9226 Rochelle Dr · Indianapolis city (balance), IN 46235

$154,900

3 bd · 3.0 ba · 1,323 sqft · SingleFamily public records · 7 Days on market

Built 1963 9,104 sqft lot Est $160k · at est.

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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 +20.9/30.0
• ARV discount +9.0/15.0
• DSCR +6.7/10.0
• 1% rule +5.6/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this inviting ranch-style residence located in a quiet community. Built in 1963, this 1323 square foot single family home is ready for you to move in and begin your next chapter. The home offers four thoughtfully designed bedrooms, providing ample personal space for everyone. Experience convenience and comfort with three full bathrooms, including one featuring a walk-in shower for a spa-like retreat. Beyond the interiors, a private yard awaits, offering a serene outdoor extension for relaxation or entertaining. The dedicated laundry room adds to the home's practical appeal, ensuring everyday tasks are handled with ease. Close to schools, shopping, I-465 & I-70, and eve

Key facts

• Private yard
• Quiet community
• 9,104 sq ft lot

Tags

• RANCH-STYLE RESIDENCE
• PRIVATE YARD
• DEDICATED LAUNDRY ROOM
• QUIET COMMUNITY

Property features AI

Exterior

• Parking: Guest street parking
• Utilities: Public water; Municipal sewer connected; Cable available
• Home design: Single-family residence; Updated/remodeled; One story
• Construction: Vinyl siding; Slab foundation
• Exterior features: Storage shed; Privacy fence (full, complete); Sidewalks

Interior

• Kitchen: Dishwasher; Microwave; Gas oven
• Bedrooms: 4 bedrooms on the main level (sizes: 13x13, 11x11, 13x12, 13x12)
• Flooring: Luxury vinyl plank throughout main living areas
• Bathrooms: 3 full bathrooms (all on the main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Attic access; Has a view
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• 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 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: Charles Warren Fairbanks Sch 105 (math 2% / reading 8%, grade F, #970 of 994 statewide, top 99%, 313 students, 78% FRL); Arsenal Technical High School (math 6% / reading 27%, grade F, #353 of 369 statewide, top 96%, 2,366 students, 74% FRL) — zoned schools at 76% FRL track the district average.
• Market conditions: Rents rising (+2.6%/yr); 54 active listings in the ZIP; 37 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).
• This rent runs 33% of the median local income ($59k/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 $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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 14 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 $26k; list at $155k implies a 498% gain — meaningful room to come down on a strong offer.

Recommended offer $154,900

Questions for the listing agent

1. Built in 1963 — 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: 1.06% ✓
• Cap rate: 7.97%
• Cash-on-cash: 6.00%
• DSCR: 1.27
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $160,083
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3444 Hermosa Ct	0.03mi	3/1.5	1,262 (-5%)	3mo	$145,000	$115	83
9048 E 36th St	0.26mi	3/1.0	1,311 (-1%)	8mo	$130,000	$99	72
3720 Breen Dr	0.35mi	3/1.5	1,311 (-1%)	12mo	$147,000	$112	66
3405 N Brentwood Ave	0.24mi	3/1.5	1,253 (-5%)	10mo	$160,000	$128	66
3601 Luewan Dr	0.43mi	3/2.0	1,284 (-3%)	7mo	$110,000	$86	65
3425 Ireland Dr	0.07mi	3/1.5	1,457 (+10%)	11mo	$177,000	$121	65
3655 N Wittfield St	0.28mi	3/1.0	1,213 (-8%)	9mo	$150,261	$124	58
9036 E 36th St	0.28mi	4/2.0 (+1)	1,458 (+10%)	6mo	$210,000	$144	56
3642 Horth Ct	0.27mi	3/1.0	1,193 (-10%)	12mo	$210,000	$176	53
9819 Bishop Ct	0.72mi	4/2.0 (+1)	1,225 (-7%)	1mo	$136,500	$111	44
3817 Strathmore Dr	0.72mi	3/1.0	1,236 (-7%)	11mo	$150,000	$121	38
3814 Strathmore Dr	0.68mi	4/1.0 (+1)	1,225 (-7%)	9mo	$185,000	$151	36

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 · 2.56% rent growth · sell at horizon

5-year hold

• IRR: -7.5%
• Equity multiple: 0.72×
• Total profit: $-11,989
• Equity at exit: $23,096

10-year hold

• IRR: 1.5%
• Equity multiple: 1.10×
• Total profit: $4,517
• Equity at exit: $13,393

Cash invested: $43,372 (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 46235

