8129 E 36th Pl · Indianapolis city (balance), IN 46226

$149,900

3 bd · 1.0 ba · 925 sqft · SingleFamily public records · 31 Days on market

Built 1960 7,667 sqft lot $162/sqft · 8% below area Est $163k · 8% under ↓ 3% since listing

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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 +19.9/30.0
• ARV discount +11.2/15.0
• DSCR +6.3/10.0
• 1% rule +4.3/10.0
• 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

Back on the market to no fault of the sellers. 8129 E 36th Place is a charming 3-bedroom, 1-bath bungalow on the Far Eastside, blending classic 1960s character with modern updates. Enjoy brand-new luxury vinyl plank flooring and peace of mind with a newer roof (just 6 years old). Major improvements within the past 4 years include water heater, windows, a beautifully updated bathroom and BRAND NEW furnace and A/C. The cozy den features a fireplace-perfect for relaxing winter evenings-while the private, fully fenced backyard offers a great space to unwind or entertain in warmer months. The former garage has been converted into a bonus room, adding valuable extra living space. For additional p

Key facts

• Newer roof
• Bonus room
• Updated bathroom

Tags

• LUXURY VINYL PLANK FLOORING
• NEWER ROOF
• UPDATED BATHROOM
• PRIVATE FULLY FENCED BACKYARD
• BONUS ROOM

Property features AI

Exterior

• Parking: Attached garage (approx. 300 sq ft)
• Utilities: Public water; Municipal sewer connected; No solid waste service listed
• Home design: Single-family residence; One story
• Construction: Brick construction; Slab foundation
• Exterior features: Lot under 1/4 acre (0.18 acre)

Interior

• Kitchen: Microwave; Electric oven; Refrigerator
• Bedrooms: Three bedrooms on the main level (rooms approx. 10x10, 8x8, 8x8)
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Eat-in kitchen; Family room fireplace
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $181 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (7.2% below list).
• Recommended offer: $139k (7.2% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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.
• Zoned schools: Arsenal Technical High School (math 6% / reading 27%, grade F, #353 of 369 statewide, top 96%, 2,366 students, 74% FRL) — zoned schools at 74% FRL track the district average.
• Market conditions: Rents rising fast (+6.8%/yr); 153 active listings in the ZIP; 23 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 $1k 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 $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $139,081 (7.2% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.93% ✗
• Cap rate: 7.74%
• Cash-on-cash: 5.17%
• DSCR: 1.23
• GRM: 9.0

CMA / ARV

• ARV (median comp): $163,391
• List price: $149,900
• Delta: -8.26%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7838 Ridgewood Dr	0.48mi	3/1.5	936 (+1%)	4mo	$135,000	$144	70
3243 Wellington Ave	0.53mi	3/1.0	900 (-3%)	3mo	$145,000	$161	68
3938 Biscayne Rd	0.71mi	3/1.0	925 (0%)	1mo	$132,000	$143	66
8138 E 34th Pl	0.18mi	2/1.0 (-1)	1,025 (+11%)	5mo	$145,000	$141	64
3732 Wellington Ave	0.36mi	3/1.0	999 (+8%)	11mo	$145,000	$145	61
3733 Harvest Ave	0.23mi	3/1.0	1,055 (+14%)	7mo	$119,500	$113	60
3965 Alsace Pl	0.51mi	3/1.0	864 (-7%)	9mo	$189,000	$219	58
8246 E 41st Pl	0.71mi	3/1.0	864 (-7%)	1mo	$120,500	$139	55
8340 E 41st Pl	0.73mi	3/1.0	864 (-7%)	1mo	$140,000	$162	54
3525 Lombardy Pl	0.20mi	4/2.0 (+1)	1,047 (+13%)	7mo	$180,000	$172	54
7510 E 34th St	0.66mi	3/1.0	1,008 (+9%)	4mo	$123,000	$122	51
3117 Roseway Dr	0.65mi	3/1.0	1,000 (+8%)	8mo	$169,900	$170	50

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: -4.5%
• Equity multiple: 0.82×
• Total profit: $-7,374
• Equity at exit: $22,351

10-year hold

• IRR: 8.7%
• Equity multiple: 1.77×
• Total profit: $32,399
• Equity at exit: $12,961

Cash invested: $41,972 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,391 high
• Mortgage (P&I): −$786
• Tax from tax record: −$70 /mo · $834/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $181

Break-even live

Break-even rent $1,162

Max offer price $149,900

Occupancy floor 82%

Sensitivity live

Price	-10% $266	-5% $223	+0% $181	+5% $138	+10% $96
Rent	-10% $71	-5% $126	+0% $181	+5% $236	+10% $291
Rate	-1.0pp $256	-0.5pp $219	base $181	+0.5pp $142	+1.0pp $102

