2615 Shelby St · Indianapolis city (balance), IN 46203

$140,000

3 bd · 1.0 ba · 1,738 sqft · SingleFamily public records · 174 Days on market

Built 2006 4,879 sqft lot $81/sqft · 9% below area Est $229k · 39% 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 +17.2/30.0
• ARV discount +15.0/15.0
• 1% rule +6.3/10.0
• DSCR +5.4/10.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 2-bedroom, 1-bath home just seconds away from Garfield Park, local dining, and shopping. A truly prime location that offers both convenience and community. As you step inside, you're greeted by a beautiful open staircase, LVP flooring throughout, and large windows that fill the home with natural light from every angle. The inviting layout flows into a spacious dining area featuring two ornate built-in shelving units with stunning original woodwork-an elegant nod to the home's classic character. The kitchen offers a clean, updated feel with stainless steel appliances, white cabinetry, and plenty of space for cooking and everyday living. Outside, enjoy a fully fenced backyard with access to a 1-car garage, perfect for parking, hobbies, or additional storage. With its blend of charm, updates, and an unbeatable location, this Garfield Park gem is ready to welcome its next owner. Schedule your showing today! Seller willing to buy down rate with preferred lender.

Key facts

• Open staircase
• Original woodwork
• Prime location

Tags

• PRIME LOCATION
• OPEN STAIRCASE
• BUILT-IN SHELVING UNITS
• ORIGINAL WOODWORK
• STAINLESS STEEL APPLIANCES
• FULLY FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $99 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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 (+2.9%/yr); 493 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).
• This rent runs 33% of the median local income ($57k/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 $968 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 174 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 6y ago; this cycle's ask has dropped $39k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price.

Recommended offer $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 174 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
6. 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.
7. 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: 1.13% ✓
• Cap rate: 7.14%
• Cash-on-cash: 3.04%
• DSCR: 1.14
• GRM: 7.3

CMA / ARV

• ARV (median comp): $229,092
• List price: $140,000
• Delta: -38.89%
• 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
2658 Allen Ave	0.30mi	2/1.0 (-1)	1,696 (-2%)	0mo	$210,000	$124	77
1015 E Bradbury Ave	0.33mi	2/1.5 (-1)	1,896 (+9%)	2mo	$289,000	$152	61
1616 Walker Ave	0.48mi	3/2.0	1,862 (+7%)	3mo	$185,000	$99	59
1629 Hoefgen St	0.45mi	3/2.0	1,904 (+10%)	0mo	$160,000	$84	59
1513 Finley Ave	0.36mi	3/2.0	1,522 (-12%)	1mo	$66,000	$43	58
1601 Hoefgen St	0.40mi	2/1.0 (-1)	1,920 (+10%)	3mo	$124,900	$65	56
1015 Cameron St	0.34mi	3/2.0	1,970 (+13%)	2mo	$275,000	$140	56
2125 S Garfield Dr	0.67mi	3/2.5	1,820 (+5%)	0mo	$285,000	$157	55
2145 Singleton St	0.73mi	3/1.0	1,869 (+8%)	1mo	$152,000	$81	52
324 E Southern Ave	0.60mi	2/2.0 (-1)	1,632 (-6%)	2mo	$199,900	$122	51
2653 S Randolph St	0.74mi	2/1.0 (-1)	1,824 (+5%)	5mo	$92,000	$50	48
1525 Bacon St	0.69mi	4/2.0 (+1)	1,596 (-8%)	4mo	$101,500	$64	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 · 2.88% rent growth · sell at horizon

5-year hold

• IRR: -11.6%
• Equity multiple: 0.58×
• Total profit: $-16,421
• Equity at exit: $20,874

10-year hold

• IRR: -2.4%
• Equity multiple: 0.84×
• Total profit: $-6,382
• Equity at exit: $12,105

Cash invested: $39,200 (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 46203

• Home prices YoY: -26.7%
• Rents YoY: 2.9%
• Active inventory: 493
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,589 high
• Mortgage (P&I): −$734
• Tax from tax record: −$364 /mo · $4,362/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $99

