1416 Groff Ave · Indianapolis city (balance), IN 46222

$115,000

2 bd · 1.0 ba · 744 sqft · SingleFamily public records · 57 Days on market

Built 1948 5,532 sqft lot $155/sqft · 130% above area Est $88k · 31% over

---

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 +21.1/30.0
• DSCR +6.7/10.0
• 1% rule +4.5/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Presenting a compelling opportunity at 1416 Groff Ave. Located on Indianapolis' near west side, this property offers a great opportunity for a buyer looking to build equity or an investor seeking their next project. The location puts you close to downtown, neighborhood parks, and everyday west-side convenience. With redevelopment activity and long-term potential in the surrounding area, this is one worth a look.

Key facts

• 5,532 sq ft lot
• Built 1948
• Listed 57 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $164 ($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 $110k (4.8% below list).
• Recommended offer: $110k (4.8% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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 (+2.5%/yr); 170 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 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 $795 of loan paydown is wiped out by about $3k 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 57 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 25y 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 $12k; list at $115k implies a 858% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,520 (4.8% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — 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. 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?
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: 0.95% ✗
• Cap rate: 8.00%
• Cash-on-cash: 6.10%
• DSCR: 1.27
• GRM: 8.8

CMA / ARV

• ARV (median comp): $87,507
• List price: $115,000
• Delta: 31.42%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1209 N Centennial St	0.15mi	2/1.0	732 (-2%)	3mo	$140,000	$191	88
1169 N Goodlet Ave	0.21mi	2/1.0	725 (-3%)	5mo	$129,000	$178	82
1248 N Rochester Ave	0.36mi	3/1.0 (+1)	720 (-3%)	2mo	$66,500	$92	71
1225 N Somerset Ave	0.40mi	2/1.0	720 (-3%)	8mo	$93,000	$129	69
1143 Sharon Ave	0.41mi	2/1.0	775 (+4%)	10mo	$69,000	$89	66
3335 W 9th St	0.48mi	2/1.0	720 (-3%)	9mo	$34,000	$47	64
2010 N Exeter Ave	0.59mi	2/1.0	736 (-1%)	8mo	$140,000	$190	64
2020 N Alton Ave	0.54mi	2/1.0	792 (+6%)	2mo	$85,000	$107	62
2225 N Centennial St	0.70mi	2/1.0	725 (-3%)	2mo	$140,000	$193	62
1954 N Exeter Ave	0.55mi	2/1.0	832 (+12%)	1mo	$72,000	$87	54
929 Olin Ave	0.73mi	3/1.0 (+1)	720 (-3%)	7mo	$130,000	$181	50
2036 N Somerset Ave	0.68mi	2/1.0	816 (+10%)	10mo	$139,900	$171	44

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 · 2.46% rent growth · sell at horizon

5-year hold

• IRR: -7.5%
• Equity multiple: 0.73×
• Total profit: $-8,844
• Equity at exit: $17,147

10-year hold

• IRR: 1.4%
• Equity multiple: 1.10×
• Total profit: $3,152
• Equity at exit: $9,943

Cash invested: $32,200 (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 46222

• Home prices YoY: -16.7%
• Rents YoY: 2.5%
• Active inventory: 170
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,095 high
• Mortgage (P&I): −$603
• Tax from tax record: −$51 /mo · $607/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $164

Break-even live

Break-even rent $888

Max offer price $115,000

Occupancy floor 80%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1165 N Concord St Indianapolis, IN	1.0	1.0	695	$775	$1.12	43d	1	0.28mi
2014 N Exeter Ave Indianapolis, IN	2.0	1.0	660	$1,295	$1.96	7d	1	0.62mi
771 Haugh St Indianapolis, IN	2.0	1.0	714	$1,250	$1.75	19d	1	0.67mi
1411 N Pershing Ave Indianapolis, IN	1.0	1.0	700	$850	$1.21	43d	1	0.83mi
3621 Lawnview Ln Indianapolis, IN	1.0–4.0	1.0–1.5	1012	$1,026	$1.01	1d	13	0.90mi
411 N Centennial St Indianapolis, IN	2.0	1.0	750	$995	$1.33	7d	1	0.93mi
2774 Pixel DR Indianapolis, IN	1.0	1.0	750	$1,100	$1.47	43d	1	0.98mi
2418 N Centennial St Indianapolis, IN	2.0	1.0	725	$1,099	$1.52	43d	1	1.00mi
1150 N White River Pkwy West Dr Indianapolis, IN	1.0–2.0	1.0	722	$1,224	$1.69	1d	9	1.30mi
1545 N Main St Speedway, IN	1.0–2.0	1.0–2.0	891	$1,972	$2.21	7d	9	1.37mi
1510 Stadium Way Unit 220 Indianapolis, IN	1.0	1.0	665	$1,365	$2.05	7d	1	1.38mi

