802 N Oakland Ave · Indianapolis city (balance), IN 46201

$115,000

2 bd · 1.0 ba · 984 sqft · SingleFamily public records · 341 Days on market

Built 1913 5,184 sqft lot $117/sqft · 16% above area Est $227k · 49% under ↓ 4% since listing

---

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 +16.1/30.0
• ARV discount +15.0/15.0
• 1% rule +5.4/10.0
• DSCR +5.0/10.0
• 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

Nestled at 802 N Oakland AVE, INDIANAPOLIS, IN, this newly remodeled single-family residence offers an inviting home ready for its next chapter. Step into a kitchen designed with both style and functionality in mind, featuring shaker cabinets that provide a timeless aesthetic and ample storage. Imagine preparing your favorite meals in this welcoming space, where classic design meets everyday convenience. The residence includes a porch, a perfect spot to enjoy the outdoors. Picture yourself relaxing here, sipping a cool drink, and enjoying the rhythm of the neighborhood from this delightful vantage point. With 984 square feet of living area situated on a 5184 square foot lot, this residence contains 2 bedrooms, offering a cozy and comfortable living space built in 1913. Also, a spacious bonus room on the second floor can be your home office, child's playroom or more. This Indianapolis home presents an exceptional opportunity to embrace comfortable living in a convenient location.

Key facts

• Porch
• Spacious bonus room
• Shaker cabinets

Tags

• KITCHEN DESIGNED WITH STYLE
• SHAKER CABINETS
• PORCH
• SPACIOUS BONUS ROOM
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $60 ($714/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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); 480 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $795 of loan paydown is wiped out by about $3k 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 341 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $80k (41%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 341 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1913 — 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: 1.04% ✓
• Cap rate: 6.91%
• Cash-on-cash: 2.22%
• DSCR: 1.10
• GRM: 8.0

CMA / ARV

• ARV (median comp): $226,820
• List price: $115,000
• Delta: -49.30%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3322 E Saint Clair St	0.23mi	2/1.0	1,056 (+7%)	21mo	$152,500	$144	59
3109 E St Joseph St	0.19mi	3/2.0 (+1)	1,078 (+10%)	10mo	$108,000	$100	58
946 N Temple Ave	0.35mi	2/1.0	875 (-11%)	11mo	$200,000	$229	56
931 N Parker Ave	0.16mi	2/2.0	1,079 (+10%)	21mo	$188,000	$174	55
330 N Lasalle St	0.40mi	2/1.0	840 (-15%)	8mo	$35,000	$42	50
318 N Kealing Ave	0.61mi	2/1.0	1,113 (+13%)	3mo	$152,000	$137	48
406 N Beville Ave	0.63mi	3/2.0 (+1)	967 (-2%)	15mo	$245,000	$253	46
908 N Kealing Ave	0.48mi	2/2.0	1,120 (+14%)	23mo	$160,000	$143	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: -7.5%
• Equity multiple: 0.71×
• Total profit: $-9,385
• Equity at exit: $17,147

10-year hold

• IRR: 7.2%
• Equity multiple: 1.66×
• Total profit: $21,164
• Equity at exit: $9,943

Cash invested: $32,200 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,191 high
• Mortgage (P&I): −$603
• Tax from tax record: −$230 /mo · $2,762/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $60

