334 N Forest Ave · Indianapolis city (balance), IN 46201

$56,000

2 bd · 1.0 ba · 986 sqft · SingleFamily public records · 34 Days on market

Built 1955 3,485 sqft lot $57/sqft · 65% below area ↓ 25% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Unlock the potential at 334 N Forest Ave! This 2-bedroom, 1-bath home offers 986 square feet of opportunity and has been consistently used as a rental property over the past several years. Whether you're looking to expand your investment portfolio or secure your next flip, this property is positioned in a revitalizing neighborhood with strong growth and upside potential. With solid bones and plenty of possibilities, this home is ready for your vision. Conveniently located near local amenities, dining, and major roadways, it offers both accessibility and long-term value. Being sold as-is, this is an excellent chance for investors or savvy buyers to capitalize on an up-and-coming area. Don't

Key facts

• 3,485 sq ft lot
• Built 1955
• Listed 34 days

Property features AI

Exterior

• Utilities: Public water; Municipal sewer connected; Solid waste service available
• Home design: Single-family residence; One story; North-facing
• Construction: Aluminum siding; Crawl space foundation
• Exterior features: Approximately 0.08-acre lot (under 1/4 acre)

Interior

• Kitchen: Kitchen on main level (8x8); No appliances included
• Bedrooms: Two main-level bedrooms (one 9x9, one 9x9)
• Bathrooms: One full bathroom with a full tub (main level)
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Attic access; Six main-level rooms (living room, dining room, kitchen, two bedrooms and one additional 10x10 room)
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $56k.

Deal economics

• At list price, monthly cash flow is $519 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $56k).
• Recommended offer: $54k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.4% 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 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 fast (+7.3%/yr); 480 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $387 of loan paydown is wiped out by about $2k 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 $16k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 4 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: property tax is 2.7% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $54,320 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.18% ✓
• Cap rate: 17.42%
• Cash-on-cash: 39.72%
• DSCR: 2.77
• GRM: 3.8

CMA / ARV

• ARV (median comp): $159,080
• List price: $56,000
• Delta: -64.80%
• 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
406 N Beville Ave	0.12mi	3/2.0 (+1)	967 (-2%)	15mo	$245,000	$253	70
215 Trowbridge St	0.57mi	1/1.0 (-1)	1,071 (+9%)	4mo	$57,000	$53	51
946 N Temple Ave	0.57mi	2/1.0	875 (-11%)	11mo	$200,000	$229	46
3037 Newton Ave	0.72mi	3/1.0 (+1)	1,074 (+9%)	2mo	$156,000	$145	45
3106 Newton Ave	0.74mi	3/2.0 (+1)	912 (-8%)	1mo	$95,500	$105	43
274 Leeds Ave	0.69mi	3/2.0 (+1)	936 (-5%)	12mo	$100,000	$107	41
330 N Lasalle St	0.60mi	2/1.0	840 (-15%)	8mo	$35,000	$42	40
1828 E Maryland St	0.69mi	3/1.0 (+1)	1,100 (+12%)	4mo	$105,000	$95	40
238 S Temple Ave	0.61mi	2/1.0	840 (-15%)	13mo	$65,000	$77	36
931 N Parker Ave	0.64mi	2/2.0	1,079 (+9%)	21mo	$188,000	$174	33
3109 E St Joseph St	0.73mi	3/2.0 (+1)	1,078 (+9%)	10mo	$108,000	$100	33
2005 E Maryland St	0.68mi	3/2.0 (+1)	1,080 (+10%)	15mo	$195,000	$181	31

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: 41.2%
• Equity multiple: 2.89×
• Total profit: $29,558
• Equity at exit: $8,350

10-year hold

• IRR: 49.6%
• Equity multiple: 6.95×
• Total profit: $93,292
• Equity at exit: $4,842

Cash invested: $15,680 (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: 480
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,220 high
• Mortgage (P&I): −$294
• Tax from tax record: −$128 /mo · $1,536/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $519