Break-even live

Break-even rent $1,463

Max offer price $140,000

Occupancy floor 89%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1628 Cruft St Indianapolis, IN	3.0	2.0	1992	$1,495	$0.75	43d	1	0.40mi
1546 E Bradbury Ave Indianapolis, IN	2.0	1.5	2066	$1,500	$0.73	43d	1	0.45mi
1011 E Raymond St Indianapolis, IN	2.0	2.0	1100	$1,350	$1.23	23d	1	0.52mi
1528 E Tabor St Indianapolis, IN	3.0	1.5	2200	$1,550	$0.70	14d	1	0.56mi
2806 Dietz St Indianapolis, IN	4.0	1.5	1200	$1,345	$1.12	23d	1	0.60mi
2770 South East St Unit 302 Indianapolis, IN	3.0	2.0	1158	$1,015	$0.88	2d	1	0.61mi
2770 S East St Apt 103 Indianapolis, IN	3.0	2.0	1190	$1,045	$0.88	14d	1	0.61mi
2760 S East St Indianapolis, IN	2.0–3.0	2.0	1072	$1,045	$0.97	3d	3	0.63mi
1621 Knox St Indianapolis, IN	4.0	2.0	1411	$930	$0.66	4d	1	0.69mi
2020 Boyd Ave Indianapolis, IN	3.0	1.5	1160	$1,450	$1.25	23d	1	0.70mi
2018 Boyd Ave Indianapolis, IN	3.0	1.5	1160	$1,350	$1.16	43d	1	0.70mi
2109 Singleton St Indianapolis, IN	3.0	2.0	1340	$2,100	$1.57	7d	1	0.79mi
3311 Linden St Indianapolis, IN	3.0	1.0	1056	$1,150	$1.09	43d	1	0.82mi
1861 Barth Ave Unit 1861 Indianapolis, IN	2.0	1.0	1300	$1,600	$1.23	23d	1	0.85mi
3319 Olive St Indianapolis, IN	3.0	2.0	1588	$1,450	$0.91	23d	1	0.86mi
3334 Laurel St Indianapolis, IN	3.0	1.0	1068	$1,200	$1.12	20d	1	0.88mi
1258 E Naomi St Indianapolis, IN	3.0	2.0	1608	$1,450	$0.90	7d	1	0.89mi
110 Pennsylvania Ct Indianapolis, IN	3.0	2.0	1202	$1,700	$1.41	4d	1	0.90mi
620 E Beecher St Indianapolis, IN	3.0	2.0	1072	$1,639	$1.53	19d	1	0.93mi
1835 Applegate St Indianapolis, IN	4.0	3.0	2024	$2,300	$1.14	43d	1	0.96mi
1833 Orleans St Unit 1 Indianapolis, IN	3.0	1.0	1260	$1,350	$1.07	43d	1	0.98mi
1742 Thaddeus St Unit 1742-A Indianapolis, IN	3.0	2.0	1350	$1,600	$1.19	13d	1	0.99mi
438 E Beecher St Indianapolis, IN	3.0	2.5	1500	$1,450	$0.97	23d	1	1.00mi
1830 Orleans St Indianapolis, IN	3.0	2.5	1586	$1,995	$1.26	43d	1	1.00mi
1729 Thaddeus St Unit 1729-B Indianapolis, IN	3.0	2.0	1350	$1,600	$1.19	13d	1	1.02mi
2283 Union St Indianapolis, IN	3.0	2.0	1824	$1,820	$1.00	23d	1	1.04mi
1641 Iowa St Indianapolis, IN	3.0	3.0	1938	$1,900	$0.98	23d	1	1.06mi
3216 Brill Rd Indianapolis, IN	3.0	2.0	1628	$1,646	$1.01	23d	1	1.10mi
3219 Keystone Lakes Way Indianapolis, IN	4.0	2.0	1986	$1,861	$0.94	23d	1	1.10mi
1602 Quill St Unit B Indianapolis, IN	3.0	2.0	1250	$1,650	$1.32	14d	1	1.18mi
1602 Quill St Unit B Indianapolis, IN	3.0	2.0	1250	$1,750	$1.40	43d	1	1.18mi
835 Weghorst St Unit 837 Indianapolis, IN	3.0	1.5	1500	$1,399	$0.93	23d	1	1.18mi
1543 S State Ave Indianapolis, IN	2.0	1.0	1086	$1,100	$1.01	7d	1	1.21mi
224 Iowa St Indianapolis, IN	3.0	1.0	1254	$1,450	$1.16	23d	1	1.21mi
1514 Ringgold Ave Indianapolis, IN	3.0	1.0	1064	$1,295	$1.22	43d	1	1.23mi
1619 S Randolph St Indianapolis, IN	3.0	1.0	2016	$1,195	$0.59	23d	1	1.26mi
752 Cottage Ave Indianapolis, IN	3.0	2.0	1548	$1,750	$1.13	14d	1	1.28mi
728 Cottage Ave Indianapolis, IN	3.0	2.5	1831	$2,550	$1.39	23d	1	1.29mi
1713 S Delaware St Indianapolis, IN	2.0	2.0	1785	$1,700	$0.95	43d	1	1.29mi
1439 South East St Indianapolis, IN	2.0	2.0	1114	$1,425	$1.28	20d	1	1.30mi

