4452 Abby Creek Ln · Indianapolis city (balance), IN 46205

$133,000

2 bd · 1.5 ba · 1,146 sqft · Condo public records · 119 Days on market

Built 1973 $116/sqft · 7% below area Est $142k · 7% under $242/mo HOA · 18% of rent

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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 +13.1/30.0
• ARV discount +10.5/15.0
• 1% rule +4.8/10.0
• Rent growth +4.1/5.0
• DSCR +3.9/10.0
• 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 home to this inviting condo in Fall Creek Village, an ideal blend of low-maintenance living and natural beauty. Designed with everyday comfort in mind, the open-concept main level offers a warm and functional space for both relaxing and entertaining. Cozy up by the wood-burning fireplace or enjoy cooking in the modern kitchen, complete with stainless steel appliances and updated lighting. Step outside to your private deck overlooking Fall Creek, your own peaceful escape for morning coffee or unwinding after a busy day. Upstairs, you'll find two spacious bedrooms and a thoughtfully updated bathroom featuring a tiled tub/shower and stylish finishes. The upstairs laundry adds everyday convenience, making your routine that much easier. As a resident of Fall Creek Village, you'll enjoy access to scenic walking trails and green spaces, perfect for staying active or simply enjoying the outdoors. Plus, with shopping, dining, and major highways just minutes away, commuting to downtown is quick and stress-free. If you're looking for a move-in-ready home that fits your lifestyle, comfortable, convenient, and connected to nature, this is it.

Key facts

• Green space
• Spacious deck
• Jack-and-jill bath

Tags

• WOOD-BURNING FIREPLACE
• SPACIOUS DECK
• GREEN SPACE
• WALKING TRAILS
• JACK-AND-JILL BATH
• UPSTAIRS LAUNDRY

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $133k.

Deal economics

• At list price, monthly cash flow is $-5 ($-56/yr) — negative.
• To cash-flow at today's rent, offer at most $132k (0.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (1.6% below list).
• Recommended offer: $121k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.3% 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.
• Zoned schools: Center For Inquiry School 84 (math 64% / reading 69%, grade B+, #65 of 994 statewide, top 7%, 469 students, 8% FRL); H L Harshman Middle School (math 3% / reading 16%, grade F, #316 of 330 statewide, top 96%, 549 students, 84% FRL) — zoned schools average 46% FRL vs 77% district-wide (31 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 38% at this address vs 17% district-wide (+21 pts) — the actual schools serving this property are materially stronger than the Indianapolis Public Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+6.2%/yr); 317 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $920 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 119 days — a 9% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 14y ago; this cycle's ask has dropped $7k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $92k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $121,030 (9.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.98% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.15%
• DSCR: 0.99
• GRM: 8.5

CMA / ARV

• ARV (median comp): $142,420
• List price: $133,000
• Delta: -6.61%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.21% rent growth · sell at horizon

5-year hold

• IRR: -12.5%
• Equity multiple: 0.53×
• Total profit: $-17,394
• Equity at exit: $19,831

10-year hold

• IRR: 1.3%
• Equity multiple: 1.11×
• Total profit: $3,977
• Equity at exit: $11,499

Cash invested: $37,240 (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 46205

• Rents YoY: 6.2%
• Active inventory: 317
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,309 high
• Mortgage (P&I): −$697
• Tax from tax record: −$44 /mo · $528/yr
• Insurance: −$55
• HOA: −$242
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $-5

Break-even live

Break-even rent $1,315

Max offer price $132,169

Occupancy floor 95%

Sensitivity live

Price	-10% $71	-5% $33	+0% $-5	+5% $-42	+10% $-80
Rent	-10% $-108	-5% $-56	+0% $-5	+5% $47	+10% $99
Rate	-1.0pp $62	-0.5pp $29	base $-5	+0.5pp $-39	+1.0pp $-74

