3728 N Dequincy St · Indianapolis city (balance), IN 46218

$129,999

3 bd · 2.0 ba · 936 sqft · SingleFamily public records · 2 Days on market

Built 1952 7,492 sqft lot $139/sqft · 55% above area Est $168k · 23% under ↓ 10% since listing

---

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 +18.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• 1% rule +5.2/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover a charming single-family residence, built in 1952, located at 3728 N Dequincy ST, INDIANAPOLIS, IN, USA. This inviting home, spanning 936 square feet, offers a comfortable and well-maintained living experience across its single story. The private yard provides a personal retreat, perfect for outdoor enjoyment and relaxation. Adjacent to this outdoor space, a welcoming patio extends the living area, offering an ideal spot for al fresco dining or quiet contemplation. Inside, a thoughtfully designed bathroom features a convenient walk-in shower, blending practicality with modern ease. One of the bedrooms showcases classic hardwood flooring, adding a touch of enduring appeal and warmth

Key facts

• Hardwood flooring
• Private yard
• Welcoming patio

Tags

• PRIVATE YARD
• WELCOMING PATIO
• WALK-IN SHOWER
• HARDWOOD FLOORING

Property features AI

Finance

• Other: Approximately 0.17 acre lot (< 1/4 acre)

Exterior

• Parking: Detached 1-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Municipal sewer
• Home design: Single-family residence; One level
• Construction: Brick construction; Block foundation
• Exterior features: Storage shed

Interior

• Kitchen: Refrigerator; Range hood
• Bedrooms: Two main-level bedrooms; One basement bedroom
• Flooring: Hardwood floors
• Bathrooms: Two full bathrooms (one on main level, one in basement)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Hardwood floors; Partially finished basement with interior entry; Smoke detector(s)
• Laundry & utility: Washer; Dryer; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $115 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Cap rate 7.4% 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 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.
• Market conditions: Rents flat; 334 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,906 units permitted in Marion County in 2024 (621 in 5+ unit buildings).
• This rent runs 42% of the median local income ($38k/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 $899 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.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $129,999

Questions for the listing agent

1. Built in 1952 — 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: 1.02% ✓
• Cap rate: 7.35%
• Cash-on-cash: 3.78%
• DSCR: 1.17
• GRM: 8.2

CMA / ARV

• ARV (median comp): $167,881
• List price: $129,999
• Delta: -13.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3536 N Hawthorne Ln	0.54mi	3/2.0	925 (-1%)	6mo	$149,900	$162	68
3505 N Emerson Ave	0.38mi	3/1.0	972 (+4%)	10mo	$115,000	$118	64
3901 Wallace Ave	0.20mi	2/1.0 (-1)	1,047 (+12%)	0mo	$55,000	$53	62
3614 N Whittier Pl	0.69mi	3/2.0	912 (-3%)	3mo	$171,999	$189	61
3464 N Bancroft St	0.34mi	2/1.0 (-1)	904 (-3%)	11mo	$144,500	$160	60
3938 N Grand Ave	0.41mi	3/1.0	993 (+6%)	9mo	$135,000	$136	59
5225 E 34th St	0.58mi	3/1.0	924 (-1%)	10mo	$80,000	$87	58
4716 E 33rd St	0.63mi	3/1.0	925 (-1%)	12mo	$149,900	$162	55
3302 N Butler Ave	0.67mi	3/1.0	925 (-1%)	10mo	$130,000	$141	54
3219 N Colorado Ave	0.73mi	3/1.0	912 (-3%)	4mo	$139,900	$153	54
5415 E 34th St	0.74mi	2/1.0 (-1)	908 (-3%)	2mo	$107,000	$118	50
3440 N Emerson Ave	0.40mi	2/1.0 (-1)	832 (-11%)	6mo	$115,000	$138	48

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 · 0.81% rent growth · sell at horizon

5-year hold

• IRR: -12.9%
• Equity multiple: 0.54×
• Total profit: $-16,589
• Equity at exit: $19,383

10-year hold

• IRR: -7.8%
• Equity multiple: 0.56×
• Total profit: $-16,110
• Equity at exit: $11,240

Cash invested: $36,400 (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 46218

• Home prices YoY: -17.1%
• Rents YoY: 0.8%
• Active inventory: 334
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,325 high
• Mortgage (P&I): −$682
• Tax from tax record: −$197 /mo · $2,360/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $115