Break-even live

Break-even rent $1,115

Max offer price $115,000

Occupancy floor 90%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
632 N Gray St Indianapolis, IN	3.0	1.0	960	$1,800	$1.88	43d	1	0.07mi
639 N Gray St Indianapolis, IN	3.0	1.5	1120	$1,220	$1.09	43d	1	0.08mi
637 N Gray St Indianapolis, IN	3.0	1.5	1120	$1,150	$1.03	44d	1	0.09mi
850 N Dearborn St Indianapolis, IN	1.0	1.0	784	$750	$0.96	43d	1	0.12mi
628 N Oxford St Indianapolis, IN	1.0	1.0	536	$775	$1.45	23d	1	0.15mi
639 N Rural St Indianapolis, IN	3.0	1.0	1000	$1,675	$1.68	17d	1	0.19mi
3101 E 10th St #301 Indianapolis, IN	2.0	1.0	921	$1,195	$1.30	43d	1	0.22mi
510 N Dearborn St Indianapolis, IN	3.0	1.0	1008	$1,350	$1.34	43d	1	0.24mi
3030 E 10th St Indianapolis, IN	2.0	1.0	950	$900	$0.95	21d	1	0.24mi
2814 E Michigan St Unit D Indianapolis, IN	2.0	1.5	949	$1,350	$1.42	43d	1	0.28mi
2810 E Michigan St Unit C Indianapolis, IN	2.0	1.5	949	$1,350	$1.42	43d	1	0.28mi
613-615 N Jefferson Indianapolis, IN	3.0	1.0	1030	$1,600	$1.55	14d	1	0.31mi
415 N Oxford St Indianapolis, IN	1.0	1.0	580	$650	$1.12	23d	1	0.33mi
408 N Oakland Ave Unit A Indianapolis, IN	2.0	2.0	1100	$995	$0.90	17d	1	0.35mi
1114 N Dearborn St Indianapolis, IN	1.0	1.0	646	$795	$1.23	44d	1	0.35mi
1113 N Oxford St Indianapolis, IN	3.0	2.0	1100	$1,495	$1.36	7d	1	0.36mi
1036 N Tuxedo St Indianapolis, IN	1.0	1.0	646	$750	$1.16	4d	1	0.38mi
910 N Ewing St Unit 910 Ewing Indianapolis, IN	1.0	1.0	832	$625	$0.75	23d	1	0.41mi
418 Eastern Ave Indianapolis, IN	3.0	1.0	1008	$1,325	$1.31	23d	1	0.41mi
1028 N Olney St Unit 1030 Indianapolis, IN	1.0	1.0	700	$800	$1.14	23d	1	0.42mi
313 Eastern Ave Indianapolis, IN	2.0	1.0	1040	$950	$0.91	21d	1	0.46mi
2437 E 11th St Indianapolis, IN	1.0	1.0	975	$1,500	$1.54	43d	1	0.47mi
235 N Oakland Ave Indianapolis, IN	2.0	1.0	800	$1,000	$1.25	43d	1	0.48mi
1106 N Gale St Unit 1 Indianapolis, IN	2.0	1.0	750	$895	$1.19	43d	1	0.49mi
439 N Forest Ave Indianapolis, IN	3.0	2.0	1030	$1,200	$1.17	23d	1	0.50mi
1315 N Rural St Indianapolis, IN	1.0	1.0	700	$1,000	$1.43	4d	1	0.53mi
1301 N Olney St Unit 1303 Indianapolis, IN	2.0	1.0	750	$1,100	$1.47	43d	1	0.57mi
3622 E New York St Indianapolis, IN	2.0	1.0	805	$995	$1.24	43d	1	0.61mi
822 N Bradley Ave Unit 822 Indianapolis, IN	3.0	1.0	1100	$1,200	$1.09	43d	1	0.62mi
83 N Ewing St Unit 83 Indianapolis, IN	3.0	1.0	1016	$1,199	$1.18	43d	1	0.62mi
1354 N Olney St Unit 1356 Indianapolis, IN	1.0	1.0	765	$775	$1.01	43d	1	0.63mi
2310 E 12th St Indianapolis, IN	2.0	1.0	900	$1,200	$1.33	43d	1	0.64mi
821 N Bradley Ave Indianapolis, IN	1.0	1.0	663	$850	$1.28	4d	1	0.65mi
1358 N Gale St Indianapolis, IN	1.0	1.0	550	$890	$1.62	16d	1	0.67mi
835 Tecumseh St Indianapolis, IN	3.0	2.0	1100	$1,550	$1.41	4d	1	0.68mi
621 Tecumseh St Indianapolis, IN	2.0	1.0	726	$1,025	$1.41	43d	1	0.69mi
412 N Bradley Ave Unit 3 Indianapolis, IN	2.0	1.0	700	$950	$1.36	23d	1	0.69mi
28 S Dearborn St Unit A Indianapolis, IN	3.0	1.0	1100	$1,400	$1.27	10d	1	0.71mi
1421 N Olney St Indianapolis, IN	2.0	1.0	1064	$975	$0.92	10d	1	0.72mi
1505 N Tuxedo St Unit 1507 Indianapolis, IN	2.0	1.0	1000	$1,100	$1.10	43d	1	0.72mi

