4257 Weaver Ave · Indianapolis city (balance), IN 46227

$165,000

3 bd · 1.0 ba · 1,134 sqft · SingleFamily public records · 47 Days on market

Built 1966 5,401 sqft lot $146/sqft · 58% above area Est $209k · 21% under ↓ 6% since listing

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Why this score? — see what drove the D- 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).

• ARV discount +15.0/15.0
• Cash flow +7.6/30.0
• Rent growth +3.1/5.0
• 1% rule +3.0/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming all-brick ranch is ready to welcome a new family willing to roll up their sleeves and add their personal touch. While this home needs some tender loving care, it offers incredible potential, with its solid foundation and good bones promising years of comfortable living. The three-bedroom, two-bathroom layout provides ample space for growing families, with a partially updated kitchen that's already started its transformation journey. The real treasure lies below ground level, where a full walk-out basement opens up endless possibilities for recreation, storage, or additional living space. Natural light floods this lower level, making it feel like an extension of the main floor rather than a typical basement. Recent improvements include a new roof overhead and newer windows throughout, ensuring energy efficiency and peace of mind for years to come. The two-car detached garage offers convenient parking and additional storage, ideal for workshop enthusiasts or those with outdoor equipment. This property sits in a well-established Indianapolis neighborhood, offering the perfect blend of suburban tranquility and city convenience. For buyers with vision and enthusiasm for home improvement projects, this property represents an excellent opportunity to create something truly special. The structural elements are sound, the recent updates show promise, and the layout offers flexibility for modern family living. With some creativity and effort, this diamond in the rough could become the perfect family sanctuary.

Key facts

• All brick ranch
• Newer windows
• New roof

Tags

• ALL BRICK RANCH
• PARTIALLY UPDATED KITCHEN
• FULL WALK-OUT BASEMENT
• NEW ROOF
• NEWER WINDOWS
• TWO-CAR DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-196 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $130k (21.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $132k (20.1% below list).
• Recommended offer: $130k (21.0% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade D — 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); 245 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k 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 47 days — a 3% lower offer ($160k) 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.

Recommended offer $130,341 (21.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.80% ✗
• Cap rate: 4.87%
• Cash-on-cash: -5.10%
• DSCR: 0.77
• GRM: 10.4

CMA / ARV

• ARV (median comp): $208,873
• List price: $165,000
• Delta: -21.00%
• 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
4241 Weaver Ave	0.03mi	3/1.0	1,084 (-4%)	4mo	$179,950	$166	88
1136 Lawrence Ave	0.04mi	3/1.0	1,104 (-3%)	12mo	$182,500	$165	84
4151 Bowman Ave	0.13mi	3/1.5	1,058 (-7%)	12mo	$190,000	$180	71
1023 E Edwards Ave	0.25mi	3/2.0	1,253 (+10%)	4mo	$154,000	$123	64
3863 S Asbury St S	0.68mi	3/1.0	1,104 (-3%)	1mo	$179,000	$162	63
849 E Elbert St	0.64mi	3/1.0	1,172 (+3%)	6mo	$150,000	$128	60
1231 Windermire St	0.29mi	3/1.0	999 (-12%)	9mo	$183,000	$183	59
2025 Redfern Dr	0.69mi	3/1.5	1,189 (+5%)	1mo	$220,000	$185	57
1043 E Castle Ave	0.28mi	3/2.0	1,008 (-11%)	12mo	$200,000	$198	54
3898 S Randolph St	0.70mi	3/1.0	1,080 (-5%)	11mo	$155,000	$144	50
4106 Asbury St	0.47mi	2/2.0 (-1)	1,014 (-11%)	4mo	$215,000	$212	48
1262 E Thompson Rd	0.64mi	3/2.0	1,248 (+10%)	2mo	$265,000	$212	47

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: -25.6%
• Equity multiple: 0.14×
• Total profit: $-39,866
• Equity at exit: $24,602

10-year hold

• IRR: -23.7%
• Equity multiple: -0.16×
• Total profit: $-53,373
• Equity at exit: $14,266

Cash invested: $46,200 (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 46227

• Rents YoY: 2.5%
• Active inventory: 245
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,319 high
• Mortgage (P&I): −$865
• Tax from tax record: −$304 /mo · $3,651/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $-196

