Jensen Plan · Indianapolis city (balance), IN 46239

$355,990

4 bd · 2.5 ba · 2,794 sqft · SingleFamily · 41 Days on market

Excellent condition

---

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 +7.7/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Schools +4.5/10.0
• Rent growth +4.0/5.0
• Livability +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

The Jensen home design by Fischer Homes presents a layout that thoughtfully balances open shared spaces with adaptable areas positioned throughout the home. With an emphasis on comfort and ease of movement, this plan encourages a natural flow between gathering areas, private rooms, and transitional spaces. Carefully arranged sightlines help create a cohesive living experience that feels both welcoming and functional. The design features 4 to 6 bedrooms and 2.5 to 3.5 bathrooms, covering a spacious 2,794 square feet across two stories, making it an ideal setting for families of various sizes.

Key facts

• Open main level
• Dedicated workspace
• Play areas

Tags

• OPEN MAIN LEVEL
• DEDICATED WORKSPACE
• PLAY AREAS
• ADDITIONAL LIVING ZONES
• THOUGHTFUL LAYOUT CHOICES
• OPTIONAL DESIGN ELEMENTS

🏗️ New construction. The $355,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $373,645.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $356k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-431 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $311k (12.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $272k (23.5% below list).
• Recommended offer: $272k (23.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Franklin Township Community School Corporation (urban): math 42% / reading 47% proficiency, ranked #87 of 301 in IN (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Franklin Central Junior High (math 31% / reading 40%, grade F, #162 of 330 statewide, top 49%, 1,711 students, 51% FRL); Franklin Central High School (math 41% / reading 69%, grade C, #77 of 369 statewide, top 21%, 3,319 students, 46% FRL) — zoned schools average 48% FRL vs 29% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.1%/yr); 502 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 68d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,906 units permitted in Marion County in 2024 (621 in 5+ unit buildings).
• This rent runs 33% of the median local income ($100k/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 $3k of loan paydown is wiped out by about $11k 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 41 days — a 3% lower offer ($345k) is reasonable based on typical stale-listing flexibility.

Recommended offer $272,262 (23.5% 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 41 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
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: 0.73% ✗
• Cap rate: 4.91%
• Cash-on-cash: -4.95%
• DSCR: 0.78
• GRM: 11.4

CMA / ARV

• ARV (median comp): $373,645
• List price: $355,990
• Delta: -4.73%
• 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
9207 Fitzgerald Dr	0.35mi	5/3.0 (+1)	2,600 (-7%)	1mo	$356,000	$137	64
9209 Hemingway Dr	0.38mi	5/3.0 (+1)	2,600 (-7%)	4mo	$357,000	$137	60
9149 Faulkner Dr	0.45mi	5/3.0 (+1)	2,600 (-7%)	1mo	$350,900	$135	60
4729 Hittle Dr	0.63mi	4/2.0	3,041 (+9%)	3mo	$235,000	$77	52
9138 Steinbeck Ln	0.57mi	5/3.0 (+1)	2,600 (-7%)	6mo	$359,900	$138	50
9119 Steinbeck Ln	0.62mi	5/3.0 (+1)	2,600 (-7%)	4mo	$369,900	$142	49
9120 Steinbeck Ln	0.61mi	5/3.0 (+1)	2,600 (-7%)	6mo	$365,000	$140	48
9108 Steinbeck Ln	0.63mi	5/3.0 (+1)	2,600 (-7%)	6mo	$369,000	$142	47
5528 Tart Blvd	0.68mi	5/3.0 (+1)	2,600 (-7%)	4mo	$369,900	$142	46
4825 Hittle Dr	0.57mi	3/3.0 (-1)	3,159 (+13%)	3mo	$495,000	$157	43
5539 Flat Hill Dr	0.73mi	5/3.5 (+1)	3,062 (+10%)	0mo	$419,378	$137	41
8963 Faulkner Dr	0.68mi	5/3.0 (+1)	3,143 (+12%)	6mo	$394,900	$126	35

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 · 6.11% rent growth · sell at horizon

5-year hold

• IRR: -21.3%
• Equity multiple: 0.24×
• Total profit: $-79,191
• Equity at exit: $55,712