Listing history 27 events

1. 2026-06-09
   days on market $115,000 Active 341 DOM
2. 2026-06-08
   days on market $115,000 Active 340 DOM
3. 2026-06-07
   days on market $115,000 Active 339 DOM
4. 2026-06-03
   days on market $115,000 Active 335 DOM
5. 2026-06-02
   days on market $115,000 Active 334 DOM
6. 2026-06-01
   days on market $115,000 Active 333 DOM
7. 2026-05-31
   days on market $115,000 Active 332 DOM
8. 2026-05-19
   status Active 993-char remark

   Show marketing remark (993 chars)

   Nestled at 802 N Oakland AVE, INDIANAPOLIS, IN, this newly remodeled single-family residence offers an inviting home ready for its next chapter. Step into a kitchen designed with both style and functionality in mind, featuring shaker cabinets that provide a timeless aesthetic and ample storage. Imagine preparing your favorite meals in this welcoming space, where classic design meets everyday convenience. The residence includes a porch, a perfect spot to enjoy the outdoors. Picture yourself relaxing here, sipping a cool drink, and enjoying the rhythm of the neighborhood from this delightful vantage point. With 984 square feet of living area situated on a 5184 square foot lot, this residence contains 2 bedrooms, offering a cozy and comfortable living space built in 1913. Also, a spacious bonus room on the second floor can be your home office, child's playroom or more. This Indianapolis home presents an exceptional opportunity to embrace comfortable living in a convenient location.

9. 2026-05-04
   status Pending 993-char remark

   Show marketing remark (993 chars)

   Nestled at 802 N Oakland AVE, INDIANAPOLIS, IN, this newly remodeled single-family residence offers an inviting home ready for its next chapter. Step into a kitchen designed with both style and functionality in mind, featuring shaker cabinets that provide a timeless aesthetic and ample storage. Imagine preparing your favorite meals in this welcoming space, where classic design meets everyday convenience. The residence includes a porch, a perfect spot to enjoy the outdoors. Picture yourself relaxing here, sipping a cool drink, and enjoying the rhythm of the neighborhood from this delightful vantage point. With 984 square feet of living area situated on a 5184 square foot lot, this residence contains 2 bedrooms, offering a cozy and comfortable living space built in 1913. Also, a spacious bonus room on the second floor can be your home office, child's playroom or more. This Indianapolis home presents an exceptional opportunity to embrace comfortable living in a convenient location.

10. 2026-04-29
    price $115,000 993-char remark

    Show marketing remark (993 chars)

    Nestled at 802 N Oakland AVE, INDIANAPOLIS, IN, this newly remodeled single-family residence offers an inviting home ready for its next chapter. Step into a kitchen designed with both style and functionality in mind, featuring shaker cabinets that provide a timeless aesthetic and ample storage. Imagine preparing your favorite meals in this welcoming space, where classic design meets everyday convenience. The residence includes a porch, a perfect spot to enjoy the outdoors. Picture yourself relaxing here, sipping a cool drink, and enjoying the rhythm of the neighborhood from this delightful vantage point. With 984 square feet of living area situated on a 5184 square foot lot, this residence contains 2 bedrooms, offering a cozy and comfortable living space built in 1913. Also, a spacious bonus room on the second floor can be your home office, child's playroom or more. This Indianapolis home presents an exceptional opportunity to embrace comfortable living in a convenient location.

11. 2026-02-23
    status Active 993-char remark

    Show marketing remark (993 chars)

    Nestled at 802 N Oakland AVE, INDIANAPOLIS, IN, this newly remodeled single-family residence offers an inviting home ready for its next chapter. Step into a kitchen designed with both style and functionality in mind, featuring shaker cabinets that provide a timeless aesthetic and ample storage. Imagine preparing your favorite meals in this welcoming space, where classic design meets everyday convenience. The residence includes a porch, a perfect spot to enjoy the outdoors. Picture yourself relaxing here, sipping a cool drink, and enjoying the rhythm of the neighborhood from this delightful vantage point. With 984 square feet of living area situated on a 5184 square foot lot, this residence contains 2 bedrooms, offering a cozy and comfortable living space built in 1913. Also, a spacious bonus room on the second floor can be your home office, child's playroom or more. This Indianapolis home presents an exceptional opportunity to embrace comfortable living in a convenient location.