Break-even live

Break-even rent $1,567

Max offer price $130,341

Occupancy floor —

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1051 E Edwards Ave Indianapolis, IN	2.0	1.0	896	$1,150	$1.28	43d	1	0.22mi
4109 Weaver Ave Indianapolis, IN	4.0	2.0	1100	$1,749	$1.59	43d	1	0.22mi
920 E Markwood Ave Indianapolis, IN	1.0–2.0	1.0	838	$949	$1.13	7d	2	0.23mi
4725 Madison Ave Indianapolis, IN	2.0	1.0	865	$950	$1.10	23d	1	0.43mi
724 Southfield Ct Indianapolis, IN	3.0	2.5	1254	$1,300	$1.04	23d	1	0.67mi
717 Southfield Ct Unit 715 Indianapolis, IN	3.0	1.5	1242	$1,180	$0.95	23d	1	0.70mi
1320 1/2 Norton Ave Indianapolis, IN	2.0	1.0	785	$920	$1.17	22d	1	0.76mi
3765 S State Ave Indianapolis, IN	2.0	1.0	700	$995	$1.42	23d	1	0.77mi
4929 Mount Vernon Dr Indianapolis, IN	3.0	1.5	1242	$1,350	$1.09	7d	1	0.77mi
615 E Thompson Rd Unit 1 Indianapolis, IN	2.0	1.0	813	$975	$1.20	23d	1	0.83mi
1620 Norton Ave Indianapolis, IN	3.0	1.0	928	$1,395	$1.50	17d	1	0.83mi
4020 Hanna Village Dr Indianapolis, IN	1.0–3.0	1.0–2.0	886	$1,499	$1.69	3d	2	0.87mi
5030 Southgreen Dr Indianapolis, IN	2.0	1.0	813	$975	$1.20	23d	1	0.88mi
457 Monument View DR Indianapolis, IN	1.0–3.0	1.0–2.0	966	$1,360	$1.41	23d	1	0.89mi
4401 S Keystone Ave Indianapolis, IN	2.0	1.5–2.0	1000	$1,142	$1.14	1d	17	0.90mi
4100 Continental Ct Indianapolis, IN	1.0–2.0	1.0–1.5	917	$1,249	$1.36	2d	7	0.93mi
4259 Burkhart Dr Unit 4257B Indianapolis, IN	2.0	1.0	887	$999	$1.13	17d	1	0.99mi
4259 Burkhart Dr Unit 4175B Indianapolis, IN	2.0	1.0	750	$959	$1.28	7d	1	0.99mi
4259 Burkhart Dr Unit 4175C Indianapolis, IN	2.0	1.0	750	$1,060	$1.41	20d	1	0.99mi
4259 Burkhart Dr Unit 4264BE Indianapolis, IN	2.0	1.0	887	$1,149	$1.30	4d	1	0.99mi
4259 Burkhart Dr Unit 4257C Indianapolis, IN	2.0	1.0	949	$999	$1.05	7d	1	0.99mi
3334 Laurel St Indianapolis, IN	3.0	1.0	1068	$1,200	$1.12	20d	1	1.00mi
4259 Burkhart Dr Indianapolis, IN	1.0–2.0	1.0	747	$1,575	$2.11	16d	4	1.01mi
3312 Olive St Indianapolis, IN	3.0	2.0	1000	$1,395	$1.40	23d	1	1.02mi
3311 Linden St Indianapolis, IN	3.0	1.0	1056	$1,150	$1.09	43d	1	1.05mi
5301 S Turtle Creek Dr Indianapolis, IN	1.0–3.0	1.0–2.0	869	$1,447	$1.66	4d	18	1.09mi
2121 Fairfax Rd Indianapolis, IN	2.0	1.0	950	$1,250	$1.32	2d	1	1.14mi
2215 Fairfax Rd Indianapolis, IN	2.0	1.0	950	$1,350	$1.42	20d	1	1.17mi
3146 Asbury St Indianapolis, IN	2.0	1.0	728	$850	$1.17	7d	1	1.25mi
3633 S Rural St Indianapolis, IN	3.0	2.5	1440	$1,700	$1.18	23d	1	1.34mi
2913 E Hanna Ave Indianapolis, IN	1.0–2.0	1.0	717	$1,200	$1.67	23d	1	1.34mi
1621 Knox St Indianapolis, IN	4.0	2.0	1411	$930	$0.66	4d	1	1.35mi
2948 Shelby St Unit D Indianapolis, IN	2.0	1.0	750	$1,025	$1.37	43d	1	1.40mi
3206 S Temple Ave Indianapolis, IN	2.0	1.0	784	$1,080	$1.38	23d	1	1.49mi

Listing history 12 events

1. 2026-06-02
   status $165,000 Pending 47 DOM
2. 2026-06-01
   days on market $165,000 Active 47 DOM
3. 2026-05-31
   days on market $165,000 Active 46 DOM
4. 2026-04-22
   status Active 1542-char remark

   Show marketing remark (1542 chars)

   This charming all-brick ranch is ready to welcome a new family willing to roll up their sleeves and add their personal touch. While this home needs some tender loving care, it offers incredible potential, with its solid foundation and good bones promising years of comfortable living. The three-bedroom, two-bathroom layout provides ample space for growing families, with a partially updated kitchen that's already started its transformation journey. The real treasure lies below ground level, where a full walk-out basement opens up endless possibilities for recreation, storage, or additional living space. Natural light floods this lower level, making it feel like an extension of the main floor rather than a typical basement. Recent improvements include a new roof overhead and newer windows throughout, ensuring energy efficiency and peace of mind for years to come. The two-car detached garage offers convenient parking and additional storage, ideal for workshop enthusiasts or those with outdoor equipment. This property sits in a well-established Indianapolis neighborhood, offering the perfect blend of suburban tranquility and city convenience. For buyers with vision and enthusiasm for home improvement projects, this property represents an excellent opportunity to create something truly special. The structural elements are sound, the recent updates show promise, and the layout offers flexibility for modern family living. With some creativity and effort, this diamond in the rough could become the perfect family sanctuary.

