4072 Arborcrest Dr · Indianapolis city (balance), IN 46226

$135,000

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 2 Days on market

Built 1962 7,275 sqft lot Est $140k · at est.

---

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 +20.2/30.0
• ARV discount +9.1/15.0
• DSCR +6.4/10.0
• 1% rule +5.2/10.0
• Rent growth +4.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3BD/1BA ranch. Large living room and a nice eat-in kitchen! Spacious back yard that is fully fenced-in with a mini-barn. Located close to I-465 and 70.

Key facts

• Well maintained home
• Updated blinds
• New oven

Tags

• UPDATED BLINDS
• NEW REFRIGERATOR
• NEW OVEN
• FUNCTIONAL LAYOUT
• CLEAN MODERN UPDATES
• WELL MAINTAINED HOME

Property features AI

Finance

• Other: Property sits on about 0.17 acres (< 1/4 acre)

Exterior

• Parking: Attached garage (1-car, approximately 288 sq ft)
• Utilities: Public water; Municipal sewer connected; Electricity connected; Natural gas connected
• Home design: Single-family residence; One level
• Construction: Aluminum siding; Slab foundation
• Exterior features: Front porch; Mini barn; Full yard fencing

Interior

• Kitchen: Eat-in kitchen; Gas water heater
• Bedrooms: Three bedrooms on the main level (examples of room sizes: 12x10, 12x9, 10x9)
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Attic access; Eat-in kitchen
• Laundry & utility: Natural gas heating (forced air)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $171 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Cap rate 7.8% 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 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 (+6.8%/yr); 153 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 ($50k/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 $933 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.
• At projected returns (-3.0% appreciation + 6.8% rent growth), your $38k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 26y 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 $53k; list at $135k implies a 155% gain — meaningful room to come down on a strong offer.

Recommended offer $135,000

Questions for the listing agent

1. Built in 1962 — 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: 1.02% ✓
• Cap rate: 7.82%
• Cash-on-cash: 5.44%
• DSCR: 1.24
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $139,968
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8246 E 41st Pl	0.09mi	3/1.0	864 (0%)	1mo	$120,500	$139	96
8340 E 41st Pl	0.15mi	3/1.0	864 (0%)	1mo	$140,000	$162	92
3965 Alsace Pl	0.20mi	3/1.0	864 (0%)	9mo	$189,000	$219	83
8242 E 42nd St	0.14mi	3/1.5	936 (+8%)	2mo	$165,000	$176	76
8508 Georgiana Ln	0.39mi	3/1.0	864 (0%)	14mo	$150,000	$174	70
8442 Georgiana Ln	0.41mi	3/1.0	864 (0%)	19mo	$66,000	$76	65
4103 Aspen Way	0.17mi	3/1.0	936 (+8%)	16mo	$140,000	$150	65
8724 Montery Rd	0.47mi	3/1.0	925 (+7%)	2mo	$134,900	$146	65
3938 Biscayne Rd	0.53mi	3/1.0	925 (+7%)	1mo	$132,000	$143	63
3703 Dubarry Rd	0.65mi	3/1.0	925 (+7%)	13mo	$150,000	$162	47
8908 Elmonte Dr	0.63mi	3/1.0	925 (+7%)	16mo	$132,500	$143	46
8209 E 36th Pl	0.63mi	3/2.0	959 (+11%)	16mo	$191,000	$199	35

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 · 6.76% rent growth · sell at horizon

5-year hold

• IRR: -3.8%
• Equity multiple: 0.85×
• Total profit: $-5,541
• Equity at exit: $20,129

10-year hold

• IRR: 9.7%
• Equity multiple: 1.88×
• Total profit: $33,279
• Equity at exit: $11,672

Cash invested: $37,800 (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 46226

• Rents YoY: 6.8%
• Active inventory: 153
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,379 high
• Mortgage (P&I): −$708
• Tax from tax record: −$154 /mo · $1,850/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $171

Break-even live

Break-even rent $1,162

Max offer price $135,000

Occupancy floor 83%

Sensitivity live

Price	-10% $248	-5% $209	+0% $171	+5% $133	+10% $95
Rent	-10% $62	-5% $117	+0% $171	+5% $226	+10% $280
Rate	-1.0pp $239	-0.5pp $206	base $171	+0.5pp $136	+1.0pp $101