Listing history 21 events

1. 2026-05-05
   price $140,000 996-char remark

   Show marketing remark (996 chars)

   Welcome to this charming 2-bedroom, 1-bath home just seconds away from Garfield Park, local dining, and shopping. A truly prime location that offers both convenience and community. As you step inside, you're greeted by a beautiful open staircase, LVP flooring throughout, and large windows that fill the home with natural light from every angle. The inviting layout flows into a spacious dining area featuring two ornate built-in shelving units with stunning original woodwork-an elegant nod to the home's classic character. The kitchen offers a clean, updated feel with stainless steel appliances, white cabinetry, and plenty of space for cooking and everyday living. Outside, enjoy a fully fenced backyard with access to a 1-car garage, perfect for parking, hobbies, or additional storage. With its blend of charm, updates, and an unbeatable location, this Garfield Park gem is ready to welcome its next owner. Schedule your showing today! Seller willing to buy down rate with preferred lender.

2. 2026-04-17
   price $149,900 996-char remark

   Show marketing remark (996 chars)

   Welcome to this charming 2-bedroom, 1-bath home just seconds away from Garfield Park, local dining, and shopping. A truly prime location that offers both convenience and community. As you step inside, you're greeted by a beautiful open staircase, LVP flooring throughout, and large windows that fill the home with natural light from every angle. The inviting layout flows into a spacious dining area featuring two ornate built-in shelving units with stunning original woodwork-an elegant nod to the home's classic character. The kitchen offers a clean, updated feel with stainless steel appliances, white cabinetry, and plenty of space for cooking and everyday living. Outside, enjoy a fully fenced backyard with access to a 1-car garage, perfect for parking, hobbies, or additional storage. With its blend of charm, updates, and an unbeatable location, this Garfield Park gem is ready to welcome its next owner. Schedule your showing today! Seller willing to buy down rate with preferred lender.

3. 2026-03-23
   price $154,900 996-char remark

   Show marketing remark (996 chars)

   Welcome to this charming 2-bedroom, 1-bath home just seconds away from Garfield Park, local dining, and shopping. A truly prime location that offers both convenience and community. As you step inside, you're greeted by a beautiful open staircase, LVP flooring throughout, and large windows that fill the home with natural light from every angle. The inviting layout flows into a spacious dining area featuring two ornate built-in shelving units with stunning original woodwork-an elegant nod to the home's classic character. The kitchen offers a clean, updated feel with stainless steel appliances, white cabinetry, and plenty of space for cooking and everyday living. Outside, enjoy a fully fenced backyard with access to a 1-car garage, perfect for parking, hobbies, or additional storage. With its blend of charm, updates, and an unbeatable location, this Garfield Park gem is ready to welcome its next owner. Schedule your showing today! Seller willing to buy down rate with preferred lender.

4. 2026-03-10
   price $159,900 996-char remark

   Show marketing remark (996 chars)

   Welcome to this charming 2-bedroom, 1-bath home just seconds away from Garfield Park, local dining, and shopping. A truly prime location that offers both convenience and community. As you step inside, you're greeted by a beautiful open staircase, LVP flooring throughout, and large windows that fill the home with natural light from every angle. The inviting layout flows into a spacious dining area featuring two ornate built-in shelving units with stunning original woodwork-an elegant nod to the home's classic character. The kitchen offers a clean, updated feel with stainless steel appliances, white cabinetry, and plenty of space for cooking and everyday living. Outside, enjoy a fully fenced backyard with access to a 1-car garage, perfect for parking, hobbies, or additional storage. With its blend of charm, updates, and an unbeatable location, this Garfield Park gem is ready to welcome its next owner. Schedule your showing today! Seller willing to buy down rate with preferred lender.