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: $33,250
• Closing costs: $3,990
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4400 E Fall Creek Parkway North Dr Indianapolis, IN	1.0–2.0	1.0–1.5	857	$1,349	$1.57	0d	34	0.26mi
4115 Meadows Dr Indianapolis, IN	1.0–3.0	1.0–2.0	1013	$1,374	$1.36	45d	9	0.35mi
3039 E 47th St Indianapolis, IN	2.0	2.0	1133	$1,086	$0.96	4d	7	0.41mi
3031 E 47th St Apt E Indianapolis, IN	2.0	2.0	1133	$1,074	$0.95	9d	1	0.41mi
3011 E 47th St Unit D Indianapolis, IN	2.0	2.0	1133	$1,099	$0.97	0d	1	0.42mi
2947 E 47th St Unit D Indianapolis, IN	2.0	2.0	1133	$1,074	$0.95	3d	1	0.45mi
2511 E 46th St Indianapolis, IN	1.0–2.0	1.0–2.0	830	$1,305	$1.57	45d	2	0.57mi
3615 Sherman Forest Dr Indianapolis, IN	4.0	1.0–2.5	1057	$1,288	$1.22	6d	1	0.69mi
4448 Evanston Ave Unit B Indianapolis, IN	2.0	1.5	1500	$1,400	$0.93	45d	1	0.88mi
4448 Evanston Ave Unit B Indianapolis, IN	2.0	1.5	1500	$1,275	$0.85	0d	1	0.88mi
4448 Evanston Ave Unit B Indianapolis, IN	2.0	1.5	1500	$1,275	$0.85	23d	1	0.88mi
3725 N Sherman Dr #7 Indianapolis, IN	2.0	1.0	729	$845	$1.16	0d	1	0.92mi
3725 N Sherman Dr #7 Indianapolis, IN	2.0	1.0	729	$845	$1.16	5d	1	0.92mi
4301 Crittenden Ave Indianapolis, IN	2.0	1.0	1376	$1,350	$0.98	45d	1	0.93mi
3741 N Tacoma Ave Indianapolis, IN	3.0	1.0	913	$2,200	$2.41	19d	1	0.94mi
4326 Crittenden Ave Indianapolis, IN	2.0	1.0	812	$1,045	$1.29	22d	1	0.95mi
4303 Norwaldo Ave Indianapolis, IN	3.0	1.0	1050	$1,200	$1.14	45d	1	1.00mi
4521 Norwaldo Ave Unit B Indianapolis, IN	2.0	1.5	1054	$1,600	$1.52	45d	1	1.01mi
4521 Norwaldo Ave Unit A Indianapolis, IN	2.0	1.5	1024	$1,525	$1.49	25d	1	1.01mi
3535 N Oxford St Indianapolis, IN	3.0	1.0	1015	$1,500	$1.48	23d	1	1.06mi
3522 N Olney St Indianapolis, IN	3.0	1.0	768	$1,300	$1.69	45d	1	1.07mi
3763 Baltimore Ave Unit 3765 Indianapolis, IN	1.0	1.0	750	$750	$1.00	45d	1	1.09mi
2111 E 52nd St Indianapolis, IN	1.0–2.0	1.0	750	$1,150	$1.53	9d	4	1.11mi
3472 N Dearborn St Indianapolis, IN	2.0	1.0	890	$1,099	$1.23	21d	1	1.12mi
4309 Ralston Ave Indianapolis, IN	3.0	1.0	918	$1,600	$1.74	16d	1	1.13mi
3436 N Lasalle St Indianapolis, IN	3.0	1.0	1118	$1,300	$1.16	0d	1	1.16mi
3421 N Olney St Indianapolis, IN	2.0	1.0	720	$1,195	$1.66	18d	1	1.20mi
3734 Manor Ct Indianapolis, IN	3.0	1.0	1414	$1,399	$0.99	9d	1	1.25mi
3723 Orchard Ave Unit 3723 Indianapolis, IN	1.0	1.5	700	$1,300	$1.86	25d	1	1.27mi
4560 Marcy Ln Indianapolis, IN	1.0–2.0	1.0	770	$1,565	$2.03	16d	8	1.31mi
3383 Station St Indianapolis, IN	3.0	1.0	744	$1,250	$1.68	25d	1	1.32mi
3448 Hillside Ave Indianapolis, IN	3.0	1.0	1305	$1,800	$1.38	0d	1	1.36mi
5611 N Rural St Indianapolis, IN	2.0	1.5	1156	$1,425	$1.23	45d	1	1.39mi
5006 Rosslyn Ave Indianapolis, IN	2.0	1.0	744	$2,000	$2.69	25d	1	1.40mi
5161 Primrose Ave Indianapolis, IN	2.0	1.0	837	$1,850	$2.21	16d	1	1.41mi
5315 Norwaldo Ave Indianapolis, IN	2.0	1.0	843	$1,400	$1.66	9d	1	1.42mi
5005 Indianola Ave Indianapolis, IN	2.0	1.0	884	$1,249	$1.41	45d	1	1.45mi
5352 Crittenden Ave Indianapolis, IN	2.0	1.0	1106	$1,720	$1.56	25d	1	1.46mi