12. 2026-02-18
    status Pending 993-char remark

    Show marketing remark (993 chars)

    Nestled at 802 N Oakland AVE, INDIANAPOLIS, IN, this newly remodeled single-family residence offers an inviting home ready for its next chapter. Step into a kitchen designed with both style and functionality in mind, featuring shaker cabinets that provide a timeless aesthetic and ample storage. Imagine preparing your favorite meals in this welcoming space, where classic design meets everyday convenience. The residence includes a porch, a perfect spot to enjoy the outdoors. Picture yourself relaxing here, sipping a cool drink, and enjoying the rhythm of the neighborhood from this delightful vantage point. With 984 square feet of living area situated on a 5184 square foot lot, this residence contains 2 bedrooms, offering a cozy and comfortable living space built in 1913. Also, a spacious bonus room on the second floor can be your home office, child's playroom or more. This Indianapolis home presents an exceptional opportunity to embrace comfortable living in a convenient location.

13. 2026-02-06
    price $125,000 993-char remark

    Show marketing remark (993 chars)

    Nestled at 802 N Oakland AVE, INDIANAPOLIS, IN, this newly remodeled single-family residence offers an inviting home ready for its next chapter. Step into a kitchen designed with both style and functionality in mind, featuring shaker cabinets that provide a timeless aesthetic and ample storage. Imagine preparing your favorite meals in this welcoming space, where classic design meets everyday convenience. The residence includes a porch, a perfect spot to enjoy the outdoors. Picture yourself relaxing here, sipping a cool drink, and enjoying the rhythm of the neighborhood from this delightful vantage point. With 984 square feet of living area situated on a 5184 square foot lot, this residence contains 2 bedrooms, offering a cozy and comfortable living space built in 1913. Also, a spacious bonus room on the second floor can be your home office, child's playroom or more. This Indianapolis home presents an exceptional opportunity to embrace comfortable living in a convenient location.

14. 2026-01-09
    status Active 993-char remark

    Show marketing remark (993 chars)

    Nestled at 802 N Oakland AVE, INDIANAPOLIS, IN, this newly remodeled single-family residence offers an inviting home ready for its next chapter. Step into a kitchen designed with both style and functionality in mind, featuring shaker cabinets that provide a timeless aesthetic and ample storage. Imagine preparing your favorite meals in this welcoming space, where classic design meets everyday convenience. The residence includes a porch, a perfect spot to enjoy the outdoors. Picture yourself relaxing here, sipping a cool drink, and enjoying the rhythm of the neighborhood from this delightful vantage point. With 984 square feet of living area situated on a 5184 square foot lot, this residence contains 2 bedrooms, offering a cozy and comfortable living space built in 1913. Also, a spacious bonus room on the second floor can be your home office, child's playroom or more. This Indianapolis home presents an exceptional opportunity to embrace comfortable living in a convenient location.

15. 2026-01-09
    price $150,000 993-char remark

    Show marketing remark (993 chars)

    Nestled at 802 N Oakland AVE, INDIANAPOLIS, IN, this newly remodeled single-family residence offers an inviting home ready for its next chapter. Step into a kitchen designed with both style and functionality in mind, featuring shaker cabinets that provide a timeless aesthetic and ample storage. Imagine preparing your favorite meals in this welcoming space, where classic design meets everyday convenience. The residence includes a porch, a perfect spot to enjoy the outdoors. Picture yourself relaxing here, sipping a cool drink, and enjoying the rhythm of the neighborhood from this delightful vantage point. With 984 square feet of living area situated on a 5184 square foot lot, this residence contains 2 bedrooms, offering a cozy and comfortable living space built in 1913. Also, a spacious bonus room on the second floor can be your home office, child's playroom or more. This Indianapolis home presents an exceptional opportunity to embrace comfortable living in a convenient location.

16. 2025-12-30
    historical 993-char remark

    Show marketing remark (993 chars)

    Nestled at 802 N Oakland AVE, INDIANAPOLIS, IN, this newly remodeled single-family residence offers an inviting home ready for its next chapter. Step into a kitchen designed with both style and functionality in mind, featuring shaker cabinets that provide a timeless aesthetic and ample storage. Imagine preparing your favorite meals in this welcoming space, where classic design meets everyday convenience. The residence includes a porch, a perfect spot to enjoy the outdoors. Picture yourself relaxing here, sipping a cool drink, and enjoying the rhythm of the neighborhood from this delightful vantage point. With 984 square feet of living area situated on a 5184 square foot lot, this residence contains 2 bedrooms, offering a cozy and comfortable living space built in 1913. Also, a spacious bonus room on the second floor can be your home office, child's playroom or more. This Indianapolis home presents an exceptional opportunity to embrace comfortable living in a convenient location.

