8107 Garden Ridge Rd · Indianapolis city (balance), IN 46237

$259,999

3 bd · 1.0 ba · 1,348 sqft · SingleFamily public records · 30 Days on market

Built 2002 7,101 sqft lot Est $249k · at est. $29/mo HOA · 1% of rent

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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).

• Cash flow +14.2/30.0
• ARV discount +5.6/15.0
• DSCR +4.3/10.0
• Schools +4.0/10.0
• 1% rule +3.5/10.0
• Rent growth +3.4/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come check out this charming 3-bedroom, 2-bath ranch! The open floor plan has vaulted ceilings and a great split-bedroom layout. The home features brand-new floors and fresh paint throughout. The master bedroom offers plenty of space and includes a walk-in closet for extra storage. The eat-in kitchen comes with all appliances, and the laundry room is updated with tile floors, plenty of storage, and a washer and dryer that stay. The large living room has a cozy wood-burning fireplace for those colder nights. Step outside to a large deck and enjoy the private backyard with a garden area, storage shed, and tree-lined view. This home is in a great location-just minutes from the interstate, shopping, restaurants, and more. Don't miss out-schedule your showing today! Don't miss the opportunity to make this Southern Ridge gem your own!

Key facts

• Large wood deck
• Garden area
• Walk-in closet

Tags

• OPEN-CONCEPT FLOOR PLAN
• WALK-IN CLOSET
• WOOD-BURNING FIREPLACE
• LARGE WOOD DECK
• PRIVATE BACKYARD
• GARDEN AREA

Property features AI

Finance

• Other: Lot about 0.16 acres
• HOA & community: Homeowners association with annual fee of $350; HOA covers entrance common maintenance, lawn care, and snow removal; HOA governed by covenants & restrictions; Planned unit development with mandatory fee

Exterior

• Parking: Attached 2-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Municipal sewer
• Home design: Single-family residence; One level
• Construction: Brick and vinyl siding; Slab foundation
• Exterior features: Storage shed; Sidewalks; Small trees (under 20 ft)

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Electric oven; Refrigerator; Eat-in kitchen
• Bedrooms: Three bedrooms on the main level; Primary bedroom with walk-in closet
• Bathrooms: Two full bathrooms on the main level; Primary bath with tub and shower
• Heating & cooling: Electric forced air heating; Central air conditioning
• Interior features: Attic access; Vaulted ceilings; Eat-in kitchen; Walk-in closet(s); Wood-burning fireplace in living room (1 fireplace)
• Laundry & utility: Laundry closet on the main level; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $42 ($503/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (15.4% below list).
• Recommended offer: $220k (15.4% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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 D — affects rentability + tenant quality, not the cash-flow math above.
• Franklin Township Community School Corporation (urban): math 42% / reading 47% proficiency, ranked #87 of 301 in IN (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mary Adams Elementary School (math 67% / reading 62%, grade B, #78 of 994 statewide, top 9%, 519 students, 49% FRL); Franklin Central High School (math 41% / reading 69%, grade C, #77 of 369 statewide, top 21%, 3,319 students, 46% FRL) — zoned schools average 47% FRL vs 29% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 60% at this address vs 44% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Franklin Township Community School Corporation average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.8%/yr); 270 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,906 units permitted in Marion County in 2024 (621 in 5+ unit buildings).
• This rent runs 33% of the median local income ($79k/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 $2k of loan paydown is wiped out by about $8k 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 30 days — a 2% lower offer ($256k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 23y ago 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 $219,898 (15.4% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.85% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.69%
• DSCR: 1.03
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $249,380
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8042 Southern Trails Pl	0.32mi	3/2.0	1,410 (+5%)	2mo	$290,000	$206	72
6549 Southern Cross Dr	0.23mi	3/2.0	1,440 (+7%)	4mo	$250,000	$174	70
8036 Southern Trails Pl	0.32mi	3/2.0	1,424 (+6%)	3mo	$255,000	$179	69
7819 Inverness Dr	0.29mi	3/1.5	1,224 (-9%)	2mo	$235,000	$192	68
8244 Amarillo Dr	0.54mi	3/2.0	1,410 (+5%)	1mo	$280,000	$199	62
7640 Gordon Way	0.43mi	3/2.0	1,440 (+7%)	4mo	$266,500	$185	62
7528 Gunyon Dr	0.68mi	3/2.0	1,408 (+4%)	1mo	$265,000	$188	56
6820 Troon Way	0.73mi	3/2.0	1,297 (-4%)	2mo	$235,000	$181	53
7402 5 Points Rd	0.75mi	3/2.0	1,275 (-5%)	1mo	$255,000	$200	51
6324 Muirfield Way	0.59mi	3/2.0	1,499 (+11%)	2mo	$260,000	$173	49
6932 Turnberry Way	0.71mi	3/2.0	1,460 (+8%)	4mo	$249,500	$171	46
6032 Rockdell Dr	0.68mi	2/2.0 (-1)	1,492 (+11%)	1mo	$250,000	$168	41

