3915 Brookville Rd · Indianapolis city (balance), IN 46201

$120,000

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 80 Days on market

Built 1954 6,752 sqft lot $119/sqft · 12% below area Est $136k · 12% under

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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 +21.0/30.0
• ARV discount +12.7/15.0
• DSCR +6.7/10.0
• 1% rule +5.8/10.0
• Rent growth +4.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTOR SPECIAL! Properties are offered as a portfolio or select groupings: 5708 N Keystone Ave (22092987), 5414 E 11th St (22093025), 317-319 N Dequincy St (22093033), 3915 Brookville Rd (22093043), 2714 Baltimore Rd (22093049), and 1313 S Riley Ave (22093055). Video tours, rent roll, and financials available on request. All homes are tenant-occupied; tenants are open to extending leases. Showings require proof of funds or pre-approval and 35-hour notice. Showings available only on Sundays and Mondays, 9am-5pm. Please request all showings via Supra scheduling site (formerly BrokerBay). Preliminary title work is with First American Title, and they will be holding earnest money. Please send POF, pre-approvals, and any questions to agent May Ang.

Key facts

• 6,752 sq ft lot
• Garage
• Built 1954

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $168 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• 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.
• Market conditions: Rents rising fast (+7.3%/yr); 483 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,906 units permitted in Marion County in 2024 (621 in 5+ unit buildings).
• This rent runs 32% of the median local income ($49k/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 $830 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 + 7.3% rent growth), your $34k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y 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 $33k; list at $120k implies a 264% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.08% ✓
• Cap rate: 7.98%
• Cash-on-cash: 6.02%
• DSCR: 1.27
• GRM: 7.7

CMA / ARV

• ARV (median comp): $135,599
• List price: $120,000
• Delta: -11.50%
• 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
3780 E Pleasant Run Parkway North Dr	0.34mi	3/1.0	1,026 (+2%)	3mo	$136,000	$133	78
3710 Hoyt Ave	0.58mi	3/1.0	960 (-5%)	1mo	$121,000	$126	64
4648 Brookville Rd	0.48mi	3/2.0	936 (-7%)	3mo	$189,900	$203	59
3037 Newton Ave	0.73mi	3/1.0	1,074 (+6%)	2mo	$156,000	$145	53
317 N Bradley Ave	0.52mi	3/1.5	1,100 (+9%)	8mo	$95,000	$86	52
3106 Newton Ave	0.66mi	3/2.0	912 (-10%)	1mo	$95,500	$105	48
318 N Kealing Ave	0.58mi	2/1.0 (-1)	1,113 (+10%)	3mo	$152,000	$137	48
4425 Hoyt Ave	0.65mi	3/1.0	1,128 (+12%)	2mo	$160,000	$142	48
3847 Hoyt Ave	0.57mi	2/1.0 (-1)	912 (-10%)	6mo	$75,000	$82	48
3906 Fletcher Ave	0.47mi	2/1.5 (-1)	1,104 (+10%)	10mo	$184,000	$167	47
545 Dayton Ave	0.65mi	3/1.0	896 (-11%)	6mo	$101,000	$113	46
3909 Hoyt Ave	0.56mi	2/1.0 (-1)	864 (-14%)	7mo	$120,000	$139	39

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 · 7.31% rent growth · sell at horizon

5-year hold

• IRR: -2.1%
• Equity multiple: 0.92×
• Total profit: $-2,814
• Equity at exit: $17,892

10-year hold

• IRR: 11.9%
• Equity multiple: 2.13×
• Total profit: $37,829
• Equity at exit: $10,375

Cash invested: $33,600 (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 46201

• Home prices YoY: -33.9%
• Rents YoY: 7.3%
• Active inventory: 483
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,297 high
• Mortgage (P&I): −$629
• Tax from tax record: −$177 /mo · $2,121/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $168

Break-even live

Break-even rent $1,084

Max offer price $120,000

Occupancy floor 82%

Sensitivity live

Price	-10% $236	-5% $202	+0% $168	+5% $134	+10% $101
Rent	-10% $66	-5% $117	+0% $168	+5% $220	+10% $271
Rate	-1.0pp $229	-0.5pp $199	base $168	+0.5pp $137	+1.0pp $106