17. 2025-11-19
    price $160,000 993-char remark

    Show marketing remark (993 chars)

    Nestled at 802 N Oakland AVE, INDIANAPOLIS, IN, this newly remodeled single-family residence offers an inviting home ready for its next chapter. Step into a kitchen designed with both style and functionality in mind, featuring shaker cabinets that provide a timeless aesthetic and ample storage. Imagine preparing your favorite meals in this welcoming space, where classic design meets everyday convenience. The residence includes a porch, a perfect spot to enjoy the outdoors. Picture yourself relaxing here, sipping a cool drink, and enjoying the rhythm of the neighborhood from this delightful vantage point. With 984 square feet of living area situated on a 5184 square foot lot, this residence contains 2 bedrooms, offering a cozy and comfortable living space built in 1913. Also, a spacious bonus room on the second floor can be your home office, child's playroom or more. This Indianapolis home presents an exceptional opportunity to embrace comfortable living in a convenient location.

18. 2025-08-01
    price $170,000 993-char remark

    Show marketing remark (993 chars)

    Nestled at 802 N Oakland AVE, INDIANAPOLIS, IN, this newly remodeled single-family residence offers an inviting home ready for its next chapter. Step into a kitchen designed with both style and functionality in mind, featuring shaker cabinets that provide a timeless aesthetic and ample storage. Imagine preparing your favorite meals in this welcoming space, where classic design meets everyday convenience. The residence includes a porch, a perfect spot to enjoy the outdoors. Picture yourself relaxing here, sipping a cool drink, and enjoying the rhythm of the neighborhood from this delightful vantage point. With 984 square feet of living area situated on a 5184 square foot lot, this residence contains 2 bedrooms, offering a cozy and comfortable living space built in 1913. Also, a spacious bonus room on the second floor can be your home office, child's playroom or more. This Indianapolis home presents an exceptional opportunity to embrace comfortable living in a convenient location.

19. 2025-07-18
    price $175,000 993-char remark

    Show marketing remark (993 chars)

    Nestled at 802 N Oakland AVE, INDIANAPOLIS, IN, this newly remodeled single-family residence offers an inviting home ready for its next chapter. Step into a kitchen designed with both style and functionality in mind, featuring shaker cabinets that provide a timeless aesthetic and ample storage. Imagine preparing your favorite meals in this welcoming space, where classic design meets everyday convenience. The residence includes a porch, a perfect spot to enjoy the outdoors. Picture yourself relaxing here, sipping a cool drink, and enjoying the rhythm of the neighborhood from this delightful vantage point. With 984 square feet of living area situated on a 5184 square foot lot, this residence contains 2 bedrooms, offering a cozy and comfortable living space built in 1913. Also, a spacious bonus room on the second floor can be your home office, child's playroom or more. This Indianapolis home presents an exceptional opportunity to embrace comfortable living in a convenient location.

20. 2025-06-25
    price $185,000 993-char remark

    Show marketing remark (993 chars)

    Nestled at 802 N Oakland AVE, INDIANAPOLIS, IN, this newly remodeled single-family residence offers an inviting home ready for its next chapter. Step into a kitchen designed with both style and functionality in mind, featuring shaker cabinets that provide a timeless aesthetic and ample storage. Imagine preparing your favorite meals in this welcoming space, where classic design meets everyday convenience. The residence includes a porch, a perfect spot to enjoy the outdoors. Picture yourself relaxing here, sipping a cool drink, and enjoying the rhythm of the neighborhood from this delightful vantage point. With 984 square feet of living area situated on a 5184 square foot lot, this residence contains 2 bedrooms, offering a cozy and comfortable living space built in 1913. Also, a spacious bonus room on the second floor can be your home office, child's playroom or more. This Indianapolis home presents an exceptional opportunity to embrace comfortable living in a convenient location.

