8550 Fenton Tower Dr · Indianapolis city (balance), IN 46259

$356,890

4 bd · 1.5 ba · 2,792 sqft · SingleFamily public records · 36 Days on market

Built 2004 10,106 sqft lot Est $366k · at est. $30/mo HOA · 1% of rent

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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).

• Cash flow +13.3/30.0
• ARV discount +8.6/15.0
• DSCR +4.0/10.0
• Schools +4.0/10.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

What a gem! This home has been well-maintained & well kept. It was repainted 1 yr ago. Gorgeous wood floors upstairs. Carpets are in great condition. SS appliances in the kitchen. Enjoy the over-sized great room w/gas fireplace. All bedrooms feature walk-in closets. Yard & landscape are very neat & well taken care of. 10 min away from I65.

Key facts

• Multi-function loft
• First floor office
• Fenced-in back yard

Tags

• FENCED-IN BACK YARD
• FIRST FLOOR OFFICE
• GAS FIREPLACE
• UPDATED KITCHEN
• KITCHEN ISLAND
• MULTI-FUNCTION LOFT

Property features AI

Finance

• Other: Lot approximately 0.23 acres (< 1/4 acre)
• HOA & community: HOA present; semi-annual fee ($180); HOA covers entrance common areas, insurance, maintenance, and management; HOA disclosures include covenants & restrictions, rental restrictions, and a transfer fee

Exterior

• Parking: Attached 2-car garage with finished interior and garage door opener (492 sq ft)
• Utilities: Public water; Municipal sewer connected; 200+ amp electrical service; Cable available; Electricity connected; Natural gas connected; Sewer connected; Water connected; Solid waste service available
• Home design: Single family residence; Updated/remodeled condition; Two levels; Faces south; Mandatory fee ownership
• Construction: Vinyl with brick exterior; Slab foundation
• Exterior features: Covered patio; Patio; Full chain link fence; Mature trees; Has view

Interior

• Kitchen: Dishwasher; Gas oven; Microwave with hood; Refrigerator; Disposal; Pantry; Eat-in kitchen
• Bedrooms: 4 upper bedrooms; Primary bedroom with walk-in closet (see remarks)
• Bathrooms: 2 full bathrooms; 1 half bathroom; Primary bathroom with double sinks, suite area, full tub with separate shower, garden tub, and shower stall
• Other interior: Living room fireplace with gas log
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Attic access; High vaulted ceilings; Eat-in kitchen; Pantry; Wood trim painted; Walk-in closet(s)
• Laundry & utility: Main-level laundry room with full connections; Water softener (owned); Gas water heater; Utility room

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $357k.

Deal economics

• At list price, monthly cash flow is $-3 ($-34/yr) — negative.
• To cash-flow at today's rent, offer at most $356k (0.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $290k (18.8% below list).
• Recommended offer: $290k (18.8% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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.
• 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 High School (math 41% / reading 69%, grade C, #77 of 369 statewide, top 21%, 3,319 students, 46% FRL) — zoned schools average 46% FRL vs 29% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 159 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 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 $2k 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 36 days — a 3% lower offer ($346k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y 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 $192k; list at $357k implies a 86% gain — meaningful room to come down on a strong offer.

Recommended offer $289,631 (18.8% 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 36 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.81% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.03%
• DSCR: 1.00
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $365,752
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8531 Aberdeenshire Ct	0.05mi	4/2.5	2,980 (+7%)	1mo	$337,000	$113	82
7433 Deerberg Dr	0.29mi	5/3.0 (+1)	2,909 (+4%)	2mo	$394,990	$136	67
7331 Deerberg Dr	0.35mi	5/3.0 (+1)	2,909 (+4%)	6mo	$371,990	$128	61
8236 Holmard Pl	0.47mi	4/2.5	3,018 (+8%)	0mo	$385,000	$128	60
7418 Woodington Pl	0.38mi	4/2.5	2,509 (-10%)	3mo	$359,000	$143	59
7134 Sayers Rd	0.53mi	5/3.0 (+1)	2,719 (-3%)	2mo	$350,000	$129	58
7102 Sayers Rd	0.60mi	5/3.0 (+1)	2,736 (-2%)	4mo	$400,000	$146	54
7338 Deerberg Dr	0.31mi	3/2.5 (-1)	2,396 (-14%)	1mo	$369,990	$154	52
7349 Deerberg Dr	0.32mi	5/3.0 (+1)	3,169 (+14%)	1mo	$409,990	$129	50
7343 Deerberg Dr	0.33mi	5/3.0 (+1)	3,179 (+14%)	2mo	$418,000	$131	49
8030 Parcrest Ct	0.57mi	4/2.5	3,090 (+11%)	4mo	$367,000	$119	48
7203 Stones River Dr	0.72mi	5/3.0 (+1)	3,145 (+13%)	5mo	$492,500	$157	30