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8 S Bradley Ave Indianapolis, IN	2.0	1.0	1300	$950	$0.73	24d	1	0.29mi
4114 E Washington St Indianapolis, IN	2.0	1.0	909	$1,100	$1.21	45d	1	0.35mi
4214 E Washington St Indianapolis, IN	3.0	2.0	961	$1,195	$1.24	8d	1	0.37mi
33 N Sherman Dr Unit 33 Indianapolis, IN	3.0	1.5	1288	$1,500	$1.16	8d	1	0.39mi
119 N Grant Ave Indianapolis, IN	3.0	1.0	1408	$1,195	$0.85	44d	1	0.46mi
4318 Spann Ave Indianapolis, IN	3.0	1.0	1411	$1,200	$0.85	44d	1	0.47mi
3906 Hoyt Ave Indianapolis, IN	2.0	1.0	912	$1,250	$1.37	8d	1	0.52mi
314 N Denny St Indianapolis, IN	3.0	1.0	1184	$975	$0.82	24d	1	0.52mi
37 S Tuxedo St Indianapolis, IN	3.0	1.0	950	$1,150	$1.21	44d	1	0.52mi
83 N Ewing St Unit 83 Indianapolis, IN	3.0	1.0	1016	$1,199	$1.18	44d	1	0.55mi
25 N Drexel Ave Unit A Indianapolis, IN	3.0	2.0	1250	$1,325	$1.06	44d	1	0.57mi
3706 Hoyt Ave Indianapolis, IN	3.0	1.0	960	$1,500	$1.56	15d	1	0.57mi
3702 Hoyt Ave Indianapolis, IN	3.0	2.0	960	$1,500	$1.56	15d	1	0.57mi
3622 E New York St Indianapolis, IN	2.0	1.0	805	$995	$1.24	44d	1	0.57mi
412 N Bradley Ave Unit 3 Indianapolis, IN	2.0	1.0	700	$950	$1.36	24d	1	0.61mi
528 S Bosart Ave Indianapolis, IN	3.0	1.0	720	$1,305	$1.81	44d	1	0.65mi
340 S Dearborn St Indianapolis, IN	2.0	1.0	873	$1,180	$1.35	24d	1	0.66mi
28 S Dearborn St Unit A Indianapolis, IN	3.0	1.0	1100	$1,400	$1.27	11d	1	0.66mi
28 S Dearborn St Unit B Indianapolis, IN	2.0	1.5	1166	$1,150	$0.99	24d	1	0.66mi
442 N Denny St Indianapolis, IN	3.0	1.0	1140	$1,045	$0.92	24d	1	0.66mi
739 Temperance Ave Indianapolis, IN	3.0	1.0	1136	$1,350	$1.19	44d	1	0.66mi
447 N Sherman Dr Indianapolis, IN	3.0	1.5	1312	$1,195	$0.91	44d	1	0.67mi
253 S Gray St Indianapolis, IN	3.0	1.5	1176	$1,660	$1.41	3d	1	0.67mi
301 S Gray St Indianapolis, IN	2.0	1.0	841	$1,025	$1.22	24d	1	0.67mi
4831 E Washington St Unit 4 Indianapolis, IN	2.0	2.0	1000	$995	$0.99	24d	1	0.68mi
4919 Orion Ave Indianapolis, IN	2.0	1.0	766	$875	$1.14	44d	1	0.73mi
603 N Sherman Dr Indianapolis, IN	3.0	1.0	1250	$1,300	$1.04	44d	1	0.75mi
4931 Orion Ave Indianapolis, IN	2.0	1.0	1200	$1,450	$1.21	24d	1	0.75mi
20 N Gray St Indianapolis, IN	3.0	2.0	1300	$1,800	$1.38	44d	1	0.76mi
253 N Gray St Indianapolis, IN	3.0	1.5	1176	$1,660	$1.41	8d	1	0.81mi
622 N Linwood Ave Indianapolis, IN	3.0	2.0	985	$1,299	$1.32	44d	1	0.83mi
750 S Dequincy St Indianapolis, IN	3.0	1.5	936	$1,500	$1.60	44d	1	0.84mi
235 N Oakland Ave Indianapolis, IN	2.0	1.0	800	$1,000	$1.25	44d	1	0.85mi
306 N Riley Ave Indianapolis, IN	3.0	1.0	1320	$1,095	$0.83	18d	1	0.86mi
430 N Dearborn St Indianapolis, IN	3.0	1.0	1128	$1,300	$1.15	44d	1	0.87mi
415 N Dequincy St Indianapolis, IN	3.0	2.0	1250	$1,900	$1.52	15d	1	0.88mi
350 S Oxford St Indianapolis, IN	3.0	1.0	826	$1,300	$1.57	44d	1	0.90mi
706 N Bosart Ave Indianapolis, IN	2.0	1.0	1000	$1,070	$1.07	24d	1	0.91mi
822 N Bradley Ave Unit 822 Indianapolis, IN	3.0	1.0	1100	$1,200	$1.09	44d	1	0.92mi
49 S Rural St Indianapolis, IN	2.0	1.5	750	$950	$1.27	11d	1	0.92mi

