857 W 25th St · Indianapolis city (balance), IN 46208

$110,000

2 bd · 1.0 ba · 843 sqft · SingleFamily public records · 45 Days on market

Built 1920 3,920 sqft lot $130/sqft · 20% above area Est $138k · 20% 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 +21.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +5.6/10.0
• 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

Listing remarks

This 2-bedroom, 1 full bathroom home is a great addition to any investor's portfolio. The property is currently tenant-occupied, providing immediate rental income from day one. Tenants' rights apply, making this an ideal opportunity for buyers looking for a seamless, income-producing asset. This property is being offered as part of a portfolio sale alongside 2165 White Avenue, creating a unique opportunity to expand your holdings with multiple income streams. Whether you're a seasoned investor or looking to grow your rental portfolio, this package offers strong potential and long-term value.

Key facts

• 3,920 sq ft lot
• Built 1920
• Listed 45 days

Property features AI

Exterior

• Utilities: Public water; Municipal sewer connected
• Home design: Single-family residence; One story
• Construction: Aluminum siding; Block foundation
• Exterior features: Less than 1/4 acre lot

Interior

• Kitchen: Electric oven; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating; Natural gas heating; Cooling: Other
• Interior features: Has basement; Electric oven; Refrigerator

🏷️ Possibly a rental listed for sale. The $110,000 price doesn't fit this home's estimated sale value (~$138,109) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $158 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% 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 (+6.4%/yr); 279 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); 42% 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 $761 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.
• At projected returns (-3.0% appreciation + 6.4% rent growth), your $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.06% ✓
• Cap rate: 8.02%
• Cash-on-cash: 6.15%
• DSCR: 1.27
• GRM: 7.8

CMA / ARV

• ARV (median comp): $138,109
• List price: $110,000
• Delta: -20.35%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1006 Edgemont Ave	0.18mi	3/1.0 (+1)	954 (+13%)	3mo	$75,000	$79	62
1156 Udell St	0.51mi	2/1.0	808 (-4%)	15mo	$137,000	$170	57
2023 Gent Ave	0.68mi	2/1.5	875 (+4%)	23mo	$179,750	$205	41
2355 Shriver Ave	0.53mi	3/2.0 (+1)	934 (+11%)	14mo	$169,900	$182	36
2126 White Ave	0.67mi	3/1.0 (+1)	920 (+9%)	18mo	$133,000	$145	34
1122 Congress Ave	0.74mi	3/2.0 (+1)	912 (+8%)	21mo	$126,000	$138	25

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 · 6.43% rent growth · sell at horizon

5-year hold

• IRR: -3.0%
• Equity multiple: 0.88×
• Total profit: $-3,572
• Equity at exit: $16,401

10-year hold

• IRR: 10.2%
• Equity multiple: 1.92×
• Total profit: $28,300
• Equity at exit: $9,511

Cash invested: $30,800 (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 46208

• Rents YoY: 6.4%
• Active inventory: 279
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,169 high
• Mortgage (P&I): −$577
• Tax from tax record: −$143 /mo · $1,712/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $158

Break-even live

Break-even rent $969

Max offer price $110,000

Occupancy floor 81%

Sensitivity live

Price	-10% $220	-5% $189	+0% $158	+5% $127	+10% $96
Rent	-10% $66	-5% $112	+0% $158	+5% $204	+10% $250
Rate	-1.0pp $213	-0.5pp $186	base $158	+0.5pp $129	+1.0pp $100

