3026 Jackson St · Indianapolis city (balance), IN 46222

$145,000

2 bd · 0.5 ba · 960 sqft · MultiFamily public records · 41 Days on market

Built 1900 5,576 sqft lot $151/sqft · 98% above area

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Why this score? — see what drove the B- 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 +29.5/30.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Investor Alert! Newly listed duplex located in the emerging West Side of Indy! Close to downtown, and right in the middle of the West Side Revitalization Project! Live in one side and rent the other out, or rent the entire home out and watch the cash flow rise with every completed step of the revitalization project!!

Key facts

• Updated in 2019
• Duplex opportunity
• Separate entrances

Tags

• DUPLEX OPPORTUNITY
• UPDATED IN 2019
• ELECTRIC HVAC SYSTEMS
• SEPARATE ENTRANCES
• INDIVIDUALLY METERED ELECTRIC
• LOW-MAINTENANCE SETUP

Property features AI

Finance

• Other: Two total units with a total of five rooms
• Financial info: Gross income reported: 16,629; Expenses reported: 13,980; Unit 1 rent reported: $1,040 per month; Unit 2 rent reported: $775 per month

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Solid waste service available; Electric and fuel utilities billed to units
• Home design: Duplex residential income property; One-and-one-half story structure; Lot about 0.13 acres
• Construction: Aluminum siding and stone exterior
• Exterior features: Partial fencing; Access via alley; Property currently used as residential

Interior

• Kitchen: Range/oven; Refrigerator
• Bedrooms: Two 2-bedroom units
• Bathrooms: Two 1-bath units (one bath per unit)
• Interior features: Basement present; Partial fenced yard
• Laundry & utility: Washer/dryer connections in units

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $145k.

Deal economics

• At list price, monthly cash flow is $518 ($6k/yr) — positive. Per door: $259/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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 B — 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); 173 active listings in the ZIP; 23 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).
• At $2,034/mo this rent would consume 48% of the median local household income ($51k/yr) (locally 1750% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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.
• At projected returns (-3.0% appreciation + 2.5% rent growth), your $41k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y 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 $44k; list at $145k implies a 230% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.40% ✓
• Cap rate: 10.58%
• Cash-on-cash: 15.32%
• DSCR: 1.68
• GRM: 5.9

CMA / ARV

• ARV (median comp): $73,353
• List price: $145,000
• Delta: 97.68%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
257 N Addison St	0.51mi	1/2.0 (-1)	1,000 (+4%)	2mo	$68,000	$68	56

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: 5.4%
• Equity multiple: 1.21×
• Total profit: $8,497
• Equity at exit: $21,620

10-year hold

• IRR: 14.4%
• Equity multiple: 2.13×
• Total profit: $45,781
• Equity at exit: $12,537

Cash invested: $40,600 (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: 173
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $2,034 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$268 /mo · $3,213/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $518

Break-even live

Break-even rent $1,378

Max offer price $145,000

Occupancy floor 70%

Sensitivity live

Price	-10% $600	-5% $559	+0% $518	+5% $477	+10% $436
Rent	-10% $358	-5% $438	+0% $518	+5% $599	+10% $679
Rate	-1.0pp $591	-0.5pp $555	base $518	+0.5pp $481	+1.0pp $442

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,034
Total (2 units)			$2,034

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
86 N Holmes Ave Indianapolis, IN	2.0	1.0	978	$1,050	$1.07	17d	1	0.35mi
240 N Warman Ave Indianapolis, IN	2.0–3.0	1.0–2.0	1052	$1,150	$1.09	21d	5	0.38mi
264 N Holmes Ave Indianapolis, IN	2.0	1.0	1092	$1,200	$1.10	11d	1	0.46mi
411 N Centennial St Indianapolis, IN	2.0	1.0	750	$995	$1.33	8d	1	0.62mi
841 S Addison St Indianapolis, IN	2.0	1.0	750	$1,295	$1.73	45d	1	0.71mi
1918 W Washington St Unit 12 Indianapolis, IN	1.0	1.0	600	$950	$1.58	45d	1	0.81mi
771 Haugh St Indianapolis, IN	2.0	1.0	714	$1,250	$1.75	21d	1	1.00mi
525 N Belmont Ave Indianapolis, IN	3.0	1.0	912	$1,225	$1.34	24d	1	1.06mi
1911 Wilcox St Indianapolis, IN	2.0	1.0	896	$1,150	$1.28	45d	1	1.06mi
1925 Westview Dr Unit 100 Indianapolis, IN	1.0	1.0	600	$900	$1.50	23d	1	1.15mi
3014 W 10th St Unit 1 Indianapolis, IN	2.0	1.0	850	$749	$0.88	24d	1	1.16mi
3014 W 10th St Indianapolis, IN	2.0	1.0	850	$749	$0.88	45d	1	1.16mi
1925 Westview Dr Unit 212 Indianapolis, IN	1.0	1.0	600	$900	$1.50	8d	1	1.16mi
1925 Westview Dr Indianapolis, IN	1.0	1.0	600	$900	$1.50	15d	2	1.17mi
925 N Somerset Ave Indianapolis, IN	3.0	1.0	1061	$1,300	$1.23	8d	1	1.20mi
55 S Harding St #308 Indianapolis, IN	1.0	1.0	754	$1,200	$1.59	24d	1	1.25mi
101 S Harding St Apt 307 Indianapolis, IN	2.0	2.0	970	$1,685	$1.74	4d	1	1.26mi
460 N White River Parkway Dr W Indianapolis, IN	2.0	1.0	681	$1,725	$2.53	4d	14	1.29mi
1801 W Morris St Indianapolis, IN	3.0	1.5	1056	$1,795	$1.70	45d	1	1.31mi
1165 N Concord St Indianapolis, IN	1.0	1.0	695	$775	$1.12	45d	1	1.38mi
1105 Blaine Ave Indianapolis, IN	1.0–2.0	1.0–2.5	1157	$1,795	$1.55	24d	1	1.39mi
1155 N Holmes Ave Indianapolis, IN	3.0	1.0	952	$2,800	$2.94	4d	1	1.41mi
1339 W Lee St Indianapolis, IN	2.0	1.5	960	$975	$1.02	4d	1	1.47mi

