2504 Beechcrest Dr · Indianapolis city (balance), IN 46203

$151,300

3 bd · 2.0 ba · 1,040 sqft · SingleFamily public records

Built 1960 0.29 ac lot Est $180k · 16% under

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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).

• ARV discount +14.7/15.0
• Cash flow +13.9/30.0
• DSCR +4.2/10.0
• 1% rule +3.8/10.0
• 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

Looking for extra space and added flexibility? This ranch-style home offers more than meets the eye with a finished basement and a second kitchen, creating possibilities for a variety of living arrangements. Come see how this property could fit your needs. Built in 1960, this home features 3 bedrooms, 1 full bath, 2 half baths, and 1,040 square feet on the main level. The finished basement adds valuable living space, including two additional rooms that can be used as offices, hobby rooms, or storage. Vinyl, aluminum, and brick siding provide a low-maintenance exterior, and the attached one-car garage adds everyday convenience.

Key facts

• 0.29 acre lot
• Garage
• Built 1960

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $151k.

Deal economics

• At list price, monthly cash flow is $16 ($188/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 $133k (12.2% below list).
• Recommended offer: $133k (12.2% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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 (+2.9%/yr); 493 active listings in the ZIP; 36 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 21y 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.

Recommended offer $132,842 (12.2% below list)

Questions for the listing agent

1. Built in 1960 — 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. 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?
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: 0.88% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.44%
• DSCR: 1.02
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $179,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2550 Beechcrest Dr	0.09mi	3/1.0	1,000 (-4%)	2mo	$188,000	$188	83
3617 Woodcliff Dr	0.14mi	3/1.0	1,025 (-1%)	10mo	$187,500	$183	79
426 N 14th Ave	0.44mi	3/2.0	1,065 (+2%)	3mo	$190,000	$178	73
330 N 19th Ave	0.34mi	3/1.0	972 (-6%)	4mo	$180,005	$185	66
430 N 18th Ave	0.23mi	2/1.0 (-1)	929 (-11%)	3mo	$175,000	$188	60
363 N 19th Ave	0.31mi	4/1.0 (+1)	1,152 (+11%)	9mo	$179,900	$156	51
1835 Carpenter Cir	0.74mi	3/1.0	1,050 (+1%)	12mo	$146,000	$139	50
3011 E Berwyn St	0.61mi	3/1.0	1,195 (+15%)	0mo	$150,000	$126	42
2744 Walker Ave	0.58mi	3/1.0	1,140 (+10%)	14mo	$120,500	$106	42
2415 Finley Ave	0.74mi	3/1.0	1,148 (+10%)	3mo	$178,500	$155	41
1842 Carpenter Cir	0.74mi	3/1.0	912 (-12%)	5mo	$157,500	$173	36
2628 Walker Ave	0.60mi	3/1.0	888 (-15%)	13mo	$140,000	$158	32

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: -15.7%
• Equity multiple: 0.44×
• Total profit: $-23,669
• Equity at exit: $22,559

10-year hold

• IRR: -7.5%
• Equity multiple: 0.53×
• Total profit: $-19,933
• Equity at exit: $13,082

Cash invested: $42,364 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,328 high
• Mortgage (P&I): −$793
• Tax from tax record: −$177 /mo · $2,128/yr
• Insurance: −$63
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $16