5. 2026-04-08
   status Pending 1542-char remark

   Show marketing remark (1542 chars)

   This charming all-brick ranch is ready to welcome a new family willing to roll up their sleeves and add their personal touch. While this home needs some tender loving care, it offers incredible potential, with its solid foundation and good bones promising years of comfortable living. The three-bedroom, two-bathroom layout provides ample space for growing families, with a partially updated kitchen that's already started its transformation journey. The real treasure lies below ground level, where a full walk-out basement opens up endless possibilities for recreation, storage, or additional living space. Natural light floods this lower level, making it feel like an extension of the main floor rather than a typical basement. Recent improvements include a new roof overhead and newer windows throughout, ensuring energy efficiency and peace of mind for years to come. The two-car detached garage offers convenient parking and additional storage, ideal for workshop enthusiasts or those with outdoor equipment. This property sits in a well-established Indianapolis neighborhood, offering the perfect blend of suburban tranquility and city convenience. For buyers with vision and enthusiasm for home improvement projects, this property represents an excellent opportunity to create something truly special. The structural elements are sound, the recent updates show promise, and the layout offers flexibility for modern family living. With some creativity and effort, this diamond in the rough could become the perfect family sanctuary.

6. 2026-04-01
   listed $165,000 Active 1542-char remark

   Show marketing remark (1542 chars)

   This charming all-brick ranch is ready to welcome a new family willing to roll up their sleeves and add their personal touch. While this home needs some tender loving care, it offers incredible potential, with its solid foundation and good bones promising years of comfortable living. The three-bedroom, two-bathroom layout provides ample space for growing families, with a partially updated kitchen that's already started its transformation journey. The real treasure lies below ground level, where a full walk-out basement opens up endless possibilities for recreation, storage, or additional living space. Natural light floods this lower level, making it feel like an extension of the main floor rather than a typical basement. Recent improvements include a new roof overhead and newer windows throughout, ensuring energy efficiency and peace of mind for years to come. The two-car detached garage offers convenient parking and additional storage, ideal for workshop enthusiasts or those with outdoor equipment. This property sits in a well-established Indianapolis neighborhood, offering the perfect blend of suburban tranquility and city convenience. For buyers with vision and enthusiasm for home improvement projects, this property represents an excellent opportunity to create something truly special. The structural elements are sound, the recent updates show promise, and the layout offers flexibility for modern family living. With some creativity and effort, this diamond in the rough could become the perfect family sanctuary.

7. 2026-03-30
   historical
8. 2026-03-14
   status Active
9. 2026-03-13
   historical
10. 2026-03-05
    price $165,000
11. 2026-01-28
    price $170,000
12. 2025-11-13
    listed $175,000 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: $3,651 · $304/mo
• Projected year-2 tax: $3,651 · $304/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 · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,829
• − Mortgage interest: −$9,243
• − Property taxes: −$3,651
• − Insurance: −$825
• − Repairs & maintenance: −$1,266
• − Management: −$1,266
• − Depreciation: −$4,800
• Taxable loss: −$5,222
• Est. tax savings @ 24.0%: +$1,253
• After-tax cash flow: $-1,101/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): 57,587
• Household income: $53,629
• Rent vs Own: 55.1% rent · 44.9% own
• Severe rent burden: 3583.0

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 0.59)
• Race & ethnicity: White 61% Asian 12% Black 11% Hispanic / Latino 10% Two or more races 8%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 17% · Philippines, Canada, Vietnam
• Languages at home: 79% English-only · Other Asian/Pacific 9% Spanish 7% Other Indo-European 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: ▼ -260.49%
• Current HPI: 276.8271
• 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

-5.7% since first listed

9 events — show timeline

• 2026-04-22 Relisted — MIBOR as Distributed by MLS Grid
• 2026-04-08 Pending — MIBOR as Distributed by MLS Grid
• 2026-04-01 Listed $165,000 MIBOR as Distributed by MLS Grid
• 2026-03-30 Listing Removed — MIBOR as Distributed by MLS Grid
• 2026-03-14 Relisted — MIBOR as Distributed by MLS Grid
• 2026-03-13 Listing Removed — MIBOR as Distributed by MLS Grid
• 2026-03-05 Price Changed $165,000 MIBOR as Distributed by MLS Grid
• 2026-01-28 Price Changed $170,000 MIBOR as Distributed by MLS Grid
• 2025-11-13 Listed $175,000 MIBOR as Distributed by MLS Grid

Property tax history

+8.2%/yr

Latest (2025): $3,651 · -0.2% YoY. Source: county tax records.