21. 2025-06-19
    price $190,000 993-char remark

    Show marketing remark (993 chars)

    Nestled at 802 N Oakland AVE, INDIANAPOLIS, IN, this newly remodeled single-family residence offers an inviting home ready for its next chapter. Step into a kitchen designed with both style and functionality in mind, featuring shaker cabinets that provide a timeless aesthetic and ample storage. Imagine preparing your favorite meals in this welcoming space, where classic design meets everyday convenience. The residence includes a porch, a perfect spot to enjoy the outdoors. Picture yourself relaxing here, sipping a cool drink, and enjoying the rhythm of the neighborhood from this delightful vantage point. With 984 square feet of living area situated on a 5184 square foot lot, this residence contains 2 bedrooms, offering a cozy and comfortable living space built in 1913. Also, a spacious bonus room on the second floor can be your home office, child's playroom or more. This Indianapolis home presents an exceptional opportunity to embrace comfortable living in a convenient location.

22. 2025-06-03
    listed $195,000 Active 993-char remark

    Show marketing remark (993 chars)

    Nestled at 802 N Oakland AVE, INDIANAPOLIS, IN, this newly remodeled single-family residence offers an inviting home ready for its next chapter. Step into a kitchen designed with both style and functionality in mind, featuring shaker cabinets that provide a timeless aesthetic and ample storage. Imagine preparing your favorite meals in this welcoming space, where classic design meets everyday convenience. The residence includes a porch, a perfect spot to enjoy the outdoors. Picture yourself relaxing here, sipping a cool drink, and enjoying the rhythm of the neighborhood from this delightful vantage point. With 984 square feet of living area situated on a 5184 square foot lot, this residence contains 2 bedrooms, offering a cozy and comfortable living space built in 1913. Also, a spacious bonus room on the second floor can be your home office, child's playroom or more. This Indianapolis home presents an exceptional opportunity to embrace comfortable living in a convenient location.

23. 2025-02-27
    historical
24. 2025-02-10
    price $80,000
25. 2025-01-31
    price $100,000
26. 2025-01-15
    price $110,000
27. 2024-12-17
    listed $120,000 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: $2,762 · $230/mo
• Projected year-2 tax: $2,762 · $230/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 ≥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: $14,288
• − Mortgage interest: −$6,442
• − Property taxes: −$2,762
• − Insurance: −$575
• − Repairs & maintenance: −$1,143
• − Management: −$1,143
• − Depreciation: −$3,345
• Taxable loss: −$1,122
• Est. tax savings @ 24.0%: +$269
• After-tax cash flow: $983/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

-4.2% since first listed

20 events — show timeline

• 2026-05-19 Relisted — MIBOR as Distributed by MLS Grid
• 2026-05-04 Pending — MIBOR as Distributed by MLS Grid
• 2026-04-29 Price Changed $115,000 MIBOR as Distributed by MLS Grid
• 2026-02-23 Relisted — MIBOR as Distributed by MLS Grid
• 2026-02-18 Pending — MIBOR as Distributed by MLS Grid
• 2026-02-06 Price Changed $125,000 MIBOR as Distributed by MLS Grid
• 2026-01-09 Relisted — MIBOR as Distributed by MLS Grid
• 2026-01-09 Price Changed $150,000 MIBOR as Distributed by MLS Grid
• 2025-12-30 Listing Removed — MIBOR as Distributed by MLS Grid
• 2025-11-19 Price Changed $160,000 MIBOR as Distributed by MLS Grid
• 2025-08-01 Price Changed $170,000 MIBOR as Distributed by MLS Grid
• 2025-07-18 Price Changed $175,000 MIBOR as Distributed by MLS Grid
• 2025-06-25 Price Changed $185,000 MIBOR as Distributed by MLS Grid
• 2025-06-19 Price Changed $190,000 MIBOR as Distributed by MLS Grid
• 2025-06-03 Listed $195,000 MIBOR as Distributed by MLS Grid
• 2025-02-27 Listing Removed — MIBOR as Distributed by MLS Grid
• 2025-02-10 Price Changed $80,000 MIBOR as Distributed by MLS Grid
• 2025-01-31 Price Changed $100,000 MIBOR as Distributed by MLS Grid
• 2025-01-15 Price Changed $110,000 MIBOR as Distributed by MLS Grid
• 2024-12-17 Listed $120,000 MIBOR as Distributed by MLS Grid

Property tax history

+21.1%/yr

Latest (2025): $2,762 · +10.8% YoY. Source: county tax records.