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 · 3.78% rent growth · sell at horizon

5-year hold

• IRR: -14.4%
• Equity multiple: 0.48×
• Total profit: $-37,754
• Equity at exit: $38,767

10-year hold

• IRR: -4.5%
• Equity multiple: 0.69×
• Total profit: $-22,308
• Equity at exit: $22,480

Cash invested: $72,800 (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 46237

• Rents YoY: 3.8%
• Active inventory: 270
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,199 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$195 /mo · $2,334/yr
• Insurance: −$108
• HOA: −$29
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $42

Break-even live

Break-even rent $2,146

Max offer price $259,999

Occupancy floor 93%

Sensitivity live

Price	-10% $189	-5% $115	+0% $42	+5% $-32	+10% $-105
Rent	-10% $-132	-5% $-45	+0% $42	+5% $129	+10% $216
Rate	-1.0pp $173	-0.5pp $108	base $42	+0.5pp $-25	+1.0pp $-94

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8107 Southern Trails Pl Indianapolis, IN	4.0	2.0	1746	$2,000	$1.15	6d	1	0.29mi
6404 Amarillo Way Indianapolis, IN	3.0	2.0	1494	$1,845	$1.23	5d	1	0.39mi
7825 Jaclyn Dr Indianapolis, IN	3.0	2.0	1244	$1,875	$1.51	5d	1	0.64mi
7703 Janel Ct Indianapolis, IN	4.0	2.5	1824	$4,950	$2.71	25d	1	0.85mi
6210 Carrie Cir Indianapolis, IN	3.0	2.0	1226	$1,890	$1.54	5d	1	0.93mi
5945 Arlo Dr Indianapolis, IN	1.0–3.0	1.0–2.0	1092	$2,000	$1.83	0d	11	1.05mi
7925 Carlington Rd Indianapolis, IN	2.0	2.0	1455	$2,079	$1.43	0d	17	1.41mi

HOA detail

• Monthly dues: $29 · $348/yr

Listing history 29 events

1. 2026-06-21
   days on market $259,999 Active 30 DOM
2. 2026-06-18
   days on market $259,999 Active 27 DOM
3. 2026-06-17
   days on market $259,999 Active 26 DOM
4. 2026-06-16
   days on market $259,999 Active 25 DOM
5. 2026-06-15
   days on market $259,999 Active 24 DOM
6. 2026-06-13
   days on market $259,999 Active 22 DOM
7. 2026-06-09
   days on market $259,999 Active 18 DOM
8. 2026-06-08
   days on market $259,999 Active 17 DOM
9. 2026-06-07
   days on market $259,999 Active 16 DOM
10. 2026-06-03
    days on market $259,999 Active 12 DOM
11. 2026-06-02
    days on market $259,999 Active 11 DOM
12. 2026-06-01
    days on market $259,999 Active 10 DOM
13. 2026-05-31
    days on market $259,999 Active 9 DOM
14. 2026-05-22
    listed $259,999 Active
15. 2024-12-19
    soldstatus $250,000 Closed 847-char remark

    Show marketing remark (847 chars)

    Come check out this charming 3-bedroom, 2-bath ranch! The open floor plan has vaulted ceilings and a great split-bedroom layout. The home features brand-new floors and fresh paint throughout. The master bedroom offers plenty of space and includes a walk-in closet for extra storage. The eat-in kitchen comes with all appliances, and the laundry room is updated with tile floors, plenty of storage, and a washer and dryer that stay. The large living room has a cozy wood-burning fireplace for those colder nights. Step outside to a large deck and enjoy the private backyard with a garden area, storage shed, and tree-lined view. This home is in a great location-just minutes from the interstate, shopping, restaurants, and more. Don't miss out-schedule your showing today! Don't miss the opportunity to make this Southern Ridge gem your own!