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.4%
• Equity multiple: 0.42×
• Total profit: $-58,074
• Equity at exit: $53,213

10-year hold

• IRR: -8.2%
• Equity multiple: 0.49×
• Total profit: $-51,061
• Equity at exit: $30,857

Cash invested: $99,929 (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 46259

• Home prices YoY: -26.8%
• Active inventory: 159
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,896 medium
• Mortgage (P&I): −$1,872
• Tax from tax record: −$241 /mo · $2,887/yr
• Insurance: −$149
• HOA: −$30
• Vacancy / Maint / Mgmt: −$608
• Net cashflow: $-3

Break-even live

Break-even rent $2,900

Max offer price $356,394

Occupancy floor 95%

Sensitivity live

Price	-10% $199	-5% $98	+0% $-3	+5% $-104	+10% $-205
Rent	-10% $-232	-5% $-117	+0% $-3	+5% $112	+10% $226
Rate	-1.0pp $177	-0.5pp $88	base $-3	+0.5pp $-95	+1.0pp $-189

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: $89,222
• Closing costs: $10,707
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8110 Meadow Bend Dr Indianapolis, IN	4.0	2.5	2880	$2,455	$0.85	24d	1	0.70mi
7975 Meadow Bend Dr Indianapolis, IN	4.0	2.5	2529	$2,600	$1.03	11d	1	0.78mi

HOA detail

• Monthly dues: $30 · $360/yr
• Likely covers: gas

Listing history 27 events

1. 2026-06-18
   days on market $356,890 Active 36 DOM
2. 2026-06-17
   days on market $356,890 Active 35 DOM
3. 2026-06-16
   days on market $356,890 Active 34 DOM
4. 2026-06-15
   days on market $356,890 Active 33 DOM
5. 2026-06-13
   days on market $356,890 Active 31 DOM
6. 2026-06-09
   days on market $356,890 Active 27 DOM
7. 2026-06-08
   days on market $356,890 Active 26 DOM
8. 2026-06-07
   days on market $356,890 Active 25 DOM
9. 2026-06-03
   days on market $356,890 Active 21 DOM
10. 2026-06-02
    days on market $356,890 Active 20 DOM
11. 2026-06-01
    days on market $356,890 Active 19 DOM
12. 2026-05-31
    days on market $356,890 Active 18 DOM
13. 2026-05-13
    listed $359,990 Active
14. 2016-08-05
    soldstatus $192,000 Sold 353-char remark

    Show marketing remark (353 chars)

    What a gem! This home has been well-maintained &amp; well kept. It was repainted 1 yr ago. Gorgeous wood floors upstairs. Carpets are in great condition. SS appliances in the kitchen. Enjoy the over-sized great room w/gas fireplace. All bedrooms feature walk-in closets. Yard &amp; landscape are very neat &amp; well taken care of. 10 min away from I65.

15. 2016-07-07
    historical Active with Contingency 353-char remark

    Show marketing remark (353 chars)

    What a gem! This home has been well-maintained &amp; well kept. It was repainted 1 yr ago. Gorgeous wood floors upstairs. Carpets are in great condition. SS appliances in the kitchen. Enjoy the over-sized great room w/gas fireplace. All bedrooms feature walk-in closets. Yard &amp; landscape are very neat &amp; well taken care of. 10 min away from I65.

16. 2016-06-29
    listed $199,900 Active 353-char remark

    Show marketing remark (353 chars)

    What a gem! This home has been well-maintained &amp; well kept. It was repainted 1 yr ago. Gorgeous wood floors upstairs. Carpets are in great condition. SS appliances in the kitchen. Enjoy the over-sized great room w/gas fireplace. All bedrooms feature walk-in closets. Yard &amp; landscape are very neat &amp; well taken care of. 10 min away from I65.

17. 2015-06-24
    soldstatus $187,500 Sold 515-char remark

    Show marketing remark (515 chars)

    Custom details abound in this spacious Franklin Township home. Open great room offers gas log fireplace &amp; many windows offering natural sunlight. Gourmet kitchen has stainless steel appliances, breakfast room &amp; walk in pantry. Master suite boasts soaring cathedral ceiling, double sinks and whirlpool tub. Garage has 4ft bump out allowing extra storage. Open patio enjoys great views of the open 0.23 acre lot. New exterior paint, gutters &amp; water heater in 2014.New carpet &amp; hardwood floors in 2015.

