

    This 3-bedroom, 1-bath home. Located on the west side of Indianapolis, it offers easy access to nearby parks, schools, and major roads. The layout is functional and tenant-friendly, with low-maintenance finishes throughout. A great fit for investors seeking steady returns.

17. 2026-01-09
    listed $140,000 Active 273-char remark

    Show marketing remark (273 chars)

    This 3-bedroom, 1-bath home. Located on the west side of Indianapolis, it offers easy access to nearby parks, schools, and major roads. The layout is functional and tenant-friendly, with low-maintenance finishes throughout. A great fit for investors seeking steady returns.

18. 2025-10-01
    historical
19. 2025-08-23
    price $130,000
20. 2025-07-17
    listed $140,000 Active
21. 2025-06-30
    historical
22. 2024-06-18
    listed $145,000 Active
23. 2022-02-24
    price $1,032

ⓘ 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: $1,964 · $164/mo
• Projected year-2 tax: $1,964 · $164/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) · 75% 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 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: $18,186
• − Mortgage interest: −$7,282
• − Property taxes: −$1,964
• − Insurance: −$650
• − Repairs & maintenance: −$1,455
• − Management: −$1,455
• − Depreciation: −$3,782
• Taxable income: $1,598
• Est. tax owed @ 24.0%: −$384
• After-tax cash flow: $3,188/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): 38,887
• Household income: $50,783
• Rent vs Own: 51.7% rent · 48.3% own
• Severe rent burden: 1750.0

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: White 32% Black 30% Hispanic / Latino 30% Two or more races 12% Asian 2%
• Hispanic origin (detail): Mexican 24% Puerto Rican 1%
• Common ancestry: Lithuanian 1% Iranian 1% Slovak 1%
• Foreign-born: 21% · Canada, Jamaica
• Languages at home: 67% English-only · Spanish 25% Other Indo-European 3% Arabic 2%

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: ▼ -75.47%
• Current HPI: 375.8479
• Rent YoY: ▲ 2.46%
• 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

+12496.9% since first listed

10 events — show timeline

• 2026-05-15 Relisted — MIBOR as Distributed by MLS Grid
• 2026-04-21 Pending — MIBOR as Distributed by MLS Grid
• 2026-04-15 Price Changed $130,000 MIBOR as Distributed by MLS Grid
• 2026-01-09 Listed $140,000 MIBOR as Distributed by MLS Grid
• 2025-10-01 Listing Removed — MIBOR as Distributed by MLS Grid
• 2025-08-23 Price Changed $130,000 MIBOR as Distributed by MLS Grid
• 2025-07-17 Listed $140,000 MIBOR as Distributed by MLS Grid
• 2025-06-30 Listing Removed — MIBOR as Distributed by MLS Grid
• 2024-06-18 Listed $145,000 MIBOR as Distributed by MLS Grid
• 2022-02-24 Price Changed $1,032 RENT.

Property tax history

+26.6%/yr

Latest (2025): $1,964 · +9.8% YoY. Source: county tax records.