HOA detail condo

• Monthly dues: $242 · $2,904/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 33 events

1. 2026-06-13
   statusdays on market $133,000 Pending 119 DOM
2. 2026-06-09
   days on market $133,000 Active 118 DOM
3. 2026-06-08
   days on market $133,000 Active 117 DOM
4. 2026-06-07
   days on market $133,000 Active 116 DOM
5. 2026-06-03
   days on market $133,000 Active 112 DOM
6. 2026-06-02
   days on market $133,000 Active 111 DOM
7. 2026-06-01
   days on market $133,000 Active 110 DOM
8. 2026-05-31
   days on market $133,000 Active 109 DOM
9. 2026-05-01
   price $137,500 1167-char remark

   Show marketing remark (1167 chars)

   Welcome home to this inviting condo in Fall Creek Village, an ideal blend of low-maintenance living and natural beauty. Designed with everyday comfort in mind, the open-concept main level offers a warm and functional space for both relaxing and entertaining. Cozy up by the wood-burning fireplace or enjoy cooking in the modern kitchen, complete with stainless steel appliances and updated lighting. Step outside to your private deck overlooking Fall Creek, your own peaceful escape for morning coffee or unwinding after a busy day. Upstairs, you'll find two spacious bedrooms and a thoughtfully updated bathroom featuring a tiled tub/shower and stylish finishes. The upstairs laundry adds everyday convenience, making your routine that much easier. As a resident of Fall Creek Village, you'll enjoy access to scenic walking trails and green spaces, perfect for staying active or simply enjoying the outdoors. Plus, with shopping, dining, and major highways just minutes away, commuting to downtown is quick and stress-free. If you're looking for a move-in-ready home that fits your lifestyle, comfortable, convenient, and connected to nature, this is it.

10. 2026-04-04
    price $138,000 1167-char remark

    Show marketing remark (1167 chars)

    Welcome home to this inviting condo in Fall Creek Village, an ideal blend of low-maintenance living and natural beauty. Designed with everyday comfort in mind, the open-concept main level offers a warm and functional space for both relaxing and entertaining. Cozy up by the wood-burning fireplace or enjoy cooking in the modern kitchen, complete with stainless steel appliances and updated lighting. Step outside to your private deck overlooking Fall Creek, your own peaceful escape for morning coffee or unwinding after a busy day. Upstairs, you'll find two spacious bedrooms and a thoughtfully updated bathroom featuring a tiled tub/shower and stylish finishes. The upstairs laundry adds everyday convenience, making your routine that much easier. As a resident of Fall Creek Village, you'll enjoy access to scenic walking trails and green spaces, perfect for staying active or simply enjoying the outdoors. Plus, with shopping, dining, and major highways just minutes away, commuting to downtown is quick and stress-free. If you're looking for a move-in-ready home that fits your lifestyle, comfortable, convenient, and connected to nature, this is it.

