3743 Breen Dr · Indianapolis city (balance), IN 46235

$129,900

3 bd · 1.0 ba · 1,181 sqft · SingleFamily public records · 79 Days on market

Built 1961 8,015 sqft lot $110/sqft · 15% below area Est $153k · 15% 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 +24.2/30.0
• ARV discount +14.3/15.0
• DSCR +7.8/10.0
• 1% rule +7.1/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this charming mid-century ranch, built in 1961! Spanning 1,181 square feet, the residence features a classic and functional layout with three comfortable bedrooms and a centrally located full bathroom. The interior boasts a spacious, light-filled living area and a large eat-in kitchen that serves as the heart of the home, complete with essential appliances and ample cabinetry. The exterior of the property is equally impressive, featuring a fully fenced-in backyard that provides a private oasis for outdoor activities. Storage is plentiful thanks to the attached one-car garage. Situated on an approximately 8,015-square-foot lot, this home is located in the Warren Township area within the Indianapolis Public Schools district. With its prime location offering quick access to I-70 and I-465, you are just a short commute from downtown Indianapolis, local parks, and shopping centers, making it a perfect blend of suburban tranquility and urban convenience.

Key facts

• Large eat-in kitchen
• Quick access to i-70
• Prime location

Tags

• FULLY FENCED-IN BACKYARD
• LARGE EAT-IN KITCHEN
• LIGHT-FILLED LIVING AREA
• PRIME LOCATION
• QUICK ACCESS TO I-70
• QUICK ACCESS TO I-465

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $260 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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 (+2.6%/yr); 55 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 1,906 units permitted in Marion County in 2024 (621 in 5+ unit buildings).
• This rent runs 32% of the median local income ($59k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k 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 79 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 25y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — 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: 1.21% ✓
• Cap rate: 8.69%
• Cash-on-cash: 8.57%
• DSCR: 1.38
• GRM: 6.9

CMA / ARV

• ARV (median comp): $153,173
• List price: $129,900
• Delta: -15.19%
• 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
3444 Hermosa Ct	0.36mi	3/1.5	1,262 (+7%)	3mo	$145,000	$115	67
3851 Marseille Rd	0.61mi	3/1.5	1,183 (+0%)	4mo	$185,000	$156	66
9048 E 36th St	0.22mi	3/1.0	1,311 (+11%)	8mo	$130,000	$99	65
4149 Mellis Dr	0.58mi	3/1.0	1,236 (+5%)	0mo	$161,000	$130	65
3525 Luewan Ct	0.39mi	4/1.0 (+1)	1,107 (-6%)	5mo	$120,000	$108	62
9613 E 39th Pl	0.48mi	3/1.0	1,073 (-9%)	2mo	$125,000	$116	61
9438 Conried Dr	0.50mi	3/1.0	1,094 (-7%)	5mo	$130,000	$119	60
9819 Bishop Ct	0.59mi	4/2.0 (+1)	1,225 (+4%)	1mo	$136,500	$111	57
3930 Chateau Dr	0.60mi	3/1.0	1,073 (-9%)	1mo	$99,000	$92	56
4132 Biscayne Rd	0.58mi	3/1.0	1,073 (-9%)	5mo	$104,900	$98	54
3601 Luewan Dr	0.52mi	3/2.0	1,284 (+9%)	7mo	$110,000	$86	51
3856 Catalina Ct	0.53mi	3/1.0	1,344 (+14%)	3mo	$135,000	$100	50

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 · 2.56% rent growth · sell at horizon

5-year hold

• IRR: -3.8%
• Equity multiple: 0.86×
• Total profit: $-5,119
• Equity at exit: $19,369

10-year hold

• IRR: 5.4%
• Equity multiple: 1.39×
• Total profit: $14,337
• Equity at exit: $11,231

Cash invested: $36,372 (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 46235

• Home prices YoY: -4.3%
• Rents YoY: 2.6%
• Active inventory: 55
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,567 high
• Mortgage (P&I): −$681
• Tax from tax record: −$242 /mo · $2,910/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $260

Break-even live

Break-even rent $1,238

Max offer price $129,900

Occupancy floor 78%

Sensitivity live

Price	-10% $333	-5% $297	+0% $260	+5% $223	+10% $186
Rent	-10% $136	-5% $198	+0% $260	+5% $322	+10% $384
Rate	-1.0pp $325	-0.5pp $293	base $260	+0.5pp $226	+1.0pp $192