Break-even live

Break-even rent $1,180

Max offer price $129,999

Occupancy floor 86%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3639 N Emerson Ave Indianapolis, IN	4.0	1.0	1000	$1,450	$1.45	21d	1	0.27mi
3815 N Grand Ave Unit 3815 Indianapolis, IN	2.0	1.0	965	$1,250	$1.30	4d	1	0.36mi
3516 N Hawthorne Ln Indianapolis, IN	3.0	1.0	925	$1,225	$1.32	4d	1	0.57mi
3332 Wallace Ave Indianapolis, IN	3.0	1.0	936	$1,600	$1.71	23d	1	0.57mi
3316 N Emerson Ave Indianapolis, IN	3.0	1.0	912	$1,100	$1.21	23d	1	0.59mi
3315 N Euclid Ave Indianapolis, IN	2.0	1.0	780	$1,300	$1.67	14d	1	0.63mi
3301 Mardenna Ave Indianapolis, IN	3.0	1.0	925	$1,200	$1.30	43d	1	0.67mi
3636 N Whittier Pl Indianapolis, IN	3.0	1.0	912	$995	$1.09	7d	1	0.69mi
3725 N Sherman Dr #7 Indianapolis, IN	2.0	1.0	729	$845	$1.16	4d	1	0.76mi
3319 N Hawthorne Ln Indianapolis, IN	3.0	1.0	1084	$1,100	$1.01	23d	1	0.77mi
3142 N Euclid Ave Indianapolis, IN	3.0	1.0	1050	$1,050	$1.00	43d	1	0.84mi
3149 N Gladstone Ave Indianapolis, IN	3.0	1.5	1036	$1,350	$1.30	7d	1	0.90mi
3718 N Audubon Rd Indianapolis, IN	3.0	1.0	875	$1,300	$1.49	23d	1	0.91mi
3615 Sherman Forest Dr Indianapolis, IN	4.0	1.0–2.5	1057	$1,544	$1.46	4d	1	0.93mi
5602 Glencoe St Indianapolis, IN	3.0	1.0	1000	$1,749	$1.75	17d	1	0.93mi
3383 Station St Indianapolis, IN	3.0	1.0	744	$1,250	$1.68	23d	1	1.00mi
4615 E 30th St Indianapolis, IN	2.0	1.0	660	$1,100	$1.67	23d	1	1.01mi
2950 N Dequincy St Indianapolis, IN	3.0	1.0	888	$1,375	$1.55	14d	1	1.02mi
3836 Priscilla Ave Indianapolis, IN	3.0	1.5	1040	$1,275	$1.23	2d	1	1.03mi
3522 N Olney St Indianapolis, IN	3.0	1.0	768	$1,300	$1.69	43d	1	1.07mi
2932 Arthington Blvd Indianapolis, IN	3.0	1.0	900	$1,350	$1.50	23d	1	1.07mi
3421 N Olney St Indianapolis, IN	2.0	1.0	720	$1,195	$1.66	16d	1	1.09mi
4115 Meadows Dr Indianapolis, IN	1.0–3.0	1.0–2.0	1013	$1,592	$1.57	43d	9	1.16mi
3920 E 30th St Indianapolis, IN	3.0	1.0	1071	$1,350	$1.26	4d	1	1.16mi
3920 E 30th St Indianapolis, IN	3.0	1.0	1071	$1,350	$1.26	7d	1	1.16mi
2864 Forest Manor Ave Indianapolis, IN	3.0	1.0	1018	$1,500	$1.47	23d	1	1.25mi
2862 N Chester Ave Indianapolis, IN	3.0	2.0	1076	$1,520	$1.41	43d	1	1.29mi
3472 N Dearborn St Indianapolis, IN	2.0	1.0	890	$1,099	$1.23	19d	1	1.34mi
3535 N Oxford St Indianapolis, IN	3.0	1.0	1015	$1,500	$1.48	21d	1	1.45mi

Listing history 2 events

1. 2026-05-14
   price $134,999 781-char remark
2. 2026-05-02
   listed $145,000 Active 781-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: $2,360 · $197/mo
• Projected year-2 tax: $2,360 · $197/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 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,905
• − Mortgage interest: −$7,282
• − Property taxes: −$2,360
• − Insurance: −$650
• − Repairs & maintenance: −$1,272
• − Management: −$1,272
• − Depreciation: −$3,782
• Taxable loss: −$713
• Est. tax savings @ 24.0%: +$171
• After-tax cash flow: $1,546/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): 29,360
• Household income: $38,063
• Rent vs Own: 47.2% rent · 52.8% own
• Severe rent burden: 2340.0

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 Black (68%)
• Race & ethnicity: Black 68% White 18% Hispanic / Latino 9% Two or more races 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 1%
• Foreign-born: 5% · Canada, Philippines
• Languages at home: 92% English-only · Spanish 7%

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: ▼ -81.57%
• Current HPI: 395.7071
• Rent YoY: ▲ 0.81%
• 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

-10.3% since first listed

6 events — show timeline

• 2026-05-22 Pending — MIBOR as Distributed by MLS Grid
• 2026-05-20 Listing Removed — MIBOR as Distributed by MLS Grid
• 2026-05-20 Listed $129,999 MIBOR as Distributed by MLS Grid
• 2026-05-19 Price Changed $129,999 MIBOR as Distributed by MLS Grid
• 2026-05-14 Price Changed $134,999 MIBOR as Distributed by MLS Grid
• 2026-05-02 Listed $145,000 MIBOR as Distributed by MLS Grid

Property tax history

+46.7%/yr

Latest (2025): $2,360 · +14.3% YoY. Source: county tax records.