11. 2026-03-28
    status Active 1167-char remark

    Show marketing remark (1167 chars)

    Welcome home to this inviting condo in Fall Creek Village, an ideal blend of low-maintenance living and natural beauty. Designed with everyday comfort in mind, the open-concept main level offers a warm and functional space for both relaxing and entertaining. Cozy up by the wood-burning fireplace or enjoy cooking in the modern kitchen, complete with stainless steel appliances and updated lighting. Step outside to your private deck overlooking Fall Creek, your own peaceful escape for morning coffee or unwinding after a busy day. Upstairs, you'll find two spacious bedrooms and a thoughtfully updated bathroom featuring a tiled tub/shower and stylish finishes. The upstairs laundry adds everyday convenience, making your routine that much easier. As a resident of Fall Creek Village, you'll enjoy access to scenic walking trails and green spaces, perfect for staying active or simply enjoying the outdoors. Plus, with shopping, dining, and major highways just minutes away, commuting to downtown is quick and stress-free. If you're looking for a move-in-ready home that fits your lifestyle, comfortable, convenient, and connected to nature, this is it.

12. 2026-03-16
    status Pending 1167-char remark

    Show marketing remark (1167 chars)

    Welcome home to this inviting condo in Fall Creek Village, an ideal blend of low-maintenance living and natural beauty. Designed with everyday comfort in mind, the open-concept main level offers a warm and functional space for both relaxing and entertaining. Cozy up by the wood-burning fireplace or enjoy cooking in the modern kitchen, complete with stainless steel appliances and updated lighting. Step outside to your private deck overlooking Fall Creek, your own peaceful escape for morning coffee or unwinding after a busy day. Upstairs, you'll find two spacious bedrooms and a thoughtfully updated bathroom featuring a tiled tub/shower and stylish finishes. The upstairs laundry adds everyday convenience, making your routine that much easier. As a resident of Fall Creek Village, you'll enjoy access to scenic walking trails and green spaces, perfect for staying active or simply enjoying the outdoors. Plus, with shopping, dining, and major highways just minutes away, commuting to downtown is quick and stress-free. If you're looking for a move-in-ready home that fits your lifestyle, comfortable, convenient, and connected to nature, this is it.

13. 2026-02-27
    price $135,000 1167-char remark

    Show marketing remark (1167 chars)

    Welcome home to this inviting condo in Fall Creek Village, an ideal blend of low-maintenance living and natural beauty. Designed with everyday comfort in mind, the open-concept main level offers a warm and functional space for both relaxing and entertaining. Cozy up by the wood-burning fireplace or enjoy cooking in the modern kitchen, complete with stainless steel appliances and updated lighting. Step outside to your private deck overlooking Fall Creek, your own peaceful escape for morning coffee or unwinding after a busy day. Upstairs, you'll find two spacious bedrooms and a thoughtfully updated bathroom featuring a tiled tub/shower and stylish finishes. The upstairs laundry adds everyday convenience, making your routine that much easier. As a resident of Fall Creek Village, you'll enjoy access to scenic walking trails and green spaces, perfect for staying active or simply enjoying the outdoors. Plus, with shopping, dining, and major highways just minutes away, commuting to downtown is quick and stress-free. If you're looking for a move-in-ready home that fits your lifestyle, comfortable, convenient, and connected to nature, this is it.

14. 2026-02-13
    status Active 1167-char remark

    Show marketing remark (1167 chars)

    Welcome home to this inviting condo in Fall Creek Village, an ideal blend of low-maintenance living and natural beauty. Designed with everyday comfort in mind, the open-concept main level offers a warm and functional space for both relaxing and entertaining. Cozy up by the wood-burning fireplace or enjoy cooking in the modern kitchen, complete with stainless steel appliances and updated lighting. Step outside to your private deck overlooking Fall Creek, your own peaceful escape for morning coffee or unwinding after a busy day. Upstairs, you'll find two spacious bedrooms and a thoughtfully updated bathroom featuring a tiled tub/shower and stylish finishes. The upstairs laundry adds everyday convenience, making your routine that much easier. As a resident of Fall Creek Village, you'll enjoy access to scenic walking trails and green spaces, perfect for staying active or simply enjoying the outdoors. Plus, with shopping, dining, and major highways just minutes away, commuting to downtown is quick and stress-free. If you're looking for a move-in-ready home that fits your lifestyle, comfortable, convenient, and connected to nature, this is it.