Listing history 23 events

1. 2026-06-21
   days on market $120,000 Active 80 DOM
2. 2026-06-18
   days on market $120,000 Active 77 DOM
3. 2026-06-17
   days on market $120,000 Active 76 DOM
4. 2026-06-16
   days on market $120,000 Active 75 DOM
5. 2026-06-15
   days on market $120,000 Active 74 DOM
6. 2026-06-13
   days on market $120,000 Active 72 DOM
7. 2026-06-13
   days on market $120,000 Active 71 DOM
8. 2026-06-09
   days on market $120,000 Active 68 DOM
9. 2026-06-08
   days on market $120,000 Active 67 DOM
10. 2026-06-07
    days on market $120,000 Active 66 DOM
11. 2026-06-03
    days on market $120,000 Active 62 DOM
12. 2026-06-02
    days on market $120,000 Active 61 DOM
13. 2026-06-01
    days on market $120,000 Active 60 DOM
14. 2026-05-31
    days on market $120,000 Active 59 DOM
15. 2026-04-02
    listed $120,000 Active 755-char remark

    Show marketing remark (755 chars)

    INVESTOR SPECIAL! Properties are offered as a portfolio or select groupings: 5708 N Keystone Ave (22092987), 5414 E 11th St (22093025), 317-319 N Dequincy St (22093033), 3915 Brookville Rd (22093043), 2714 Baltimore Rd (22093049), and 1313 S Riley Ave (22093055). Video tours, rent roll, and financials available on request. All homes are tenant-occupied; tenants are open to extending leases. Showings require proof of funds or pre-approval and 35-hour notice. Showings available only on Sundays and Mondays, 9am-5pm. Please request all showings via Supra scheduling site (formerly BrokerBay). Preliminary title work is with First American Title, and they will be holding earnest money. Please send POF, pre-approvals, and any questions to agent May Ang.

16. 2025-05-20
    historical
17. 2025-01-23
    listed $145,000 Active
18. 2015-03-10
    soldstatus $33,000 Sold
19. 2015-01-21
    status Active
20. 2014-12-19
    historical
21. 2014-09-18
    listed $39,900 Active
22. 2014-08-27
    historical
23. 2014-04-12
    listed $69,500

ⓘ 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: $2,121 · $177/mo
• Projected year-2 tax: $2,121 · $177/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 ≥102°F today · 19 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: $15,562
• − Mortgage interest: −$6,722
• − Property taxes: −$2,121
• − Insurance: −$600
• − Repairs & maintenance: −$1,245
• − Management: −$1,245
• − Depreciation: −$3,491
• Taxable income: $138
• Est. tax owed @ 24.0%: −$33
• After-tax cash flow: $1,988/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): 30,335
• Household income: $49,195
• Rent vs Own: 48.4% rent · 51.6% own
• Severe rent burden: 1906.0

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 0.63)
• Race & ethnicity: White 53% Hispanic / Latino 23% Black 18% Two or more races 9%
• Hispanic origin (detail): Mexican 14% Puerto Rican 2%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 9% · Canada
• Languages at home: 81% English-only · Spanish 17%

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: ▼ -192.51%
• Current HPI: 375.0969
• Rent YoY: ▲ 7.31%
• 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

+72.7% since first listed

9 events — show timeline

• 2026-04-02 Listed $120,000 MIBOR as Distributed by MLS Grid
• 2025-05-20 Listing Removed — MIBOR as Distributed by MLS Grid
• 2025-01-23 Listed $145,000 MIBOR as Distributed by MLS Grid
• 2015-03-10 Sold (MLS) $33,000 MIBOR as Distributed by MLS Grid
• 2015-01-21 Relisted — MIBOR as Distributed by MLS Grid
• 2014-12-19 Listing Removed — MIBOR as Distributed by MLS Grid
• 2014-09-18 Listed $39,900 MIBOR as Distributed by MLS Grid
• 2014-08-27 Listing Removed — MIBOR as Distributed by MLS Grid
• 2014-04-12 Listed $69,500 MIBOR as Distributed by MLS Grid

Property tax history

+9.5%/yr

Latest (2025): $2,121 · +11.7% YoY. Source: county tax records.