16. 2024-12-02
    status Pending 847-char remark

    Show marketing remark (847 chars)

    Come check out this charming 3-bedroom, 2-bath ranch! The open floor plan has vaulted ceilings and a great split-bedroom layout. The home features brand-new floors and fresh paint throughout. The master bedroom offers plenty of space and includes a walk-in closet for extra storage. The eat-in kitchen comes with all appliances, and the laundry room is updated with tile floors, plenty of storage, and a washer and dryer that stay. The large living room has a cozy wood-burning fireplace for those colder nights. Step outside to a large deck and enjoy the private backyard with a garden area, storage shed, and tree-lined view. This home is in a great location-just minutes from the interstate, shopping, restaurants, and more. Don't miss out-schedule your showing today! Don't miss the opportunity to make this Southern Ridge gem your own!

17. 2024-11-25
    listed $260,000 Active 847-char remark

    Show marketing remark (847 chars)

    Come check out this charming 3-bedroom, 2-bath ranch! The open floor plan has vaulted ceilings and a great split-bedroom layout. The home features brand-new floors and fresh paint throughout. The master bedroom offers plenty of space and includes a walk-in closet for extra storage. The eat-in kitchen comes with all appliances, and the laundry room is updated with tile floors, plenty of storage, and a washer and dryer that stay. The large living room has a cozy wood-burning fireplace for those colder nights. Step outside to a large deck and enjoy the private backyard with a garden area, storage shed, and tree-lined view. This home is in a great location-just minutes from the interstate, shopping, restaurants, and more. Don't miss out-schedule your showing today! Don't miss the opportunity to make this Southern Ridge gem your own!

18. 2018-04-30
    soldstatus $155,000 Sold 563-char remark

    Show marketing remark (563 chars)

    WELCOME HOME TO THIS ADORABLE RANCH IN POPULAR SOUTHERN RIDGE! THE LARGE ENTRYWAY INVITES YOU IN TO OPEN CONCEPT FLOOR PLAN WITH SPLIT BEDROOMS AND VAULTED CEILINGS. FRESH CARPET THROUGHOUT THE HOME. HOME HAS THE 2’ BUMP IN THE BACK TO CREATE LARGER GREAT ROOM AND MASTER! TAKE THE CHILL OUT OF THE AIR WITH THE WOOD BURNING FIREPLACE! HOME HAS A GREAT DECK THAT OVER LOOKS YOUR PRIVATE BACKYARD THAT BACKS UP TO TREELINE! ONE YEAR HOME WARRANTY INCLUDED IN THE PURCHASE OF THIS HOME. HOME IS CLOSE TO INTERSTATE, SHOPPING, RESTAURANTS AND ENTERTAINMENT!

19. 2018-03-19
    status Pending 563-char remark

    Show marketing remark (563 chars)

    WELCOME HOME TO THIS ADORABLE RANCH IN POPULAR SOUTHERN RIDGE! THE LARGE ENTRYWAY INVITES YOU IN TO OPEN CONCEPT FLOOR PLAN WITH SPLIT BEDROOMS AND VAULTED CEILINGS. FRESH CARPET THROUGHOUT THE HOME. HOME HAS THE 2’ BUMP IN THE BACK TO CREATE LARGER GREAT ROOM AND MASTER! TAKE THE CHILL OUT OF THE AIR WITH THE WOOD BURNING FIREPLACE! HOME HAS A GREAT DECK THAT OVER LOOKS YOUR PRIVATE BACKYARD THAT BACKS UP TO TREELINE! ONE YEAR HOME WARRANTY INCLUDED IN THE PURCHASE OF THIS HOME. HOME IS CLOSE TO INTERSTATE, SHOPPING, RESTAURANTS AND ENTERTAINMENT!