15. 2026-01-15
    status Pending 1167-char remark

    Show marketing remark (1167 chars)

    Welcome home to this inviting condo in Fall Creek Village, an ideal blend of low-maintenance living and natural beauty. Designed with everyday comfort in mind, the open-concept main level offers a warm and functional space for both relaxing and entertaining. Cozy up by the wood-burning fireplace or enjoy cooking in the modern kitchen, complete with stainless steel appliances and updated lighting. Step outside to your private deck overlooking Fall Creek, your own peaceful escape for morning coffee or unwinding after a busy day. Upstairs, you'll find two spacious bedrooms and a thoughtfully updated bathroom featuring a tiled tub/shower and stylish finishes. The upstairs laundry adds everyday convenience, making your routine that much easier. As a resident of Fall Creek Village, you'll enjoy access to scenic walking trails and green spaces, perfect for staying active or simply enjoying the outdoors. Plus, with shopping, dining, and major highways just minutes away, commuting to downtown is quick and stress-free. If you're looking for a move-in-ready home that fits your lifestyle, comfortable, convenient, and connected to nature, this is it.

16. 2026-01-01
    listed $140,000 Active 1167-char remark

    Show marketing remark (1167 chars)

    Welcome home to this inviting condo in Fall Creek Village, an ideal blend of low-maintenance living and natural beauty. Designed with everyday comfort in mind, the open-concept main level offers a warm and functional space for both relaxing and entertaining. Cozy up by the wood-burning fireplace or enjoy cooking in the modern kitchen, complete with stainless steel appliances and updated lighting. Step outside to your private deck overlooking Fall Creek, your own peaceful escape for morning coffee or unwinding after a busy day. Upstairs, you'll find two spacious bedrooms and a thoughtfully updated bathroom featuring a tiled tub/shower and stylish finishes. The upstairs laundry adds everyday convenience, making your routine that much easier. As a resident of Fall Creek Village, you'll enjoy access to scenic walking trails and green spaces, perfect for staying active or simply enjoying the outdoors. Plus, with shopping, dining, and major highways just minutes away, commuting to downtown is quick and stress-free. If you're looking for a move-in-ready home that fits your lifestyle, comfortable, convenient, and connected to nature, this is it.

17. 2020-07-06
    soldstatus $92,000 Sold 752-char remark

    Show marketing remark (752 chars)

    Fabulous, completely updated condo in Fall Creek Village. All new stainless appliances, paint, flooring, light fixtures, kitchen counter tops and bath vanities. Open concept kitchen, dining and living areas with wood burning fireplace to keep you warm in the winter. Living area walks out to large deck that can be used to sit, relax, read your favorite book with a beautiful view of Fall Creek as it flows by. Large open area to play ball with your four-legged friend or walk the trail along Fall Creek for some relaxing down time. Upstairs features 2 nice size B/Rs with jack & jill bath, new vanities, tiled shower/bath & updated fixtures along with upstairs laundry area as well. Close to shopping, interstate to north or downtown to south.

18. 2020-05-08
    status Pending 752-char remark

    Show marketing remark (752 chars)

    Fabulous, completely updated condo in Fall Creek Village. All new stainless appliances, paint, flooring, light fixtures, kitchen counter tops and bath vanities. Open concept kitchen, dining and living areas with wood burning fireplace to keep you warm in the winter. Living area walks out to large deck that can be used to sit, relax, read your favorite book with a beautiful view of Fall Creek as it flows by. Large open area to play ball with your four-legged friend or walk the trail along Fall Creek for some relaxing down time. Upstairs features 2 nice size B/Rs with jack & jill bath, new vanities, tiled shower/bath & updated fixtures along with upstairs laundry area as well. Close to shopping, interstate to north or downtown to south.

19. 2020-05-08
    listed $92,000 Active 752-char remark

    Show marketing remark (752 chars)

    Fabulous, completely updated condo in Fall Creek Village. All new stainless appliances, paint, flooring, light fixtures, kitchen counter tops and bath vanities. Open concept kitchen, dining and living areas with wood burning fireplace to keep you warm in the winter. Living area walks out to large deck that can be used to sit, relax, read your favorite book with a beautiful view of Fall Creek as it flows by. Large open area to play ball with your four-legged friend or walk the trail along Fall Creek for some relaxing down time. Upstairs features 2 nice size B/Rs with jack & jill bath, new vanities, tiled shower/bath & updated fixtures along with upstairs laundry area as well. Close to shopping, interstate to north or downtown to south.