5. 2026-02-24
   price $160,000 996-char remark

   Show marketing remark (996 chars)

   Welcome to this charming 2-bedroom, 1-bath home just seconds away from Garfield Park, local dining, and shopping. A truly prime location that offers both convenience and community. As you step inside, you're greeted by a beautiful open staircase, LVP flooring throughout, and large windows that fill the home with natural light from every angle. The inviting layout flows into a spacious dining area featuring two ornate built-in shelving units with stunning original woodwork-an elegant nod to the home's classic character. The kitchen offers a clean, updated feel with stainless steel appliances, white cabinetry, and plenty of space for cooking and everyday living. Outside, enjoy a fully fenced backyard with access to a 1-car garage, perfect for parking, hobbies, or additional storage. With its blend of charm, updates, and an unbeatable location, this Garfield Park gem is ready to welcome its next owner. Schedule your showing today! Seller willing to buy down rate with preferred lender.

6. 2026-01-16
   price $169,900 996-char remark

   Show marketing remark (996 chars)

   Welcome to this charming 2-bedroom, 1-bath home just seconds away from Garfield Park, local dining, and shopping. A truly prime location that offers both convenience and community. As you step inside, you're greeted by a beautiful open staircase, LVP flooring throughout, and large windows that fill the home with natural light from every angle. The inviting layout flows into a spacious dining area featuring two ornate built-in shelving units with stunning original woodwork-an elegant nod to the home's classic character. The kitchen offers a clean, updated feel with stainless steel appliances, white cabinetry, and plenty of space for cooking and everyday living. Outside, enjoy a fully fenced backyard with access to a 1-car garage, perfect for parking, hobbies, or additional storage. With its blend of charm, updates, and an unbeatable location, this Garfield Park gem is ready to welcome its next owner. Schedule your showing today! Seller willing to buy down rate with preferred lender.

7. 2026-01-05
   price $174,900 996-char remark

   Show marketing remark (996 chars)

   Welcome to this charming 2-bedroom, 1-bath home just seconds away from Garfield Park, local dining, and shopping. A truly prime location that offers both convenience and community. As you step inside, you're greeted by a beautiful open staircase, LVP flooring throughout, and large windows that fill the home with natural light from every angle. The inviting layout flows into a spacious dining area featuring two ornate built-in shelving units with stunning original woodwork-an elegant nod to the home's classic character. The kitchen offers a clean, updated feel with stainless steel appliances, white cabinetry, and plenty of space for cooking and everyday living. Outside, enjoy a fully fenced backyard with access to a 1-car garage, perfect for parking, hobbies, or additional storage. With its blend of charm, updates, and an unbeatable location, this Garfield Park gem is ready to welcome its next owner. Schedule your showing today! Seller willing to buy down rate with preferred lender.

8. 2025-12-04
   status Active 996-char remark

   Show marketing remark (996 chars)

   Welcome to this charming 2-bedroom, 1-bath home just seconds away from Garfield Park, local dining, and shopping. A truly prime location that offers both convenience and community. As you step inside, you're greeted by a beautiful open staircase, LVP flooring throughout, and large windows that fill the home with natural light from every angle. The inviting layout flows into a spacious dining area featuring two ornate built-in shelving units with stunning original woodwork-an elegant nod to the home's classic character. The kitchen offers a clean, updated feel with stainless steel appliances, white cabinetry, and plenty of space for cooking and everyday living. Outside, enjoy a fully fenced backyard with access to a 1-car garage, perfect for parking, hobbies, or additional storage. With its blend of charm, updates, and an unbeatable location, this Garfield Park gem is ready to welcome its next owner. Schedule your showing today! Seller willing to buy down rate with preferred lender.

9. 2025-12-04
   listed $179,000 Active 996-char remark

   Show marketing remark (996 chars)

   Welcome to this charming 2-bedroom, 1-bath home just seconds away from Garfield Park, local dining, and shopping. A truly prime location that offers both convenience and community. As you step inside, you're greeted by a beautiful open staircase, LVP flooring throughout, and large windows that fill the home with natural light from every angle. The inviting layout flows into a spacious dining area featuring two ornate built-in shelving units with stunning original woodwork-an elegant nod to the home's classic character. The kitchen offers a clean, updated feel with stainless steel appliances, white cabinetry, and plenty of space for cooking and everyday living. Outside, enjoy a fully fenced backyard with access to a 1-car garage, perfect for parking, hobbies, or additional storage. With its blend of charm, updates, and an unbeatable location, this Garfield Park gem is ready to welcome its next owner. Schedule your showing today! Seller willing to buy down rate with preferred lender.

