2501 Ransdell St · Indianapolis city (balance), IN 46225

$99,900

3 bd · 1.5 ba · 1,104 sqft · SingleFamily public records · 4 Days on market

Built 1960 6,447 sqft lot Est $164k · 39% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Rent growth +5.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity knocks in this limestone three bedroom, one and a have bath ranch home. Sitting on a . 25 acre lot. The home is being sold AS IS. Renovation work started and now the new owner can step in with a head start: some kitchen cabinets are on site and ready for installation, and new doors have already been hung in the bedrooms. Features include hardwood floors in several rooms, a spacious living area, attached 480 sq foot garage. Cedar lined closet in the third bedroom. Convenient Indianapolis location approximately seven minutes from the University of Indianapolis and next door to Christel House at Manual. Ideal for investors, rehabbers, or buyers looking for a project with potential.

Key facts

• New doors hung
• Limestone ranch home
• Cedar lined closet

Tags

• LIMESTONE RANCH HOME
• KITCHEN CABINETS ON SITE
• NEW DOORS HUNG
• HARDWOOD FLOORS
• CEDAR LINED CLOSET

Property features AI

Finance

• Other: Lot under 1/4 acre (approx. 0.15 acre)
• HOA & community: Not low-maintenance lifestyle

Exterior

• Parking: Attached garage (2 spaces, approx. 480 sq ft)
• Utilities: Public water; Municipal sewer connected; Sewer connected; Water connected; Net meter electric; Solid waste service available
• Home design: Single-family residence; Fixer condition; One story
• Construction: Stone construction; Crawl space foundation
• Exterior features: City lot

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms on the main level
• Flooring: Hardwood floors
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: No heating listed; No cooling listed
• Interior features: Hardwood floors; Woodwork painted; Bedroom other on main; Laundry in unit
• Laundry & utility: Main-level laundry room (6x6)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $459 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 11.8% 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.
• Zoned schools: Frederick Douglass School 19 (math 9% / reading 13%, grade F, #909 of 994 statewide, top 92%, 444 students, 81% FRL); H L Harshman Middle School (math 3% / reading 16%, grade F, #316 of 330 statewide, top 96%, 549 students, 84% FRL).
• Market conditions: Rents rising fast (+11.0%/yr); 131 active listings in the ZIP; 40 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 31% of the median local income ($55k/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 $691 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 + 8.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.42% ✓
• Cap rate: 11.81%
• Cash-on-cash: 19.70%
• DSCR: 1.88
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $164,496
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2501 Ransdell St	0.00mi	3/1.5	1,104 (0%)	0mo	$108,000	$98	100
32 Bakemeyer St	0.48mi	3/1.5	1,104 (0%)	2mo	$165,000	$149	76
44 Bakemeyer St	0.49mi	3/2.0	1,104 (0%)	6mo	$177,500	$161	70
110 Pennsylvania Ct	0.29mi	3/1.0	1,202 (+9%)	4mo	$115,000	$96	66
2825 S Delaware St	0.46mi	3/1.0	1,035 (-6%)	6mo	$200,000	$193	61
806 Cameron St	0.49mi	2/1.0 (-1)	1,034 (-6%)	1mo	$210,000	$203	58
2828 S Illinois St	0.57mi	3/1.0	1,224 (+11%)	2mo	$182,000	$149	52
121 W Gimber St	0.64mi	3/1.5	1,008 (-9%)	5mo	$193,000	$191	52
611 Knox St	0.70mi	2/1.0 (-1)	1,125 (+2%)	7mo	$46,000	$41	52
321 Gimber Ct	0.74mi	3/1.5	1,200 (+9%)	6mo	$182,500	$152	46
2117 S Pennsylvania St	0.57mi	2/1.0 (-1)	1,229 (+11%)	4mo	$87,500	$71	44
532 Bacon St	0.73mi	2/2.0 (-1)	1,208 (+9%)	4mo	$75,000	$62	40

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 17.2%
• Equity multiple: 1.74×
• Total profit: $20,572
• Equity at exit: $14,895

10-year hold

• IRR: 29.0%
• Equity multiple: 4.21×
• Total profit: $89,764
• Equity at exit: $8,638

Cash invested: $27,972 (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 46225

• Home prices YoY: -8.2%
• Rents YoY: 11.0%
• Active inventory: 131
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,421 high
• Mortgage (P&I): −$524
• Tax from tax record: −$98 /mo · $1,171/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $459

Break-even live

Break-even rent $839

Max offer price $99,900

Occupancy floor 63%

Sensitivity live

Price	-10% $516	-5% $487	+0% $459	+5% $431	+10% $403
Rent	-10% $347	-5% $403	+0% $459	+5% $515	+10% $571
Rate	-1.0pp $510	-0.5pp $485	base $459	+0.5pp $433	+1.0pp $407

