2413 Guilford Ave · Indianapolis city (balance), IN 46205

$280,000

6 bd · 16.0 ba · 1,260 sqft · MultiFamily public records · 240 Days on market

Built 1900 5,619 sqft lot $222/sqft · 52% above area Est $367k · 24% under ↓ 7% 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 +25.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +6.0/10.0
• Rent growth +4.1/5.0
• 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

Don't miss this prime investment opportunity located just steps from the Monon Trail and minutes from Downtown Indianapolis! This duplex offers excellent rental potential with two spacious units, ideal for owner-occupants or investors looking to expand their portfolio. Features include: * Convenient location near downtown, the Monon Trail, and local amenities * Income-producing potential with two units * Opportunity to add value with updates or personal touches Whether you're looking for steady rental income or a property to renovate and increase equity, 2413 Guilford Ave is a smart addition to your investment strategy. Property is "Sold As Is". Room size approximate.

Key facts

• Rental potential
• Two spacious units
• Monon trail

Tags

• PRIME INVESTMENT OPPORTUNITY
• MONON TRAIL
• DOWNTOWN INDIANAPOLIS
• RENTAL POTENTIAL
• TWO SPACIOUS UNITS
• INCOME PRODUCING POTENTIAL

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $280k.

Deal economics

• At list price, monthly cash flow is $635 ($8k/yr) — positive. Per door: $318/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $280k).
• Recommended offer: $246k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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 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 (+6.2%/yr); 317 active listings in the ZIP; 1,906 units permitted in Marion County in 2024 (621 in 5+ unit buildings).
• At $3,080/mo this rent would consume 51% of the median local household income ($72k/yr) (locally 1149% 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 $2k of loan paydown is wiped out by about $8k 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 + 6.2% rent growth), your $78k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 240 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $246,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 240 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 1.10% ✓
• Cap rate: 9.02%
• Cash-on-cash: 9.72%
• DSCR: 1.43
• GRM: 7.6

CMA / ARV

• ARV (median comp): $367,328
• List price: $280,000
• Delta: -23.77%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.21% rent growth · sell at horizon

5-year hold

• IRR: 1.7%
• Equity multiple: 1.07×
• Total profit: $5,321
• Equity at exit: $41,749

10-year hold

• IRR: 14.1%
• Equity multiple: 2.30×
• Total profit: $101,590
• Equity at exit: $24,209

Cash invested: $78,400 (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 46205

• Rents YoY: 6.2%
• Active inventory: 317
• Price-to-rent: 15.2×

Monthly cashflow live

• Estimated rent: $3,080 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$213 /mo · $2,554/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$647
• Net cashflow: $635

Break-even live

Break-even rent $2,276

Max offer price $280,000

Occupancy floor 74%

Sensitivity live

Price	-10% $794	-5% $715	+0% $635	+5% $556	+10% $477
Rent	-10% $392	-5% $514	+0% $635	+5% $757	+10% $879
Rate	-1.0pp $776	-0.5pp $707	base $635	+0.5pp $563	+1.0pp $489

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$3,080
Total (2 units)			$3,080

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $280,000 Active 240 DOM
2. 2026-06-18
   days on market $280,000 Active 237 DOM
3. 2026-06-17
   days on market $280,000 Active 236 DOM
4. 2026-06-16
   days on market $280,000 Active 235 DOM
5. 2026-06-15
   days on market $280,000 Active 234 DOM
6. 2026-06-13
   days on market $280,000 Active 232 DOM
7. 2026-06-13
   days on market $280,000 Active 231 DOM
8. 2026-06-09
   days on market $280,000 Active 228 DOM
9. 2026-06-08
   days on market $280,000 Active 227 DOM
10. 2026-06-07
    statusdays on market $280,000 Active 226 DOM
11. 2026-05-08
    status Pending 698-char remark

    Show marketing remark (698 chars)

    Don't miss this prime investment opportunity located just steps from the Monon Trail and minutes from Downtown Indianapolis! This duplex offers excellent rental potential with two spacious units, ideal for owner-occupants or investors looking to expand their portfolio. Features include: * Convenient location near downtown, the Monon Trail, and local amenities * Income-producing potential with two units * Opportunity to add value with updates or personal touches Whether you're looking for steady rental income or a property to renovate and increase equity, 2413 Guilford Ave is a smart addition to your investment strategy. Property is "Sold As Is". Room size approximate.