20. 2020-03-24
    historical
21. 2020-03-13
    listed $88,000
22. 2020-03-13
    historical
23. 2020-02-27
    historical
24. 2020-01-28
    price $90,000
25. 2020-01-27
    status Active
26. 2020-01-26
    historical
27. 2019-12-05
    listed $97,000 Active
28. 2013-12-12
    historical
29. 2013-12-04
    soldstatus $27,900
30. 2013-09-01
    listed $29,900
31. 2012-09-13
    historical
32. 2012-09-11
    soldstatus $20,500
33. 2012-05-04
    listed $19,900

ⓘ 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: $528 · $44/mo
• Projected year-2 tax: $829 · $69/mo
• Expected delta: +$301/yr (+$25/mo · 57.0%)

ⓘ 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 ≥102°F today · 18 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: $15,710
• − Mortgage interest: −$7,450
• − Property taxes: −$528
• − Insurance: −$665
• − Repairs & maintenance: −$1,257
• − Management: −$1,257
• − HOA: −$2,904
• − Depreciation: −$3,869
• Taxable loss: −$2,221
• Est. tax savings @ 24.0%: +$533
• After-tax cash flow: $476/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): 28,259
• Household income: $72,417
• Rent vs Own: 46.3% rent · 53.7% own
• Severe rent burden: 1149.0

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 0.64)
• Race & ethnicity: White 50% Black 32% Two or more races 10% Hispanic / Latino 7% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 3% Slovak 2% Romanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 6% Other Indo-European 2% German/W. Germanic 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: ▼ -322.77%
• Current HPI: 380.5407
• Rent YoY: ▲ 6.21%
• 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

+591.0% since first listed

25 events — show timeline

• 2026-05-01 Price Changed $137,500 MIBOR as Distributed by MLS Grid
• 2026-04-04 Price Changed $138,000 MIBOR as Distributed by MLS Grid
• 2026-03-28 Relisted — MIBOR as Distributed by MLS Grid
• 2026-03-16 Pending — MIBOR as Distributed by MLS Grid
• 2026-02-27 Price Changed $135,000 MIBOR as Distributed by MLS Grid
• 2026-02-13 Relisted — MIBOR as Distributed by MLS Grid
• 2026-01-15 Pending — MIBOR as Distributed by MLS Grid
• 2026-01-01 Listed $140,000 MIBOR as Distributed by MLS Grid
• 2020-07-06 Sold (MLS) $92,000 MIBOR as Distributed by MLS Grid
• 2020-05-08 Pending — MIBOR as Distributed by MLS Grid
• 2020-05-08 Listed $92,000 MIBOR as Distributed by MLS Grid
• 2020-03-24 Listing Removed — MIBOR as Distributed by MLS Grid
• 2020-03-13 Listed $88,000 MIBOR as Distributed by MLS Grid
• 2020-03-13 Listing Removed — MIBOR as Distributed by MLS Grid
• 2020-02-27 Listing Removed — MIBOR as Distributed by MLS Grid
• 2020-01-28 Price Changed $90,000 MIBOR as Distributed by MLS Grid
• 2020-01-27 Relisted — MIBOR as Distributed by MLS Grid
• 2020-01-26 Listing Removed — MIBOR as Distributed by MLS Grid
• 2019-12-05 Listed $97,000 MIBOR as Distributed by MLS Grid
• 2013-12-12 Listing Removed — MIBOR as Distributed by MLS Grid
• 2013-12-04 Sold (MLS) $27,900 MIBOR as Distributed by MLS Grid
• 2013-09-01 Listed $29,900 MIBOR as Distributed by MLS Grid
• 2012-09-13 Listing Removed — MIBOR as Distributed by MLS Grid
• 2012-09-11 Sold (MLS) $20,500 MIBOR as Distributed by MLS Grid
• 2012-05-04 Listed $19,900 MIBOR as Distributed by MLS Grid

Property tax history

-6.9%/yr

Latest (2025): $528 · +4.9% YoY. Source: county tax records.