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4315 Aspen Way Indianapolis, IN	3.0	1.0	1080	$1,380	$1.28	45d	1	0.32mi
7925 Crossbridge Dr Indianapolis, IN	2.0	2.0	1072	$1,200	$1.12	45d	1	0.38mi
8124 E 37th Pl Indianapolis, IN	3.0	1.0	925	$1,350	$1.46	0d	1	0.45mi
7975 Red Mill Dr Indianapolis, IN	2.0	1.0	576	$975	$1.69	45d	1	0.47mi
8724 Montery Rd Indianapolis, IN	3.0	1.0	925	$1,500	$1.62	45d	1	0.48mi
3938 Biscayne Rd Indianapolis, IN	3.0	1.0	1000	$1,895	$1.90	4d	1	0.54mi
8862 Bel Air Ct Indianapolis, IN	3.0	1.0	1073	$1,264	$1.18	19d	1	0.63mi
3809 Biscayne Rd Indianapolis, IN	2.0	1.5	992	$1,020	$1.03	16d	1	0.63mi
9060 E 39th Pl Indianapolis, IN	1.0–2.0	1.0–1.5	820	$1,040	$1.27	25d	1	0.84mi
3631 Decamp Dr Indianapolis, IN	3.0	1.0	1000	$1,335	$1.33	25d	1	0.84mi
7838 Ridgewood Dr Indianapolis, IN	3.0	2.0	936	$1,540	$1.65	45d	1	1.11mi
7838 Ridgewood Dr Indianapolis, IN	3.0	2.0	936	$1,540	$1.65	25d	1	1.11mi
3775 Allerton Pl Indianapolis, IN	1.0–4.0	2.0	1068	$1,617	$1.51	15d	1	1.15mi
9438 Conried Dr Indianapolis, IN	3.0	1.0	1094	$1,445	$1.32	5d	1	1.15mi
9226 E 36th Pl Indianapolis, IN	3.0	1.0	1073	$1,250	$1.16	9d	1	1.19mi
3226 Wellington Ave Indianapolis, IN	3.0	1.0	900	$1,149	$1.28	12d	1	1.20mi
9519 Conried Dr Indianapolis, IN	3.0	1.0	925	$1,275	$1.38	0d	1	1.25mi
3900 N Shadeland Ave Indianapolis, IN	1.0–2.0	1.0	1070	$1,075	$1.00	4d	6	1.29mi
7171 Twin Oaks Dr Indianapolis, IN	3.0	1.0–1.5	801	$1,399	$1.75	25d	9	1.29mi
3525 Luewan Ct Indianapolis, IN	4.0	1.0	1107	$1,750	$1.58	25d	1	1.37mi
3519 Jerome Ct Indianapolis, IN	4.0	1.0	1107	$1,995	$1.80	25d	1	1.41mi
3962 Strathmore Dr Indianapolis, IN	3.0	1.0	925	$1,250	$1.35	25d	1	1.46mi

Listing history 4 events

1. 2026-06-19
   status $135,000 Pending 2 DOM
2. 2026-06-18
   days on market $135,000 Active 2 DOM
3. 2026-06-17
   remarks 699-char remark
4. 2026-06-17
   listed $135,000 Active 1 DOM

ⓘ 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: $1,850 · $154/mo
• Projected year-2 tax: $1,850 · $154/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 ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,551
• − Mortgage interest: −$7,562
• − Property taxes: −$1,850
• − Insurance: −$675
• − Repairs & maintenance: −$1,324
• − Management: −$1,324
• − Depreciation: −$3,927
• Taxable loss: −$111
• Est. tax savings @ 24.0%: +$27
• After-tax cash flow: $2,082/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): 47,099
• Household income: $50,325
• Rent vs Own: 53.8% rent · 46.2% own
• Severe rent burden: 2742.0

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: Black 53% White 25% Hispanic / Latino 17% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 1% Italian 1% Romanian 1%
• Foreign-born: 11% · Canada
• Languages at home: 86% English-only · Spanish 10% French/Haitian/Cajun 1% Other Asian/Pacific 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: ▼ -218.85%
• Current HPI: 239.43
• Rent YoY: ▲ 6.76%
• 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

+100.0% since first listed

19 events — show timeline

• 2026-06-16 Listed $135,000 MIBOR as Distributed by MLS Grid
• 2018-09-11 Sold (MLS) $53,000 MIBOR as Distributed by MLS Grid
• 2018-08-09 Pending — MIBOR as Distributed by MLS Grid
• 2018-08-02 Listed $59,900 MIBOR as Distributed by MLS Grid
• 2018-07-31 Listing Removed — MIBOR as Distributed by MLS Grid
• 2018-05-11 Relisted — MIBOR as Distributed by MLS Grid
• 2018-05-03 Pending — MIBOR as Distributed by MLS Grid
• 2018-04-19 Listed $59,900 MIBOR as Distributed by MLS Grid
• 2011-09-26 Listing Removed — MIBOR as Distributed by MLS Grid
• 2011-09-21 Sold (MLS) $26,300 MIBOR as Distributed by MLS Grid
• 2011-08-10 Listed $29,900 MIBOR as Distributed by MLS Grid
• 2007-02-16 Sold (MLS) $35,900 MIBOR as Distributed by MLS Grid
• 2006-12-27 Listed $36,900 MIBOR as Distributed by MLS Grid
• 2005-05-23 Sold (MLS) $80,000 MIBOR as Distributed by MLS Grid
• 2005-01-28 Listed $82,900 MIBOR as Distributed by MLS Grid
• 2003-10-15 Listing Removed — MIBOR as Distributed by MLS Grid
• 2003-05-01 Listed $67,500 MIBOR as Distributed by MLS Grid
• 2001-03-31 Listing Removed — MIBOR as Distributed by MLS Grid
• 2000-10-16 Listed $67,500 MIBOR as Distributed by MLS Grid

Property tax history

+15.8%/yr

Latest (2025): $1,850 · +8.6% YoY. Source: county tax records.