18. 2015-05-30
    status Pending 515-char remark

    Show marketing remark (515 chars)

    Custom details abound in this spacious Franklin Township home. Open great room offers gas log fireplace &amp; many windows offering natural sunlight. Gourmet kitchen has stainless steel appliances, breakfast room &amp; walk in pantry. Master suite boasts soaring cathedral ceiling, double sinks and whirlpool tub. Garage has 4ft bump out allowing extra storage. Open patio enjoys great views of the open 0.23 acre lot. New exterior paint, gutters &amp; water heater in 2014.New carpet &amp; hardwood floors in 2015.

19. 2015-05-13
    listed $189,900 Active 515-char remark

    Show marketing remark (515 chars)

    Custom details abound in this spacious Franklin Township home. Open great room offers gas log fireplace &amp; many windows offering natural sunlight. Gourmet kitchen has stainless steel appliances, breakfast room &amp; walk in pantry. Master suite boasts soaring cathedral ceiling, double sinks and whirlpool tub. Garage has 4ft bump out allowing extra storage. Open patio enjoys great views of the open 0.23 acre lot. New exterior paint, gutters &amp; water heater in 2014.New carpet &amp; hardwood floors in 2015.

20. 2013-02-14
    historical
21. 2013-02-13
    soldstatus $170,000
22. 2012-11-19
    listed $175,000
23. 2010-05-15
    historical
24. 2010-05-14
    soldstatus $170,000
25. 2010-01-25
    listed $174,900
26. 2004-09-30
    soldstatus $169,730
27. 2004-05-12
    listed $173,880

ⓘ 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: $2,887 · $241/mo
• Projected year-2 tax: $2,960 · $247/mo
• Expected delta: +$73/yr (+$6/mo · 2.5%)

ⓘ 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 · 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: $34,756
• − Mortgage interest: −$19,991
• − Property taxes: −$2,887
• − Insurance: −$1,784
• − Repairs & maintenance: −$2,780
• − Management: −$2,780
• − HOA: −$360
• − Depreciation: −$10,382
• Taxable loss: −$6,211
• Est. tax savings @ 24.0%: +$1,491
• After-tax cash flow: $1,457/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: 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 · 998,460 people
• City population: 881,119
• Metro: Indianapolis-Carmel-Anderson, IN
• Population (ZIP): 15,169
• Household income: $129,345
• Rent vs Own: 4.5% rent · 95.5% own
• Severe rent burden: 78.0

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 (79%)
• Race & ethnicity: White 79% Two or more races 9% Asian 8% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 4% Lithuanian 4% Italian 3%
• Foreign-born: 7% · Canada, Dominican Republic
• Languages at home: 89% English-only · Other Indo-European 8% Spanish 2% Tagalog/Filipino 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: ▼ -86.96%
• Current HPI: 237.9165
• Rent YoY: —
• 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

+107.0% since first listed

15 events — show timeline

• 2026-05-13 Listed $359,990 MIBOR as Distributed by MLS Grid
• 2016-08-05 Sold (MLS) $192,000 MIBOR as Distributed by MLS Grid
• 2016-07-07 Contingent — MIBOR as Distributed by MLS Grid
• 2016-06-29 Listed $199,900 MIBOR as Distributed by MLS Grid
• 2015-06-24 Sold (MLS) $187,500 MIBOR as Distributed by MLS Grid
• 2015-05-30 Pending — MIBOR as Distributed by MLS Grid
• 2015-05-13 Listed $189,900 MIBOR as Distributed by MLS Grid
• 2013-02-14 Listing Removed — MIBOR as Distributed by MLS Grid
• 2013-02-13 Sold (MLS) $170,000 MIBOR as Distributed by MLS Grid
• 2012-11-19 Listed $175,000 MIBOR as Distributed by MLS Grid
• 2010-05-15 Listing Removed — MIBOR as Distributed by MLS Grid
• 2010-05-14 Sold (MLS) $170,000 MIBOR as Distributed by MLS Grid
• 2010-01-25 Listed $174,900 MIBOR as Distributed by MLS Grid
• 2004-09-30 Sold (MLS) $169,730 MIBOR as Distributed by MLS Grid
• 2004-05-12 Listed $173,880 MIBOR as Distributed by MLS Grid

Property tax history

+4.8%/yr

Latest (2025): $2,887 · +2.2% YoY. Source: county tax records.