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
819 Edgemont Ave Apt 115 Indianapolis, IN	1.0	1.0	540	$915	$1.69	44d	1	0.13mi
906 Burdsal Pkwy Indianapolis, IN	2.0	1.0	936	$1,295	$1.38	24d	1	0.14mi
908 Burdsal Pkwy Marion, IN	2.0	1.0	936	$1,300	$1.39	24d	1	0.14mi
970 Edgemont Ave Indianapolis, IN	2.0	1.0	740	$845	$1.14	5d	1	0.15mi
524 W 23rd St Indianapolis, IN	2.0	1.0	664	$949	$1.43	44d	1	0.41mi
516 W 28th St Indianapolis, IN	2.0	1.0	1005	$1,100	$1.09	24d	1	0.42mi
2316 Indianapolis Ave Indianapolis, IN	1.0	1.0	550	$800	$1.45	15d	1	0.42mi
1214 W 25th St Indianapolis, IN	1.0	1.0	800	$775	$0.97	24d	1	0.44mi
2235 Doctor Martin Luther King Junior St Indianapolis, IN	3.0	1.5	948	$1,700	$1.79	44d	1	0.44mi
541 W 29th St Indianapolis, IN	1.0	1.0	740	$900	$1.22	20d	1	0.46mi
1244 Edgemont Ave Indianapolis, IN	2.0	1.0	1092	$1,275	$1.17	44d	1	0.51mi
1227 W 29th St Indianapolis, IN	3.0	1.5	1056	$1,250	$1.18	24d	1	0.58mi
1319 W 27th St Indianapolis, IN	2.0	1.0	651	$900	$1.38	13d	1	0.60mi
3017 Ethel Ave Indianapolis, IN	3.0	1.5	1079	$1,400	$1.30	24d	1	0.63mi
2937 Shriver Ave Indianapolis, IN	1.0	1.0	564	$850	$1.51	44d	1	0.67mi
1367 W Pruitt St Indianapolis, IN	3.0	1.0	1088	$1,450	$1.33	44d	1	0.71mi
926 W 32nd St Indianapolis, IN	3.0	2.0	1050	$1,295	$1.23	8d	1	0.71mi
2248 N Harding St Indianapolis, IN	2.0	1.0	1100	$899	$0.82	24d	1	0.74mi
2808 N Capitol Ave Indianapolis, IN	2.0	1.0	900	$975	$1.08	24d	1	0.76mi
2818 N Capitol Ave Apt 1 Indianapolis, IN	1.0	1.0	600	$2,000	$3.33	44d	1	0.76mi
1415 W Pruitt St Indianapolis, IN	3.0	1.0	1001	$1,249	$1.25	24d	1	0.78mi
1457 W 29th St Indianapolis, IN	2.0	1.0	686	$995	$1.45	21d	1	0.83mi
1519 W 28th St Indianapolis, IN	2.0	1.0	816	$895	$1.10	44d	1	0.84mi
1261 W 32nd St Indianapolis, IN	2.0	1.0	832	$975	$1.17	44d	1	0.86mi
1341 W Congress Ave Unit 1343 Indianapolis, IN	1.0	1.0	600	$750	$1.25	44d	1	0.87mi
55 W Fall Creek Parkway South Dr Unit C Indianapolis, IN	2.0	1.0	1000	$1,035	$1.03	44d	1	0.87mi
2937 N Kenwood Ave Unit A Indianapolis, IN	1.0	1.0	672	$889	$1.32	22d	1	0.91mi
1228 W 18th St Indianapolis, IN	2.0	1.0	1050	$1,200	$1.14	44d	1	0.94mi
1 W 28th St Indianapolis, IN	1.0	1.0	656	$970	$1.48	3d	15	0.98mi
1039 W 36th St Indianapolis, IN	2.0	1.0	864	$995	$1.15	44d	1	1.01mi
1460 W 32nd St Indianapolis, IN	1.0	1.0	576	$847	$1.47	24d	1	1.03mi
1470 W 32nd St Indianapolis, IN	2.0	1.0	700	$1,000	$1.43	44d	1	1.04mi
2625 N Meridian St Indianapolis, IN	1.0–2.0	1.0–2.0	850	$2,150	$2.53	8d	8	1.05mi
2131 N Meridian St Indianapolis, IN	2.0	1.0	994	$1,455	$1.46	44d	1	1.06mi
2102 N Meridian St Indianapolis, IN	1.0	1.0	600	$972	$1.62	15d	4	1.07mi
1138 36th St Unit 1 Indianapolis, IN	1.0	1.0	900	$885	$0.98	21d	1	1.07mi
3440 N Harding St Indianapolis, IN	2.0	1.0	754	$1,325	$1.76	44d	1	1.10mi
3440 N Harding St Indianapolis, IN	2.0	1.0	754	$1,275	$1.69	20d	1	1.10mi
2063 N Meridian St Indianapolis, IN	1.0	1.0	959	$950	$0.99	24d	1	1.12mi
1441 W Lynn Dr Indianapolis, IN	3.0	2.0	967	$1,550	$1.60	44d	1	1.14mi

Listing history 16 events

1. 2026-06-18
   days on market $110,000 Active 45 DOM
2. 2026-06-17
   days on market $110,000 Active 44 DOM
3. 2026-06-16
   days on market $110,000 Active 43 DOM
4. 2026-06-15
   days on market $110,000 Active 42 DOM
5. 2026-06-13
   days on market $110,000 Active 40 DOM
6. 2026-06-13
   pricedays on market $110,000 Active 39 DOM
7. 2026-06-09
   days on market $115,000 Active 36 DOM
8. 2026-06-08
   days on market $115,000 Active 35 DOM
9. 2026-06-07
   days on market $115,000 Active 34 DOM
10. 2026-06-03
    days on market $115,000 Active 30 DOM
11. 2026-06-02
    days on market $115,000 Active 29 DOM
12. 2026-06-01
    days on market $115,000 Active 28 DOM
13. 2026-05-31
    days on market $115,000 Active 27 DOM
14. 2026-05-04
    listed $120,000 Active 611-char remark
15. 2016-04-28
    historical
16. 2015-11-04
    listed $14,900 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: $1,712 · $143/mo
• Projected year-2 tax: $1,712 · $143/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 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: $14,025
• − Mortgage interest: −$6,162
• − Property taxes: −$1,712
• − Insurance: −$550
• − Repairs & maintenance: −$1,122
• − Management: −$1,122
• − Depreciation: −$3,200
• Taxable income: $157
• Est. tax owed @ 24.0%: −$38
• After-tax cash flow: $1,858/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): 22,379
• Household income: $60,062
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 978.0

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 0.62)
• Race & ethnicity: White 46% Black 40% Hispanic / Latino 8% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 2% Slovak 2% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5% French/Haitian/Cajun 1% 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: ▼ -324.63%
• Current HPI: 319.7725
• Rent YoY: ▲ 6.43%
• 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

+638.3% since first listed

5 events — show timeline

• 2026-06-10 Price Changed $110,000 MIBOR as Distributed by MLS Grid
• 2026-05-25 Price Changed $115,000 MIBOR as Distributed by MLS Grid
• 2026-05-04 Listed $120,000 MIBOR as Distributed by MLS Grid
• 2016-04-28 Listing Removed — MIBOR as Distributed by MLS Grid
• 2015-11-04 Listed $14,900 MIBOR as Distributed by MLS Grid

Property tax history

+10.0%/yr

Latest (2025): $1,712 · +15.0% YoY. Source: county tax records.