• Home prices YoY: -4.3%
• Rents YoY: 2.6%
• Active inventory: 54
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,642 high
• Mortgage (P&I): −$812
• Tax from tax record: −$204 /mo · $2,444/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $217

Break-even live

Break-even rent $1,368

Max offer price $154,900

Occupancy floor 82%

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3525 Luewan Ct Indianapolis, IN	4.0	1.0	1107	$1,750	$1.58	24d	1	0.12mi
9226 E 36th Pl Indianapolis, IN	3.0	1.0	1073	$1,250	$1.16	8d	1	0.16mi
3519 Jerome Ct Indianapolis, IN	4.0	1.0	1107	$1,995	$1.80	24d	1	0.17mi
3644 Celtic Dr Indianapolis, IN	4.0	1.5	1637	$1,500	$0.92	15d	1	0.23mi
3722 Ireland Dr Indianapolis, IN	3.0	2.0	1682	$1,700	$1.01	44d	1	0.33mi
3747 Ireland Dr Indianapolis, IN	4.0	1.5	1400	$1,700	$1.21	24d	1	0.39mi
3631 Decamp Dr Indianapolis, IN	3.0	1.0	1000	$1,335	$1.33	24d	1	0.49mi
3540 Dubarry Ct Indianapolis, IN	3.0	2.0	1297	$1,400	$1.08	24d	1	0.49mi
3809 Biscayne Rd Indianapolis, IN	2.0	1.5	992	$1,020	$1.03	15d	1	0.67mi
3815 Biscayne Rd Indianapolis, IN	3.0	1.5	1188	$1,220	$1.03	15d	1	0.68mi
9060 E 39th Pl Indianapolis, IN	1.0–2.0	1.0–1.5	820	$1,040	$1.27	24d	1	0.68mi
3821 Biscayne Rd Indianapolis, IN	4.0	1.5	1188	$1,325	$1.12	15d	1	0.69mi
3823 Biscayne Rd Indianapolis, IN	4.0	1.5	1188	$1,320	$1.11	15d	1	0.70mi
9513 Baker Ct Indianapolis, IN	4.0	2.0	1702	$1,825	$1.07	8d	1	0.70mi
3829 Biscayne Rd Indianapolis, IN	4.0	1.5	1188	$1,320	$1.11	15d	1	0.70mi
8862 Bel Air Ct Indianapolis, IN	3.0	1.0	1073	$1,264	$1.18	18d	1	0.74mi
9438 Conried Dr Indianapolis, IN	3.0	1.0	1094	$1,445	$1.32	4d	1	0.80mi
3938 Biscayne Rd Indianapolis, IN	3.0	1.0	1000	$1,895	$1.90	3d	1	0.80mi
8914 Elmonte Dr Indianapolis, IN	3.0	1.5	1500	$1,600	$1.07	24d	1	0.82mi
9962 Catalina Dr Indianapolis, IN	3.0	1.0	1236	$1,600	$1.29	4d	1	0.83mi
3962 Strathmore Dr Indianapolis, IN	3.0	1.0	925	$1,250	$1.35	24d	1	0.86mi
8738 Montery Rd Indianapolis, IN	3.0	1.0	1421	$1,396	$0.98	8d	1	0.90mi
8724 Montery Rd Indianapolis, IN	3.0	1.0	925	$1,500	$1.62	44d	1	0.91mi
9949 Ellis Dr Indianapolis, IN	4.0	2.0	1421	$1,580	$1.11	3d	1	1.04mi
8203 Penway St Indianapolis, IN	3.0	1.5	1360	$1,500	$1.10	24d	1	1.05mi
3645 Wingate Ct Indianapolis, IN	3.0	1.0–2.0	774	$1,500	$1.94	24d	6	1.21mi
9634 Meadowlark Dr Indianapolis, IN	3.0	1.5	1546	$1,550	$1.00	16d	1	1.21mi
3513 Roseway Dr Indianapolis, IN	3.0	2.0	1216	$1,600	$1.32	18d	1	1.25mi
7937 E 34th St Indianapolis, IN	4.0	1.0	1450	$2,000	$1.38	24d	1	1.26mi
8501 Athens Ct Indianapolis, IN	4.0	1.0	1225	$1,475	$1.20	15d	1	1.27mi
4315 Aspen Way Indianapolis, IN	3.0	1.0	1080	$1,380	$1.28	44d	1	1.35mi
7838 Ridgewood Dr Indianapolis, IN	3.0	2.0	936	$1,540	$1.65	44d	1	1.36mi
7838 Ridgewood Dr Indianapolis, IN	3.0	2.0	936	$1,540	$1.65	24d	1	1.36mi
7925 Crossbridge Dr Indianapolis, IN	2.0	2.0	1072	$1,200	$1.12	44d	1	1.40mi
3226 Wellington Ave Indianapolis, IN	3.0	1.0	900	$1,149	$1.28	11d	1	1.43mi
8254 Meadowlark Dr Unit 1 Indianapolis, IN	3.0	1.5	1320	$1,150	$0.87	44d	1	1.47mi
8254 Meadowlark Dr Indianapolis, IN	3.0	1.5	1320	$1,150	$0.87	22d	1	1.47mi