Listing history 15 events

1. 2026-06-13
   statusdays on market $145,000 Pending 41 DOM
2. 2026-06-09
   days on market $145,000 Active 39 DOM
3. 2026-06-08
   days on market $145,000 Active 38 DOM
4. 2026-06-07
   days on market $145,000 Active 37 DOM
5. 2026-06-03
   days on market $145,000 Active 33 DOM
6. 2026-06-02
   days on market $145,000 Active 32 DOM
7. 2026-06-01
   days on market $145,000 Active 31 DOM
8. 2026-05-31
   days on market $145,000 Active 30 DOM
9. 2026-03-10
   listed $145,000 Active 578-char remark
10. 2019-04-12
    soldstatus $44,000 Sold 318-char remark

    Show marketing remark (318 chars)

    Investor Alert! Newly listed duplex located in the emerging West Side of Indy! Close to downtown, and right in the middle of the West Side Revitalization Project! Live in one side and rent the other out, or rent the entire home out and watch the cash flow rise with every completed step of the revitalization project!!

11. 2019-03-26
    status Pending 318-char remark

    Show marketing remark (318 chars)

    Investor Alert! Newly listed duplex located in the emerging West Side of Indy! Close to downtown, and right in the middle of the West Side Revitalization Project! Live in one side and rent the other out, or rent the entire home out and watch the cash flow rise with every completed step of the revitalization project!!

12. 2019-03-19
    price $49,900 318-char remark

    Show marketing remark (318 chars)

    Investor Alert! Newly listed duplex located in the emerging West Side of Indy! Close to downtown, and right in the middle of the West Side Revitalization Project! Live in one side and rent the other out, or rent the entire home out and watch the cash flow rise with every completed step of the revitalization project!!

13. 2019-01-03
    listed $55,000 Active 318-char remark

    Show marketing remark (318 chars)

    Investor Alert! Newly listed duplex located in the emerging West Side of Indy! Close to downtown, and right in the middle of the West Side Revitalization Project! Live in one side and rent the other out, or rent the entire home out and watch the cash flow rise with every completed step of the revitalization project!!

14. 2003-07-29
    historical
15. 2003-01-29
    listed $49,000

ⓘ 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: $3,213 · $268/mo
• Projected year-2 tax: $3,213 · $268/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°F today · 18 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: $24,408
• − Mortgage interest: −$8,122
• − Property taxes: −$3,213
• − Insurance: −$725
• − Repairs & maintenance: −$1,953
• − Management: −$1,953
• − Depreciation: −$4,218
• Taxable income: $4,224
• Est. tax owed @ 24.0%: −$1,014
• After-tax cash flow: $5,205/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

+195.9% since first listed

8 events — show timeline

• 2026-06-11 Pending — MIBOR as Distributed by MLS Grid
• 2026-03-10 Listed $145,000 MIBOR as Distributed by MLS Grid
• 2019-04-12 Sold (MLS) $44,000 MIBOR as Distributed by MLS Grid
• 2019-03-26 Pending — MIBOR as Distributed by MLS Grid
• 2019-03-19 Price Changed $49,900 MIBOR as Distributed by MLS Grid
• 2019-01-03 Listed $55,000 MIBOR as Distributed by MLS Grid
• 2003-07-29 Listing Removed — MIBOR as Distributed by MLS Grid
• 2003-01-29 Listed $49,000 MIBOR as Distributed by MLS Grid

Property tax history

+10.3%/yr

Latest (2025): $3,213 · -0.7% YoY. Source: county tax records.