10-year hold

• IRR: -9.0%
• Equity multiple: 0.37×
• Total profit: $-65,736
• Equity at exit: $32,306

Cash invested: $104,621 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 106 active · 36 under contract
• Months of supply: 12.7 mo (8%/mo absorbed)
• Median asking: $399,950 ($149/sqft)
• Median days on market: 69 d
• This list price: 17% of active listings are priced below it
• ARV vs active asking: -10.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 46239

• Home prices YoY: -29.2%
• Rents YoY: 6.1%
• Active inventory: 502
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,723 high
• Mortgage (P&I): −$1,959
• Tax est. 1.5%: −$467 /mo · $5,605/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$572
• Net cashflow: $-431

Break-even live

Break-even rent $3,269

Max offer price $311,234

Occupancy floor —

Sensitivity live

Price	-10% $-173	-5% $-302	+0% $-431	+5% $-560	+10% $-690
Rent	-10% $-646	-5% $-539	+0% $-431	+5% $-324	+10% $-216
Rate	-1.0pp $-243	-0.5pp $-336	base $-431	+0.5pp $-528	+1.0pp $-627

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: $93,411
• Closing costs: $11,209
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4613 Bethel Cove Dr Indianapolis, IN	3.0	3.0	2362	$2,750	$1.16	9d	1	0.57mi
4308 Blue Note Dr Indianapolis, IN	4.0	4.0	4076	$2,995	$0.73	73d	1	0.89mi
4308 Blue Note Dr Indianapolis, IN	4.0	4.0	4076	$3,150	$0.77	98d	1	0.89mi
4242 Indigo Walk Ln Indianapolis, IN	5.0	3.0	2787	$2,200	$0.79	67d	1	0.89mi
8709 Rowling Way Indianapolis, IN	5.0	3.5	3250	$2,600	$0.80	119d	1	0.96mi
8644 Hornady Dr Indianapolis, IN	3.0	2.5	2238	$2,371	$1.06	4d	1	1.03mi
10303 Deercrest Ln Indianapolis, IN	4.0	2.5	2085	$2,336	$1.12	0d	1	1.08mi

Property features AI

Finance

• Financial info: List price $355,990

Exterior

• Home design: New construction plan named JensenPlan inventory type
• Construction: Single-family home (plan)Listed in 2026

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Open plan living area totaling 2,794 (living area reported)