12. 2026-03-24
    status Active 698-char remark

    Show marketing remark (698 chars)

    Don't miss this prime investment opportunity located just steps from the Monon Trail and minutes from Downtown Indianapolis! This duplex offers excellent rental potential with two spacious units, ideal for owner-occupants or investors looking to expand their portfolio. Features include: * Convenient location near downtown, the Monon Trail, and local amenities * Income-producing potential with two units * Opportunity to add value with updates or personal touches Whether you're looking for steady rental income or a property to renovate and increase equity, 2413 Guilford Ave is a smart addition to your investment strategy. Property is "Sold As Is". Room size approximate.

13. 2026-03-23
    historical 698-char remark

    Show marketing remark (698 chars)

    Don't miss this prime investment opportunity located just steps from the Monon Trail and minutes from Downtown Indianapolis! This duplex offers excellent rental potential with two spacious units, ideal for owner-occupants or investors looking to expand their portfolio. Features include: * Convenient location near downtown, the Monon Trail, and local amenities * Income-producing potential with two units * Opportunity to add value with updates or personal touches Whether you're looking for steady rental income or a property to renovate and increase equity, 2413 Guilford Ave is a smart addition to your investment strategy. Property is "Sold As Is". Room size approximate.

14. 2026-02-05
    status Active 698-char remark

    Show marketing remark (698 chars)

    Don't miss this prime investment opportunity located just steps from the Monon Trail and minutes from Downtown Indianapolis! This duplex offers excellent rental potential with two spacious units, ideal for owner-occupants or investors looking to expand their portfolio. Features include: * Convenient location near downtown, the Monon Trail, and local amenities * Income-producing potential with two units * Opportunity to add value with updates or personal touches Whether you're looking for steady rental income or a property to renovate and increase equity, 2413 Guilford Ave is a smart addition to your investment strategy. Property is "Sold As Is". Room size approximate.

15. 2026-01-23
    status Pending 698-char remark

    Show marketing remark (698 chars)

    Don't miss this prime investment opportunity located just steps from the Monon Trail and minutes from Downtown Indianapolis! This duplex offers excellent rental potential with two spacious units, ideal for owner-occupants or investors looking to expand their portfolio. Features include: * Convenient location near downtown, the Monon Trail, and local amenities * Income-producing potential with two units * Opportunity to add value with updates or personal touches Whether you're looking for steady rental income or a property to renovate and increase equity, 2413 Guilford Ave is a smart addition to your investment strategy. Property is "Sold As Is". Room size approximate.

16. 2026-01-22
    historical 698-char remark

    Show marketing remark (698 chars)

    Don't miss this prime investment opportunity located just steps from the Monon Trail and minutes from Downtown Indianapolis! This duplex offers excellent rental potential with two spacious units, ideal for owner-occupants or investors looking to expand their portfolio. Features include: * Convenient location near downtown, the Monon Trail, and local amenities * Income-producing potential with two units * Opportunity to add value with updates or personal touches Whether you're looking for steady rental income or a property to renovate and increase equity, 2413 Guilford Ave is a smart addition to your investment strategy. Property is "Sold As Is". Room size approximate.

17. 2026-01-20
    status Active 698-char remark

    Show marketing remark (698 chars)

    Don't miss this prime investment opportunity located just steps from the Monon Trail and minutes from Downtown Indianapolis! This duplex offers excellent rental potential with two spacious units, ideal for owner-occupants or investors looking to expand their portfolio. Features include: * Convenient location near downtown, the Monon Trail, and local amenities * Income-producing potential with two units * Opportunity to add value with updates or personal touches Whether you're looking for steady rental income or a property to renovate and increase equity, 2413 Guilford Ave is a smart addition to your investment strategy. Property is "Sold As Is". Room size approximate.

18. 2026-01-06
    status Pending 698-char remark

    Show marketing remark (698 chars)

    Don't miss this prime investment opportunity located just steps from the Monon Trail and minutes from Downtown Indianapolis! This duplex offers excellent rental potential with two spacious units, ideal for owner-occupants or investors looking to expand their portfolio. Features include: * Convenient location near downtown, the Monon Trail, and local amenities * Income-producing potential with two units * Opportunity to add value with updates or personal touches Whether you're looking for steady rental income or a property to renovate and increase equity, 2413 Guilford Ave is a smart addition to your investment strategy. Property is "Sold As Is". Room size approximate.