Break-even live

Break-even rent $1,309

Max offer price $151,300

Occupancy floor 94%

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: $37,825
• Closing costs: $4,539
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
410 N 20th Ave Beech Grove, IN	3.0	1.0	1224	$1,400	$1.14	23d	1	0.18mi
2430 Albany St Beech Grove, IN	2.0	1.0	800	$899	$1.12	14d	1	0.60mi
2430 Albany St Apt 01 Beech Grove, IN	2.0	1.0	800	$899	$1.12	7d	1	0.62mi
2315 Bischoff Dr Beech Grove, IN	2.0	1.0	1065	$848	$0.80	23d	2	0.71mi
2430 E Kelly St Indianapolis, IN	2.0	1.0	965	$949	$0.98	43d	1	0.81mi
1730 Perkins Ave Indianapolis, IN	3.0	1.0	924	$1,300	$1.41	23d	1	0.89mi
1973 Newcomer Ln Beech Grove, IN	4.0	1.0	1368	$1,500	$1.10	22d	1	0.92mi
3012 E Minnesota St Indianapolis, IN	2.0	1.0	875	$1,000	$1.14	43d	1	0.98mi
3012 E Minnesota St Indianapolis, IN	2.0	1.0	767	$1,000	$1.30	23d	1	0.98mi
142 N 7th Ave Beech Grove, IN	2.0	1.0	1212	$1,150	$0.95	43d	1	0.98mi
2633 S Randolph St Indianapolis, IN	2.0	1.0	900	$995	$1.11	10d	1	1.05mi
2633 S Randolph St Unit b Indianapolis, IN	2.0	1.0	900	$995	$1.11	23d	1	1.05mi
3206 S Temple Ave Indianapolis, IN	2.0	1.0	784	$1,080	$1.38	23d	1	1.11mi
2036 Calhoun St Indianapolis, IN	2.0	1.0	880	$1,200	$1.36	7d	1	1.15mi
80 N 5th Ave Beech Grove, IN	2.0	2.0	900	$1,150	$1.28	7d	1	1.15mi
82 N 5th Ave Beech Grove, IN	2.0	2.0	900	$1,295	$1.44	43d	1	1.15mi
1505 S Rural St Indianapolis, IN	3.0	1.0	1104	$1,500	$1.36	12d	1	1.15mi
2469 Dawson St Indianapolis, IN	2.0	1.0	700	$949	$1.36	3d	4	1.16mi
108 S 8th Ave Beech Grove, IN	2.0	1.5	816	$1,225	$1.50	10d	1	1.16mi
3518 Terrace Ave Indianapolis, IN	3.0	1.0	864	$1,300	$1.50	43d	1	1.19mi
2806 Dietz St Indianapolis, IN	4.0	1.5	1200	$1,345	$1.12	23d	1	1.26mi
5010 Emerton Pl Indianapolis, IN	2.0	1.5	1002	$1,095	$1.09	43d	1	1.29mi
93 S 5th Ave Beech Grove, IN	3.0	1.0	1316	$1,195	$0.91	43d	1	1.30mi
1706 E Tabor St Unit 1708 Indianapolis, IN	3.0	1.0	1000	$1,300	$1.30	7d	1	1.33mi
1637 Hoefgen St Indianapolis, IN	2.0	1.0	780	$1,000	$1.28	43d	1	1.33mi
5056 Emerton Pl Unit 5046 Indianapolis, IN	2.0	1.5	1039	$1,245	$1.20	23d	1	1.35mi
5056 Emerton Pl Unit 5056 Indianapolis, IN	2.0	1.0	868	$1,245	$1.43	23d	1	1.35mi
136 S 4th Ave Unit 2 Beech Grove, IN	3.0	2.0	1200	$1,300	$1.08	23d	1	1.38mi
3633 S Rural St Indianapolis, IN	3.0	2.5	1440	$1,700	$1.18	23d	1	1.39mi
1815 Dawson St Unit 1815 Indianapolis, IN	2.0	1.0	1019	$999	$0.98	14d	1	1.40mi
3441 Prospect St Indianapolis, IN	2.0	1.0	1008	$1,500	$1.49	23d	1	1.42mi
3441 Prospect St Indianapolis, IN	2.0	1.0	1008	$1,700	$1.69	44d	1	1.42mi
1604 E Kelly St Indianapolis, IN	2.0	1.0	800	$1,025	$1.28	10d	1	1.44mi
1604 E Kelly St Indianapolis, IN	2.0	1.0	750	$1,025	$1.37	17d	1	1.44mi
1549 Nelson Ave Indianapolis, IN	3.0	1.0	950	$1,380	$1.45	43d	1	1.45mi
3146 Asbury St Indianapolis, IN	2.0	1.0	728	$850	$1.17	7d	1	1.49mi

Listing history 2 events

1. 2026-06-13
   remarks 634-char remark
2. 2026-06-13
   listed $151,300 Pending

ⓘ 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: $2,128 · $177/mo
• Projected year-2 tax: $2,128 · $177/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $15,941
• − Mortgage interest: −$8,475
• − Property taxes: −$2,128
• − Insurance: −$756
• − Repairs & maintenance: −$1,275
• − Management: −$1,275
• − Depreciation: −$4,401
• Taxable loss: −$2,371
• Est. tax savings @ 24.0%: +$569
• After-tax cash flow: $757/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

+37.5% since first listed

4 events — show timeline

• 2026-06-10 Listing Removed — MIBOR as Distributed by MLS Grid
• 2026-06-09 Listed $151,300 MIBOR as Distributed by MLS Grid
• 2006-03-01 Listing Removed — MIBOR as Distributed by MLS Grid
• 2005-09-02 Listed $110,000 MIBOR as Distributed by MLS Grid

Property tax history

+1.2%/yr

Latest (2025): $2,128 · -47.5% YoY. Source: county tax records.