Listing history 50 events

1. 2026-09-23
   days on market $355,990 Active 41 DOM
2. 2026-09-22
   days on market $355,990 Active 40 DOM
3. 2026-09-21
   days on market $355,990 Active 39 DOM
4. 2026-09-20
   days on market $355,990 Active 38 DOM
5. 2026-09-19
   days on market $355,990 Active 37 DOM
6. 2026-09-18
   days on market $355,990 Active 36 DOM
7. 2026-09-17
   days on market $355,990 Active 35 DOM
8. 2026-09-16
   days on market $355,990 Active 34 DOM
9. 2026-09-15
   days on market $355,990 Active 33 DOM
10. 2026-09-14
    days on market $355,990 Active 32 DOM
11. 2026-09-13
    days on market $355,990 Active 31 DOM
12. 2026-09-12
    days on market $355,990 Active 30 DOM
13. 2026-09-11
    days on market $355,990 Active 29 DOM
14. 2026-09-05
    days on market $355,990 Active 23 DOM
15. 2026-09-04
    days on market $355,990 Active 22 DOM
16. 2026-09-03
    days on market $355,990 Active 21 DOM
17. 2026-08-31
    days on market $355,990 Active 18 DOM
18. 2026-08-30
    days on market $355,990 Active 17 DOM
19. 2026-08-29
    days on market $355,990 Active 16 DOM
20. 2026-08-28
    days on market $355,990 Active 15 DOM
21. 2026-08-27
    days on market $355,990 Active 14 DOM
22. 2026-08-26
    days on market $355,990 Active 13 DOM
23. 2026-08-25
    days on market $355,990 Active 12 DOM
24. 2026-08-24
    days on market $355,990 Active 11 DOM
25. 2026-08-23
    days on market $355,990 Active 10 DOM
26. 2026-08-22
    days on market $355,990 Active 9 DOM
27. 2026-08-21
    days on market $355,990 Active 8 DOM
28. 2026-08-20
    days on market $355,990 Active 7 DOM
29. 2026-08-19
    days on market $355,990 Active 6 DOM
30. 2026-08-18
    days on market $355,990 Active 5 DOM
31. 2026-08-17
    days on market $355,990 Active 4 DOM
32. 2026-08-16
    days on market $355,990 Active 3 DOM
33. 2026-08-15
    days on market $355,990 Active 2 DOM
34. 2026-08-14
    days on marketlisting id $355,990 Active 1 DOM
35. 2026-08-13
    days on market $355,990 Active 126 DOM
36. 2026-08-12
    days on market $355,990 Active 125 DOM
37. 2026-08-11
    days on market $355,990 Active 124 DOM
38. 2026-08-10
    days on market $355,990 Active 123 DOM
39. 2026-08-09
    days on market $355,990 Active 122 DOM
40. 2026-08-08
    days on market $355,990 Active 121 DOM
41. 2026-08-07
    days on market $355,990 Active 120 DOM
42. 2026-08-06
    days on market $355,990 Active 119 DOM
43. 2026-08-05
    days on market $355,990 Active 118 DOM
44. 2026-08-04
    days on market $355,990 Active 117 DOM
45. 2026-08-03
    days on market $355,990 Active 116 DOM
46. 2026-07-31
    days on market $355,990 Active 113 DOM
47. 2026-07-30
    days on market $355,990 Active 111 DOM
48. 2026-07-28
    days on market $355,990 Active 110 DOM
49. 2026-07-26
    days on market $355,990 Active 108 DOM
50. 2026-07-24
    days on market $355,990 Active 106 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,671
• − Mortgage interest: −$20,930
• − Property taxes: −$5,605
• − Insurance: −$1,868
• − Repairs & maintenance: −$2,614
• − Management: −$2,614
• − Depreciation: −$10,870
• Taxable loss: −$11,828
• Est. tax savings @ 24.0%: +$2,839
• After-tax cash flow: $-2,337/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.

Condition & rehab AI · 13 photos

Excellent 95/100 None rehab

This home is in excellent condition with no visible repairs needed. It offers a spacious and modern design, making it an attractive option for both buyers and renters. Consider painting, landscaping, and smart home upgrades to further enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Adding smart home features — Smart home features can increase convenience and appeal to tech-savvy buyers/tenants. ↑
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and appealing to potential buyers/tenants. ↑

F Composite school gradezoned avg 45/100

Zoned Schools

Middle Franklin Central Junior High F IN #162/330 Nat'l #7,347/14,009 High Franklin Central High School C IN #77/369 Nat'l #4,413/17,239

Schools (NCES district)

• District: Franklin Township Community School Corporation
• NCES district ID: 1803750
• Math proficiency: 42% ▼ -12.00%
• Reading proficiency: 47% ▼ -6.00%
• Median HH income: $67,825
• Composite: 39.91/100
• National rank: #3852
• State rank: #87 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 · 1,025,572 people
• City population: 881,119
• Metro: Indianapolis-Carmel-Anderson, IN
• Population (ZIP): 33,931
• Household income: $100,331
• Rent vs Own: 17.6% rent · 82.4% own
• Severe rent burden: 7% of renters

---

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 0.61)
• Race & ethnicity: White 57% Black 24% Hispanic / Latino 9% Two or more races 9% Asian 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 1%
• Foreign-born: 7% · Canada, Philippines, China
• Languages at home: 89% English-only · Spanish 6% Other Indo-European 2% Chinese 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: ▼ -93.15%
• Current HPI: 226.1965
• Rent YoY: ▲ 6.11%
• 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

Property features AI

Finance

• Financial info: List price $355,990

Exterior

• Home design: New construction plan named JensenPlan inventory type
• Construction: Single-family home (plan)Listed in 2026

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Open plan living area totaling 2,794 (living area reported)