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8124 E 37th Pl Indianapolis, IN	3.0	1.0	925	$1,350	$1.46	0d	1	0.24mi
7838 Ridgewood Dr Indianapolis, IN	3.0	2.0	936	$1,540	$1.65	45d	1	0.46mi
7838 Ridgewood Dr Indianapolis, IN	3.0	2.0	936	$1,540	$1.65	25d	1	0.46mi
7975 Red Mill Dr Indianapolis, IN	2.0	1.0	576	$975	$1.69	45d	1	0.47mi
7925 Crossbridge Dr Indianapolis, IN	2.0	2.0	1072	$1,200	$1.12	45d	1	0.47mi
3226 Wellington Ave Indianapolis, IN	3.0	1.0	900	$1,149	$1.28	12d	1	0.55mi
3631 Decamp Dr Indianapolis, IN	3.0	1.0	1000	$1,335	$1.33	25d	1	0.63mi
3809 Biscayne Rd Indianapolis, IN	2.0	1.5	992	$1,020	$1.03	16d	1	0.64mi
3938 Biscayne Rd Indianapolis, IN	3.0	1.0	1000	$1,895	$1.90	4d	1	0.73mi
8724 Montery Rd Indianapolis, IN	3.0	1.0	925	$1,500	$1.62	45d	1	0.79mi
8862 Bel Air Ct Indianapolis, IN	3.0	1.0	1073	$1,264	$1.18	19d	1	0.80mi
4315 Aspen Way Indianapolis, IN	3.0	1.0	1080	$1,380	$1.28	45d	1	0.97mi
3775 Allerton Pl Indianapolis, IN	1.0–4.0	2.0	1068	$1,617	$1.51	15d	1	1.00mi
7171 Twin Oaks Dr Indianapolis, IN	3.0	1.0–1.5	801	$1,399	$1.75	25d	9	1.01mi
9060 E 39th Pl Indianapolis, IN	1.0–2.0	1.0–1.5	820	$1,040	$1.27	25d	1	1.02mi
9226 E 36th Pl Indianapolis, IN	3.0	1.0	1073	$1,250	$1.16	9d	1	1.03mi
3525 Luewan Ct Indianapolis, IN	4.0	1.0	1107	$1,750	$1.58	25d	1	1.18mi
7845 Bonita Ct Indianapolis, IN	3.0	1.0	1073	$1,400	$1.30	9d	1	1.22mi
3519 Jerome Ct Indianapolis, IN	4.0	1.0	1107	$1,995	$1.80	25d	1	1.23mi
7910 Roy Rd Indianapolis, IN	3.0	1.0	1073	$1,445	$1.35	25d	1	1.24mi
3900 N Shadeland Ave Indianapolis, IN	1.0–2.0	1.0	1070	$1,075	$1.00	4d	6	1.32mi
9438 Conried Dr Indianapolis, IN	3.0	1.0	1094	$1,445	$1.32	5d	1	1.36mi
9519 Conried Dr Indianapolis, IN	3.0	1.0	925	$1,275	$1.38	0d	1	1.42mi

Listing history 6 events

1. 2026-06-21
   days on market $149,900 Active 31 DOM
2. 2026-06-18
   days on market $149,900 Active 28 DOM
3. 2026-06-17
   days on market $149,900 Active 27 DOM
4. 2026-06-16
   days on market $149,900 Active 26 DOM
5. 2026-06-15
   statusdays on market $149,900 Active 25 DOM
6. 2026-05-05
   listed $155,000 Active 738-char remark

ⓘ 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: $834 · $70/mo
• Projected year-2 tax: $1,054 · $88/mo
• Expected delta: +$220/yr (+$18/mo · 26.4%)

ⓘ 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 (shaded) · 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 100% 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: $16,690
• − Mortgage interest: −$8,397
• − Property taxes: −$834
• − Insurance: −$750
• − Repairs & maintenance: −$1,335
• − Management: −$1,335
• − Depreciation: −$4,361
• Taxable loss: −$322
• Est. tax savings @ 24.0%: +$77
• After-tax cash flow: $2,245/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

-3.3% since first listed

4 events — show timeline

• 2026-06-15 Relisted — MIBOR as Distributed by MLS Grid
• 2026-05-29 Pending — MIBOR as Distributed by MLS Grid
• 2026-05-26 Price Changed $149,900 MIBOR as Distributed by MLS Grid
• 2026-05-05 Listed $155,000 MIBOR as Distributed by MLS Grid

Property tax history

+23.4%/yr

Latest (2025): $834 · +32.2% YoY. Source: county tax records.