Break-even live

Break-even rent $563

Max offer price $56,000

Occupancy floor 52%

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: $14,000
• Closing costs: $1,680
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
439 N Forest Ave Indianapolis, IN	3.0	2.0	1030	$1,200	$1.17	24d	1	0.06mi
418 Eastern Ave Indianapolis, IN	3.0	1.0	1008	$1,325	$1.31	24d	1	0.17mi
2211 E New York St Unit B Indianapolis, IN	1.0	1.0	650	$725	$1.12	22d	1	0.19mi
313 Eastern Ave Indianapolis, IN	2.0	1.0	1040	$950	$0.91	22d	1	0.19mi
613-615 N Jefferson Indianapolis, IN	3.0	1.0	1030	$1,600	$1.55	15d	1	0.26mi
2810 E Michigan St Unit C Indianapolis, IN	2.0	1.5	949	$1,350	$1.42	44d	1	0.28mi
2814 E Michigan St Unit D Indianapolis, IN	2.0	1.5	949	$1,350	$1.42	44d	1	0.29mi
225 N Hamilton Ave Indianapolis, IN	2.0	2.0	1008	$1,695	$1.68	44d	1	0.29mi
415 N Oxford St Indianapolis, IN	1.0	1.0	580	$650	$1.12	24d	1	0.35mi
621 Tecumseh St Indianapolis, IN	2.0	1.0	726	$1,025	$1.41	44d	1	0.38mi
639 N Rural St Indianapolis, IN	3.0	1.0	1000	$1,675	$1.68	18d	1	0.38mi
628 N Oxford St Indianapolis, IN	1.0	1.0	536	$775	$1.45	24d	1	0.40mi
679 Woodruff Place East Dr Indianapolis, IN	1.0	1.0	600	$895	$1.49	24d	1	0.41mi
408 N Oakland Ave Unit A Indianapolis, IN	2.0	2.0	1100	$995	$0.90	18d	1	0.41mi
235 N Oakland Ave Indianapolis, IN	2.0	1.0	800	$1,000	$1.25	44d	1	0.45mi
228 N Randolph St Indianapolis, IN	2.0	2.0	1008	$1,695	$1.68	44d	1	0.46mi
835 Tecumseh St Indianapolis, IN	3.0	2.0	1100	$1,550	$1.41	4d	1	0.48mi
49 S Rural St Indianapolis, IN	2.0	1.5	750	$950	$1.27	11d	1	0.49mi
437 N State Ave Indianapolis, IN	2.0	1.5	933	$1,350	$1.45	12d	1	0.50mi
437 N State Ave Indianapolis, IN	2.0	1.5	933	$1,350	$1.45	24d	1	0.50mi
437 N State Ave Indianapolis, IN	2.0	1.5	933	$1,500	$1.61	44d	1	0.50mi
471 N State Ave Apt 4 Indianapolis, IN	1.0	1.0	800	$865	$1.08	20d	1	0.51mi
471 N State Ave Unit 1 Indianapolis, IN	1.0	1.0	634	$785	$1.24	44d	1	0.51mi
510 N Dearborn St Indianapolis, IN	3.0	1.0	1008	$1,350	$1.34	44d	1	0.55mi
784 Woodruff Place Middle Dr Indianapolis, IN	1.0	1.0	750	$1,300	$1.73	44d	1	0.56mi
632 N Gray St Indianapolis, IN	3.0	1.0	960	$1,800	$1.88	44d	1	0.56mi
637 N Gray St Indianapolis, IN	3.0	1.5	1120	$1,150	$1.03	44d	1	0.58mi
639 N Gray St Indianapolis, IN	3.0	1.5	1120	$1,220	$1.09	44d	1	0.58mi
1515 E Michigan St Apt 2 Indianapolis, IN	1.0	1.0	700	$825	$1.18	20d	1	0.64mi
28 S Dearborn St Unit A Indianapolis, IN	3.0	1.0	1100	$1,400	$1.27	11d	1	0.65mi
2437 E 11th St Indianapolis, IN	1.0	1.0	975	$1,500	$1.54	44d	1	0.65mi
1529 E Ohio St Indianapolis, IN	2.0	1.0	1118	$1,299	$1.16	44d	1	0.67mi
850 N Dearborn St Indianapolis, IN	1.0	1.0	784	$750	$0.96	44d	1	0.67mi
332 N Arsenal Ave Unit A Indianapolis, IN	2.0	1.0	750	$1,150	$1.53	8d	1	0.68mi
330 N Arsenal Ave Unit B Indianapolis, IN	2.0	1.0	700	$1,100	$1.57	8d	1	0.69mi
3101 E 10th St #301 Indianapolis, IN	2.0	1.0	921	$1,195	$1.30	44d	1	0.71mi
3030 E 10th St Indianapolis, IN	2.0	1.0	950	$900	$0.95	22d	1	0.72mi
2034 Southeastern Ave Indianapolis, IN	1.0	1.0	525	$850	$1.62	15d	1	0.75mi
1113 N Oxford St Indianapolis, IN	3.0	2.0	1100	$1,495	$1.36	8d	1	0.76mi
323 S Rural St Indianapolis, IN	3.0	1.5	1090	$1,050	$0.96	44d	1	0.77mi