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
265 E Southern Ave Indianapolis, IN	1.0–2.0	1.0	800	$1,150	$1.44	4d	2	0.15mi
110 Pennsylvania Ct Indianapolis, IN	3.0	2.0	1202	$1,700	$1.41	6d	1	0.30mi
2760 S East St Indianapolis, IN	2.0–3.0	2.0	1072	$1,045	$0.97	5d	3	0.33mi
2770 S East St Apt 103 Indianapolis, IN	3.0	2.0	1190	$1,045	$0.88	16d	1	0.34mi
2770 South East St Unit 302 Indianapolis, IN	3.0	2.0	1158	$1,015	$0.88	4d	1	0.34mi
2236 Ransdell St Indianapolis, IN	2.0	1.0	850	$1,150	$1.35	45d	1	0.35mi
2209 Ransdell St Indianapolis, IN	2.0	1.0	710	$900	$1.27	45d	1	0.40mi
2314 Union St Indianapolis, IN	3.0	2.0	892	$1,295	$1.45	45d	1	0.44mi
2859 S Meridian St Indianapolis, IN	1.0–2.0	1.0	771	$906	$1.17	45d	2	0.56mi
2859 S Meridian St Indianapolis, IN	1.0–2.0	1.0	771	$906	$1.17	25d	2	0.56mi
2109 Singleton St Indianapolis, IN	3.0	2.0	1340	$2,100	$1.57	9d	1	0.58mi
1011 E Raymond St Indianapolis, IN	2.0	2.0	1100	$1,350	$1.23	25d	1	0.65mi
438 E Beecher St Indianapolis, IN	3.0	2.5	1500	$1,450	$0.97	25d	1	0.75mi
620 E Beecher St Indianapolis, IN	3.0	2.0	1072	$1,639	$1.53	21d	1	0.77mi
1144 McDougal St Indianapolis, IN	3.0	1.0	876	$1,500	$1.71	23d	1	0.77mi
2948 Shelby St Unit D Indianapolis, IN	2.0	1.0	750	$1,025	$1.37	45d	1	0.80mi
1833 Orleans St Unit 1 Indianapolis, IN	3.0	1.0	1260	$1,350	$1.07	45d	1	0.85mi
1819 Union St Unit 1817 Indianapolis, IN	3.0	2.0	1020	$1,199	$1.18	45d	1	0.86mi
1756 Delaware St Indianapolis, IN	3.0	2.0	1014	$1,300	$1.28	45d	1	0.87mi
1756 S Delaware St Unit 1754 Indianapolis, IN	3.0	2.0	1014	$1,300	$1.28	16d	1	0.87mi
224 Iowa St Indianapolis, IN	3.0	1.0	1254	$1,450	$1.16	25d	1	0.88mi
823 Iowa St Indianapolis, IN	2.0	1.0	812	$1,100	$1.35	45d	1	0.93mi
823 Iowa St Indianapolis, IN	2.0	1.0	812	$1,100	$1.35	0d	1	0.93mi
1861 Barth Ave Unit 1861 Indianapolis, IN	2.0	1.0	1300	$1,600	$1.23	25d	1	0.95mi
11 Iowa St Indianapolis, IN	2.0	1.0	1176	$1,595	$1.36	0d	1	0.96mi
512 E Minnesota St Unit 203 Indianapolis, IN	2.0	1.0	903	$1,195	$1.32	25d	1	0.97mi
1549 Nelson Ave Indianapolis, IN	3.0	1.0	950	$1,380	$1.45	45d	1	0.98mi
1117 E Naomi St Indianapolis, IN	2.0	1.5	976	$1,450	$1.49	0d	1	1.01mi
2020 Boyd Ave Indianapolis, IN	3.0	1.5	1160	$1,450	$1.25	25d	1	1.03mi
2018 Boyd Ave Indianapolis, IN	3.0	1.5	1160	$1,350	$1.16	45d	1	1.03mi
1604 E Kelly St Indianapolis, IN	2.0	1.0	750	$1,025	$1.37	19d	1	1.05mi
1604 E Kelly St Indianapolis, IN	2.0	1.0	800	$1,025	$1.28	12d	1	1.05mi
944 E Minnesota St Indianapolis, IN	2.0	2.0	944	$1,299	$1.38	45d	1	1.06mi
1637 Hoefgen St Indianapolis, IN	2.0	1.0	780	$1,000	$1.28	45d	1	1.07mi
1436 S New Jersey St Unit A Indianapolis, IN	3.0	2.5	1300	$2,100	$1.62	25d	1	1.11mi
1439 South East St Indianapolis, IN	2.0	2.0	1114	$1,425	$1.28	22d	1	1.11mi
1439 South East St Indianapolis, IN	2.0	2.0	1114	$1,425	$1.28	0d	1	1.11mi
1437 S East St Indianapolis, IN	2.0	2.0	1114	$1,425	$1.28	45d	1	1.12mi
835 Weghorst St Unit 837 Indianapolis, IN	3.0	1.5	1500	$1,399	$0.93	25d	1	1.13mi
3312 Olive St Indianapolis, IN	3.0	2.0	1000	$1,395	$1.40	25d	1	1.13mi

Listing history 4 events

1. 2026-06-02
   status $99,900 Pending 4 DOM
2. 2026-06-01
   days on market $99,900 Active 4 DOM
3. 2026-05-31
   days on market $99,900 Active 3 DOM
4. 2026-05-27
   listed $99,900 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: $1,171 · $98/mo
• Projected year-2 tax: $1,171 · $98/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 4/10 Moderate FEMA zone X (unshaded) · 23% 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,047
• − Mortgage interest: −$5,596
• − Property taxes: −$1,171
• − Insurance: −$500
• − Repairs & maintenance: −$1,364
• − Management: −$1,364
• − Depreciation: −$2,906
• Taxable income: $4,147
• Est. tax owed @ 24.0%: −$995
• After-tax cash flow: $4,515/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): 6,037
• Household income: $55,190
• Rent vs Own: 44.0% rent · 56.0% own
• Severe rent burden: 311.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Two or more races 12% Black 11% Hispanic / Latino 10% Asian 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 2% Italian 2% Slovak 1%
• Foreign-born: 9% · Canada
• Languages at home: 88% English-only · Spanish 10% 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: ▼ -36.19%
• Current HPI: 403.9271
• Rent YoY: ▲ 10.98%
• 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

1 event — show timeline

• 2026-05-27 Listed $99,900 MIBOR as Distributed by MLS Grid

Property tax history

+8.1%/yr

Latest (2025): $1,171 · +2.3% YoY. Source: county tax records.