10. 2025-12-04
    price $179,000 996-char remark

    Show marketing remark (996 chars)

    Welcome to this charming 2-bedroom, 1-bath home just seconds away from Garfield Park, local dining, and shopping. A truly prime location that offers both convenience and community. As you step inside, you're greeted by a beautiful open staircase, LVP flooring throughout, and large windows that fill the home with natural light from every angle. The inviting layout flows into a spacious dining area featuring two ornate built-in shelving units with stunning original woodwork-an elegant nod to the home's classic character. The kitchen offers a clean, updated feel with stainless steel appliances, white cabinetry, and plenty of space for cooking and everyday living. Outside, enjoy a fully fenced backyard with access to a 1-car garage, perfect for parking, hobbies, or additional storage. With its blend of charm, updates, and an unbeatable location, this Garfield Park gem is ready to welcome its next owner. Schedule your showing today! Seller willing to buy down rate with preferred lender.

11. 2025-11-26
    historical $1,400
12. 2025-11-21
    historical
13. 2025-10-17
    listed $1,400
14. 2025-08-19
    listed $190,000 Active
15. 2021-04-16
    soldstatus $147,000
16. 2021-02-26
    listed $147,000
17. 2020-11-04
    historical
18. 2020-10-12
    status Pending
19. 2020-10-09
    status Active
20. 2020-09-28
    status Pending
21. 2020-09-24
    listed $89,900 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: $4,362 · $364/mo
• Projected year-2 tax: $4,362 · $364/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 · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $19,067
• − Mortgage interest: −$7,842
• − Property taxes: −$4,362
• − Insurance: −$700
• − Repairs & maintenance: −$1,525
• − Management: −$1,525
• − Depreciation: −$4,073
• Taxable loss: −$961
• Est. tax savings @ 24.0%: +$231
• After-tax cash flow: $1,421/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): 37,758
• Household income: $57,393
• Rent vs Own: 42.2% rent · 57.8% own
• Severe rent burden: 1499.0

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: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 14% Black 12% Two or more races 8% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 12% Puerto Rican 1%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 8% · Canada
• Languages at home: 88% English-only · Spanish 10% 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: ▼ -127.37%
• Current HPI: 349.579
• Rent YoY: ▲ 2.88%
• 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

+55.7% since first listed

21 events — show timeline

• 2026-05-05 Price Changed $140,000 MIBOR as Distributed by MLS Grid
• 2026-04-17 Price Changed $149,900 MIBOR as Distributed by MLS Grid
• 2026-03-23 Price Changed $154,900 MIBOR as Distributed by MLS Grid
• 2026-03-10 Price Changed $159,900 MIBOR as Distributed by MLS Grid
• 2026-02-24 Price Changed $160,000 MIBOR as Distributed by MLS Grid
• 2026-01-16 Price Changed $169,900 MIBOR as Distributed by MLS Grid
• 2026-01-05 Price Changed $174,900 MIBOR as Distributed by MLS Grid
• 2025-12-04 Relisted — MIBOR as Distributed by MLS Grid
• 2025-12-04 Price Changed $179,000 MIBOR as Distributed by MLS Grid
• 2025-12-04 Listed $179,000 MIBOR as Distributed by MLS Grid
• 2025-11-26 Rental Removed $1,400 APPFOLIO
• 2025-11-21 Listing Removed — MIBOR as Distributed by MLS Grid
• 2025-10-17 Listed for Rent $1,400 APPFOLIO
• 2025-08-19 Listed $190,000 MIBOR as Distributed by MLS Grid
• 2021-04-16 Sold (MLS) $147,000 MIBOR as Distributed by MLS Grid
• 2021-02-26 Listed $147,000 MIBOR as Distributed by MLS Grid
• 2020-11-04 Listing Removed — MIBOR as Distributed by MLS Grid
• 2020-10-12 Pending — MIBOR as Distributed by MLS Grid
• 2020-10-09 Relisted — MIBOR as Distributed by MLS Grid
• 2020-09-28 Pending — MIBOR as Distributed by MLS Grid
• 2020-09-24 Listed $89,900 MIBOR as Distributed by MLS Grid

Property tax history

+17.0%/yr

Latest (2025): $4,362 · +12.5% YoY. Source: county tax records.