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3747 Ireland Dr Indianapolis, IN	4.0	1.5	1400	$1,700	$1.21	24d	1	0.19mi
9226 E 36th Pl Indianapolis, IN	3.0	1.0	1073	$1,250	$1.16	8d	1	0.20mi
9060 E 39th Pl Indianapolis, IN	1.0–2.0	1.0–1.5	820	$1,040	$1.27	24d	1	0.32mi
3631 Decamp Dr Indianapolis, IN	3.0	1.0	1000	$1,335	$1.33	24d	1	0.36mi
3525 Luewan Ct Indianapolis, IN	4.0	1.0	1107	$1,750	$1.58	24d	1	0.37mi
3519 Jerome Ct Indianapolis, IN	4.0	1.0	1107	$1,995	$1.80	24d	1	0.40mi
8862 Bel Air Ct Indianapolis, IN	3.0	1.0	1073	$1,264	$1.18	18d	1	0.41mi
3809 Biscayne Rd Indianapolis, IN	2.0	1.5	992	$1,020	$1.03	15d	1	0.41mi
3815 Biscayne Rd Indianapolis, IN	3.0	1.5	1188	$1,220	$1.03	15d	1	0.41mi
3821 Biscayne Rd Indianapolis, IN	4.0	1.5	1188	$1,325	$1.12	15d	1	0.42mi
3823 Biscayne Rd Indianapolis, IN	4.0	1.5	1188	$1,320	$1.11	15d	1	0.42mi
3829 Biscayne Rd Indianapolis, IN	4.0	1.5	1188	$1,320	$1.11	15d	1	0.42mi
3540 Dubarry Ct Indianapolis, IN	3.0	2.0	1297	$1,400	$1.08	24d	1	0.44mi
8914 Elmonte Dr Indianapolis, IN	3.0	1.5	1500	$1,600	$1.07	24d	1	0.47mi
3938 Biscayne Rd Indianapolis, IN	3.0	1.0	1000	$1,895	$1.90	4d	1	0.49mi
9438 Conried Dr Indianapolis, IN	3.0	1.0	1094	$1,445	$1.32	5d	1	0.50mi
8738 Montery Rd Indianapolis, IN	3.0	1.0	1421	$1,396	$0.98	8d	1	0.57mi
8724 Montery Rd Indianapolis, IN	3.0	1.0	925	$1,500	$1.62	44d	1	0.58mi
3962 Strathmore Dr Indianapolis, IN	3.0	1.0	925	$1,250	$1.35	24d	1	0.68mi
9962 Catalina Dr Indianapolis, IN	3.0	1.0	1236	$1,600	$1.29	5d	1	0.75mi
9949 Ellis Dr Indianapolis, IN	4.0	2.0	1421	$1,580	$1.11	4d	1	0.87mi
8203 Penway St Indianapolis, IN	3.0	1.5	1360	$1,500	$1.10	24d	1	0.93mi
8501 Athens Ct Indianapolis, IN	4.0	1.0	1225	$1,475	$1.20	15d	1	0.94mi
10101 Montery Rd Indianapolis, IN	2.0	1.0	627	$1,439	$2.30	2d	10	0.99mi
4315 Aspen Way Indianapolis, IN	3.0	1.0	1080	$1,380	$1.28	44d	1	1.02mi
8254 Meadowlark Dr Indianapolis, IN	3.0	1.5	1320	$1,150	$0.87	23d	1	1.15mi
8254 Meadowlark Dr Unit 1 Indianapolis, IN	3.0	1.5	1320	$1,150	$0.87	44d	1	1.15mi
3513 Roseway Dr Indianapolis, IN	3.0	2.0	1216	$1,600	$1.32	18d	1	1.17mi
7925 Crossbridge Dr Indianapolis, IN	2.0	2.0	1072	$1,200	$1.12	44d	1	1.19mi
7937 E 34th St Indianapolis, IN	4.0	1.0	1450	$2,000	$1.38	24d	1	1.23mi
7975 Red Mill Dr Indianapolis, IN	2.0	1.0	576	$975	$1.69	44d	1	1.26mi
3645 Wingate Ct Indianapolis, IN	3.0	1.0–2.0	774	$1,500	$1.94	24d	6	1.26mi
7838 Ridgewood Dr Indianapolis, IN	3.0	2.0	936	$1,540	$1.65	44d	1	1.36mi
7838 Ridgewood Dr Indianapolis, IN	3.0	2.0	936	$1,540	$1.65	24d	1	1.36mi
3226 Wellington Ave Indianapolis, IN	3.0	1.0	900	$1,149	$1.28	11d	1	1.44mi

Listing history 19 events

1. 2026-06-21
   days on market $129,900 Active 79 DOM
2. 2026-06-18
   days on market $129,900 Active 76 DOM
3. 2026-06-17
   days on market $129,900 Active 75 DOM
4. 2026-06-16
   pricedays on market $129,900 Active 74 DOM
5. 2026-06-15
   days on market $139,900 Active 73 DOM
6. 2026-06-13
   days on market $139,900 Active 71 DOM
7. 2026-06-13
   days on market $139,900 Active 70 DOM
8. 2026-06-09
   days on market $139,900 Active 67 DOM
9. 2026-06-08
   days on market $139,900 Active 66 DOM
10. 2026-06-07
    days on market $139,900 Active 65 DOM
11. 2026-06-03
    days on market $139,900 Active 61 DOM
12. 2026-06-02
    days on market $139,900 Active 60 DOM
13. 2026-06-01
    days on market $139,900 Active 59 DOM
14. 2026-05-31
    days on market $139,900 Active 58 DOM
15. 2026-05-15
    price $139,900 978-char remark