19. 2025-10-23
    status Active 698-char remark

    Show marketing remark (698 chars)

    Don't miss this prime investment opportunity located just steps from the Monon Trail and minutes from Downtown Indianapolis! This duplex offers excellent rental potential with two spacious units, ideal for owner-occupants or investors looking to expand their portfolio. Features include: * Convenient location near downtown, the Monon Trail, and local amenities * Income-producing potential with two units * Opportunity to add value with updates or personal touches Whether you're looking for steady rental income or a property to renovate and increase equity, 2413 Guilford Ave is a smart addition to your investment strategy. Property is "Sold As Is". Room size approximate.

20. 2025-10-22
    historical 698-char remark

    Show marketing remark (698 chars)

    Don't miss this prime investment opportunity located just steps from the Monon Trail and minutes from Downtown Indianapolis! This duplex offers excellent rental potential with two spacious units, ideal for owner-occupants or investors looking to expand their portfolio. Features include: * Convenient location near downtown, the Monon Trail, and local amenities * Income-producing potential with two units * Opportunity to add value with updates or personal touches Whether you're looking for steady rental income or a property to renovate and increase equity, 2413 Guilford Ave is a smart addition to your investment strategy. Property is "Sold As Is". Room size approximate.

21. 2025-10-04
    price $280,000 698-char remark

    Show marketing remark (698 chars)

    Don't miss this prime investment opportunity located just steps from the Monon Trail and minutes from Downtown Indianapolis! This duplex offers excellent rental potential with two spacious units, ideal for owner-occupants or investors looking to expand their portfolio. Features include: * Convenient location near downtown, the Monon Trail, and local amenities * Income-producing potential with two units * Opportunity to add value with updates or personal touches Whether you're looking for steady rental income or a property to renovate and increase equity, 2413 Guilford Ave is a smart addition to your investment strategy. Property is "Sold As Is". Room size approximate.

22. 2025-08-22
    listed $300,000 Active 698-char remark

    Show marketing remark (698 chars)

    Don't miss this prime investment opportunity located just steps from the Monon Trail and minutes from Downtown Indianapolis! This duplex offers excellent rental potential with two spacious units, ideal for owner-occupants or investors looking to expand their portfolio. Features include: * Convenient location near downtown, the Monon Trail, and local amenities * Income-producing potential with two units * Opportunity to add value with updates or personal touches Whether you're looking for steady rental income or a property to renovate and increase equity, 2413 Guilford Ave is a smart addition to your investment strategy. Property is "Sold As Is". Room size approximate.

ⓘ 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: $2,554 · $213/mo
• Projected year-2 tax: $2,554 · $213/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 4/10 Moderate 7 d/yr ≥101°F today · 19 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: $36,960
• − Mortgage interest: −$15,684
• − Property taxes: −$2,554
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,957
• − Management: −$2,957
• − Depreciation: −$8,145
• Taxable income: $3,262
• Est. tax owed @ 24.0%: −$783
• After-tax cash flow: $6,841/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): 28,259
• Household income: $72,417
• Rent vs Own: 46.3% rent · 53.7% own
• Severe rent burden: 1149.0

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 0.64)
• Race & ethnicity: White 50% Black 32% Two or more races 10% Hispanic / Latino 7% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 3% Slovak 2% Romanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 6% Other Indo-European 2% German/W. Germanic 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: ▼ -322.77%
• Current HPI: 380.5407
• Rent YoY: ▲ 6.21%
• 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

-6.7% since first listed

12 events — show timeline

• 2026-05-08 Pending — MIBOR as Distributed by MLS Grid
• 2026-03-24 Relisted — MIBOR as Distributed by MLS Grid
• 2026-03-23 Listing Removed — MIBOR as Distributed by MLS Grid
• 2026-02-05 Relisted — MIBOR as Distributed by MLS Grid
• 2026-01-23 Pending — MIBOR as Distributed by MLS Grid
• 2026-01-22 Listing Removed — MIBOR as Distributed by MLS Grid
• 2026-01-20 Relisted — MIBOR as Distributed by MLS Grid
• 2026-01-06 Pending — MIBOR as Distributed by MLS Grid
• 2025-10-23 Relisted — MIBOR as Distributed by MLS Grid
• 2025-10-22 Listing Removed — MIBOR as Distributed by MLS Grid
• 2025-10-04 Price Changed $280,000 MIBOR as Distributed by MLS Grid
• 2025-08-22 Listed $300,000 MIBOR as Distributed by MLS Grid

Property tax history

+13.4%/yr

Latest (2025): $2,554 · +32.4% YoY. Source: county tax records.