Listing history 20 events

1. 2026-06-18
   days on market $56,000 Active 34 DOM
2. 2026-06-17
   days on market $56,000 Active 33 DOM
3. 2026-06-16
   days on market $56,000 Active 32 DOM
4. 2026-06-15
   days on market $56,000 Active 31 DOM
5. 2026-06-13
   days on market $56,000 Active 29 DOM
6. 2026-06-13
   days on market $56,000 Active 28 DOM
7. 2026-06-09
   days on market $56,000 Active 25 DOM
8. 2026-06-08
   days on market $56,000 Active 24 DOM
9. 2026-06-07
   days on market $56,000 Active 23 DOM
10. 2026-06-03
    days on market $56,000 Active 19 DOM
11. 2026-06-02
    days on market $56,000 Active 18 DOM
12. 2026-06-01
    days on market $56,000 Active 17 DOM
13. 2026-05-31
    days on market $56,000 Active 16 DOM
14. 2026-05-15
    status Active 758-char remark
15. 2026-05-12
    status Pending 758-char remark
16. 2026-05-09
    listed $56,000 Active 758-char remark
17. 2026-04-24
    historical
18. 2026-03-31
    status Active
19. 2026-03-24
    status Pending
20. 2026-03-24
    listed $75,000 Active

ⓘ 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: $1,536 · $128/mo
• Projected year-2 tax: $1,536 · $128/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 · 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: $14,644
• − Mortgage interest: −$3,137
• − Property taxes: −$1,536
• − Insurance: −$280
• − Repairs & maintenance: −$1,171
• − Management: −$1,171
• − Depreciation: −$1,629
• Taxable income: $5,719
• Est. tax owed @ 24.0%: −$1,372
• After-tax cash flow: $4,856/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

-25.3% since first listed

7 events — show timeline

• 2026-05-15 Relisted — MIBOR as Distributed by MLS Grid
• 2026-05-12 Pending — MIBOR as Distributed by MLS Grid
• 2026-05-09 Listed $56,000 MIBOR as Distributed by MLS Grid
• 2026-04-24 Listing Removed — MIBOR as Distributed by MLS Grid
• 2026-03-31 Relisted — MIBOR as Distributed by MLS Grid
• 2026-03-24 Pending — MIBOR as Distributed by MLS Grid
• 2026-03-24 Listed $75,000 MIBOR as Distributed by MLS Grid

Property tax history

+26.1%/yr

Latest (2025): $1,536 · +13.6% YoY. Source: county tax records.