Listing history 25 events

1. 2026-06-18
   days on market $115,000 Active 57 DOM
2. 2026-06-17
   days on market $115,000 Active 56 DOM
3. 2026-06-16
   days on market $115,000 Active 55 DOM
4. 2026-06-15
   days on market $115,000 Active 54 DOM
5. 2026-06-13
   days on market $115,000 Active 52 DOM
6. 2026-06-13
   days on market $115,000 Active 51 DOM
7. 2026-06-09
   days on market $115,000 Active 48 DOM
8. 2026-06-08
   days on market $115,000 Active 47 DOM
9. 2026-06-07
   days on market $115,000 Active 46 DOM
10. 2026-06-03
    days on market $115,000 Active 42 DOM
11. 2026-06-02
    days on market $115,000 Active 41 DOM
12. 2026-06-01
    days on market $115,000 Active 40 DOM
13. 2026-05-31
    days on market $115,000 Active 39 DOM
14. 2026-04-22
    listed $115,000 Active 415-char remark

    Show marketing remark (415 chars)

    Presenting a compelling opportunity at 1416 Groff Ave. Located on Indianapolis' near west side, this property offers a great opportunity for a buyer looking to build equity or an investor seeking their next project. The location puts you close to downtown, neighborhood parks, and everyday west-side convenience. With redevelopment activity and long-term potential in the surrounding area, this is one worth a look.

15. 2012-05-04
    historical 204-char remark

    Show marketing remark (204 chars)

    Own your own piece of Hollywood right here in Indianapolis! This 3 bedroom, 1 bathroom home is priced to sell. Don't miss out on this opportunity in Wayne township. This is a Fannie Mae Homepath property.

16. 2012-05-04
    soldstatus $12,000 204-char remark

    Show marketing remark (204 chars)

    Own your own piece of Hollywood right here in Indianapolis! This 3 bedroom, 1 bathroom home is priced to sell. Don't miss out on this opportunity in Wayne township. This is a Fannie Mae Homepath property.

17. 2012-03-05
    listed $10,300 204-char remark

    Show marketing remark (204 chars)

    Own your own piece of Hollywood right here in Indianapolis! This 3 bedroom, 1 bathroom home is priced to sell. Don't miss out on this opportunity in Wayne township. This is a Fannie Mae Homepath property.

18. 2006-01-06
    historical
19. 2005-09-06
    listed $62,900
20. 2003-04-22
    historical
21. 2002-10-22
    listed $52,900
22. 2002-06-24
    historical
23. 2002-02-25
    listed $54,900
24. 2001-12-11
    historical
25. 2001-06-13
    listed $54,900

ⓘ 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: $607 · $51/mo
• Projected year-2 tax: $792 · $66/mo
• Expected delta: +$185/yr (+$15/mo · 30.6%)

ⓘ 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 ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $13,142
• − Mortgage interest: −$6,442
• − Property taxes: −$607
• − Insurance: −$575
• − Repairs & maintenance: −$1,051
• − Management: −$1,051
• − Depreciation: −$3,345
• Taxable income: $71
• Est. tax owed @ 24.0%: −$17
• After-tax cash flow: $1,947/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): 38,887
• Household income: $50,783
• Rent vs Own: 51.7% rent · 48.3% own
• Severe rent burden: 1750.0

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: White 32% Black 30% Hispanic / Latino 30% Two or more races 12% Asian 2%
• Hispanic origin (detail): Mexican 24% Puerto Rican 1%
• Common ancestry: Lithuanian 1% Iranian 1% Slovak 1%
• Foreign-born: 21% · Canada, Jamaica
• Languages at home: 67% English-only · Spanish 25% Other Indo-European 3% Arabic 2%

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: ▼ -75.47%
• Current HPI: 375.8479
• Rent YoY: ▲ 2.46%
• 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

+109.5% since first listed

12 events — show timeline

• 2026-04-22 Listed $115,000 MIBOR as Distributed by MLS Grid
• 2012-05-04 Listing Removed — MIBOR as Distributed by MLS Grid
• 2012-05-04 Sold (MLS) $12,000 MIBOR as Distributed by MLS Grid
• 2012-03-05 Listed $10,300 MIBOR as Distributed by MLS Grid
• 2006-01-06 Listing Removed — MIBOR as Distributed by MLS Grid
• 2005-09-06 Listed $62,900 MIBOR as Distributed by MLS Grid
• 2003-04-22 Listing Removed — MIBOR as Distributed by MLS Grid
• 2002-10-22 Listed $52,900 MIBOR as Distributed by MLS Grid
• 2002-06-24 Listing Removed — MIBOR as Distributed by MLS Grid
• 2002-02-25 Listed $54,900 MIBOR as Distributed by MLS Grid
• 2001-12-11 Listing Removed — MIBOR as Distributed by MLS Grid
• 2001-06-13 Listed $54,900 MIBOR as Distributed by MLS Grid

Property tax history

+13.8%/yr

Latest (2025): $607 · +14.4% YoY. Source: county tax records.