    Show marketing remark (978 chars)

    Welcome home to this charming mid-century ranch, built in 1961! Spanning 1,181 square feet, the residence features a classic and functional layout with three comfortable bedrooms and a centrally located full bathroom. The interior boasts a spacious, light-filled living area and a large eat-in kitchen that serves as the heart of the home, complete with essential appliances and ample cabinetry. The exterior of the property is equally impressive, featuring a fully fenced-in backyard that provides a private oasis for outdoor activities. Storage is plentiful thanks to the attached one-car garage. Situated on an approximately 8,015-square-foot lot, this home is located in the Warren Township area within the Indianapolis Public Schools district. With its prime location offering quick access to I-70 and I-465, you are just a short commute from downtown Indianapolis, local parks, and shopping centers, making it a perfect blend of suburban tranquility and urban convenience.

16. 2026-04-03
    listed $144,900 Active 978-char remark

    Show marketing remark (978 chars)

    Welcome home to this charming mid-century ranch, built in 1961! Spanning 1,181 square feet, the residence features a classic and functional layout with three comfortable bedrooms and a centrally located full bathroom. The interior boasts a spacious, light-filled living area and a large eat-in kitchen that serves as the heart of the home, complete with essential appliances and ample cabinetry. The exterior of the property is equally impressive, featuring a fully fenced-in backyard that provides a private oasis for outdoor activities. Storage is plentiful thanks to the attached one-car garage. Situated on an approximately 8,015-square-foot lot, this home is located in the Warren Township area within the Indianapolis Public Schools district. With its prime location offering quick access to I-70 and I-465, you are just a short commute from downtown Indianapolis, local parks, and shopping centers, making it a perfect blend of suburban tranquility and urban convenience.

17. 2022-01-19
    soldstatus $4,956,897
18. 2001-10-30
    soldstatus $41,000 387-char remark

    Show marketing remark (387 chars)

    WHAT A GREAT INVESTMENT OPPORTUNITY!! UPDATES ON THIS 3 BR HOME INCLUDES: BRAND NEW ROOF, ALL NEW VINLY WINDOWS (EXCEPT FOR KITCHEN) AND FRESHLY PAINTED THRU-OUT. LARGE EAT IN KITCHEN INCLUDES STOVE & REFRIGERATOR (NOT WARRANTED); LAUNDRY ROOM, 1 C-ATT GARAGE W/GDO, FENCED REAR YD & STORAGE BARN. NEAR SHOPPING & I-465. IMMEDIATE POSSESSION!!! PRICED TO SELL!! CALL TODAY!!!

19. 2001-06-14
    listed $47,500 387-char remark

    Show marketing remark (387 chars)

    WHAT A GREAT INVESTMENT OPPORTUNITY!! UPDATES ON THIS 3 BR HOME INCLUDES: BRAND NEW ROOF, ALL NEW VINLY WINDOWS (EXCEPT FOR KITCHEN) AND FRESHLY PAINTED THRU-OUT. LARGE EAT IN KITCHEN INCLUDES STOVE & REFRIGERATOR (NOT WARRANTED); LAUNDRY ROOM, 1 C-ATT GARAGE W/GDO, FENCED REAR YD & STORAGE BARN. NEAR SHOPPING & I-465. IMMEDIATE POSSESSION!!! PRICED TO SELL!! CALL TODAY!!!

ⓘ 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: $2,910 · $242/mo
• Projected year-2 tax: $2,910 · $242/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 6/10 Major FEMA zone X (unshaded) · 73% 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 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,799
• − Mortgage interest: −$7,276
• − Property taxes: −$2,910
• − Insurance: −$650
• − Repairs & maintenance: −$1,504
• − Management: −$1,504
• − Depreciation: −$3,779
• Taxable income: $1,177
• Est. tax owed @ 24.0%: −$282
• After-tax cash flow: $2,835/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): 36,317
• Household income: $58,951
• Rent vs Own: 46.5% rent · 53.5% own
• Severe rent burden: 1901.0

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: Black 57% White 18% Hispanic / Latino 17% Two or more races 11%
• Hispanic origin (detail): Mexican 11% Puerto Rican 2%
• Common ancestry: Hispanic 3% Slovak 1% Romanian 1%
• Foreign-born: 11% · Canada
• Languages at home: 80% English-only · Spanish 15% French/Haitian/Cajun 4%

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: ▼ -12.41%
• Current HPI: 275.1505
• Rent YoY: ▲ 2.56%
• 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

+194.5% since first listed

5 events — show timeline

• 2026-05-15 Price Changed $139,900 MIBOR as Distributed by MLS Grid
• 2026-04-03 Listed $144,900 MIBOR as Distributed by MLS Grid
• 2022-01-19 Sold (Public Records) $4,956,897 Public Records
• 2001-10-30 Sold (MLS) $41,000 MIBOR as Distributed by MLS Grid
• 2001-06-14 Listed $47,500 MIBOR as Distributed by MLS Grid

Property tax history

+11.1%/yr

Latest (2025): $2,910 · +24.4% YoY. Source: county tax records.