Listing history 7 events

1. 2026-06-18
   days on market $154,900 Active 7 DOM
2. 2026-06-17
   days on market $154,900 Active 6 DOM
3. 2026-06-16
   days on market $154,900 Active 5 DOM
4. 2026-06-15
   days on market $154,900 Active 4 DOM
5. 2026-06-13
   days on market $154,900 Active 2 DOM
6. 2026-06-13
   remarks 695-char remark
7. 2026-06-13
   listed $154,900 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: $2,444 · $204/mo
• Projected year-2 tax: $2,444 · $204/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 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: $19,706
• − Mortgage interest: −$8,677
• − Property taxes: −$2,444
• − Insurance: −$774
• − Repairs & maintenance: −$1,576
• − Management: −$1,576
• − Depreciation: −$4,506
• Taxable income: $151
• Est. tax owed @ 24.0%: −$36
• After-tax cash flow: $2,565/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): 36,317
• Household income: $58,951
• Rent vs Own: 46.5% rent · 53.5% own
• Severe rent burden: 1901.0

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 57% White 18% Hispanic / Latino 17% Two or more races 11%
• Hispanic origin (detail): Mexican 11% Puerto Rican 2%
• Common ancestry: Hispanic 3% Slovak 1% Romanian 1%
• Foreign-born: 11% · Canada
• Languages at home: 80% English-only · Spanish 15% French/Haitian/Cajun 4%

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: ▼ -12.41%
• Current HPI: 275.1505
• Rent YoY: ▲ 2.56%
• 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

+121.6% since first listed

27 events — show timeline

• 2026-06-11 Listed $154,900 MIBOR as Distributed by MLS Grid
• 2017-09-01 Listing Removed — MIBOR as Distributed by MLS Grid
• 2017-08-07 Listed $90,000 MIBOR as Distributed by MLS Grid
• 2016-03-21 Listing Removed — MIBOR as Distributed by MLS Grid
• 2016-01-04 Listed $59,900 MIBOR as Distributed by MLS Grid
• 2009-03-13 Listing Removed — MIBOR as Distributed by MLS Grid
• 2008-03-12 Listed $88,000 MIBOR as Distributed by MLS Grid
• 2008-02-22 Sold (MLS) $25,900 MIBOR as Distributed by MLS Grid
• 2007-12-31 Listing Removed — MIBOR as Distributed by MLS Grid
• 2007-12-04 Listed $28,000 MIBOR as Distributed by MLS Grid
• 2007-06-04 Listed $87,000 MIBOR as Distributed by MLS Grid
• 2004-11-29 Sold (MLS) $37,000 MIBOR as Distributed by MLS Grid
• 2004-08-28 Listing Removed — MIBOR as Distributed by MLS Grid
• 2004-07-23 Listed $40,000 MIBOR as Distributed by MLS Grid
• 2004-01-19 Listed $44,900 MIBOR as Distributed by MLS Grid
• 2003-12-15 Listing Removed — MIBOR as Distributed by MLS Grid
• 2003-10-15 Listing Removed — MIBOR as Distributed by MLS Grid
• 2003-09-29 Listed $49,500 MIBOR as Distributed by MLS Grid
• 2003-09-17 Listed $56,000 MIBOR as Distributed by MLS Grid
• 2003-09-15 Listing Removed — MIBOR as Distributed by MLS Grid
• 2003-05-20 Listing Removed — MIBOR as Distributed by MLS Grid
• 2003-05-20 Listing Removed — MIBOR as Distributed by MLS Grid
• 2003-04-02 Listed $69,500 MIBOR as Distributed by MLS Grid
• 2003-04-02 Listed $56,000 MIBOR as Distributed by MLS Grid
• 2003-02-21 Listed $69,500 MIBOR as Distributed by MLS Grid
• 2001-09-28 Listing Removed — MIBOR as Distributed by MLS Grid
• 2000-09-28 Listed $69,900 MIBOR as Distributed by MLS Grid

Property tax history

+7.6%/yr

Latest (2025): $2,444 · +24.0% YoY. Source: county tax records.