20. 2018-03-17
    listed $150,000 Active 563-char remark

    Show marketing remark (563 chars)

    WELCOME HOME TO THIS ADORABLE RANCH IN POPULAR SOUTHERN RIDGE! THE LARGE ENTRYWAY INVITES YOU IN TO OPEN CONCEPT FLOOR PLAN WITH SPLIT BEDROOMS AND VAULTED CEILINGS. FRESH CARPET THROUGHOUT THE HOME. HOME HAS THE 2’ BUMP IN THE BACK TO CREATE LARGER GREAT ROOM AND MASTER! TAKE THE CHILL OUT OF THE AIR WITH THE WOOD BURNING FIREPLACE! HOME HAS A GREAT DECK THAT OVER LOOKS YOUR PRIVATE BACKYARD THAT BACKS UP TO TREELINE! ONE YEAR HOME WARRANTY INCLUDED IN THE PURCHASE OF THIS HOME. HOME IS CLOSE TO INTERSTATE, SHOPPING, RESTAURANTS AND ENTERTAINMENT!

21. 2010-04-20
    historical
22. 2010-04-19
    soldstatus $116,500
23. 2010-01-18
    listed $118,500
24. 2006-07-14
    soldstatus $116,000
25. 2006-04-04
    listed $118,500
26. 2006-03-31
    historical
27. 2005-08-24
    listed $125,000
28. 2003-05-07
    soldstatus $115,500
29. 2003-02-10
    listed $118,500

ⓘ 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: $2,334 · $195/mo
• Projected year-2 tax: $2,334 · $195/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 ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,388
• − Mortgage interest: −$14,564
• − Property taxes: −$2,334
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,111
• − Management: −$2,111
• − HOA: −$348
• − Depreciation: −$7,564
• Taxable loss: −$3,944
• Est. tax savings @ 24.0%: +$947
• After-tax cash flow: $1,449/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: Franklin Township Community School Corporation
• NCES district ID: 1803750
• Math proficiency: 42% ▼ -12.00%
• Reading proficiency: 47% ▼ -6.00%
• Median HH income: $67,825
• Composite: 39.91/100
• National rank: #3852
• State rank: #87 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): 43,473
• Household income: $79,078
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 1245.0

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 (71%)
• Race & ethnicity: White 71% Asian 13% Hispanic / Latino 7% Two or more races 6% Black 5%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 2% Lithuanian 2% Romanian 2%
• Foreign-born: 12% · Canada, Philippines
• Languages at home: 84% English-only · Other Asian/Pacific 5% Spanish 5% Other Indo-European 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: ▼ -180.33%
• Current HPI: 238.9661
• Rent YoY: ▲ 3.78%
• 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

+119.4% since first listed

16 events — show timeline

• 2026-05-22 Listed $259,999 MIBOR as Distributed by MLS Grid
• 2024-12-19 Sold (MLS) $250,000 MIBOR as Distributed by MLS Grid
• 2024-12-02 Pending — MIBOR as Distributed by MLS Grid
• 2024-11-25 Listed $260,000 MIBOR as Distributed by MLS Grid
• 2018-04-30 Sold (MLS) $155,000 MIBOR as Distributed by MLS Grid
• 2018-03-19 Pending — MIBOR as Distributed by MLS Grid
• 2018-03-17 Listed $150,000 MIBOR as Distributed by MLS Grid
• 2010-04-20 Listing Removed — MIBOR as Distributed by MLS Grid
• 2010-04-19 Sold (MLS) $116,500 MIBOR as Distributed by MLS Grid
• 2010-01-18 Listed $118,500 MIBOR as Distributed by MLS Grid
• 2006-07-14 Sold (MLS) $116,000 MIBOR as Distributed by MLS Grid
• 2006-04-04 Listed $118,500 MIBOR as Distributed by MLS Grid
• 2006-03-31 Listing Removed — MIBOR as Distributed by MLS Grid
• 2005-08-24 Listed $125,000 MIBOR as Distributed by MLS Grid
• 2003-05-07 Sold (MLS) $115,500 MIBOR as Distributed by MLS Grid
• 2003-02-10 Listed $118,500 MIBOR as Distributed by MLS Grid

Property tax history

+5.8%/yr

Latest (2025): $2,334 · -2.0% YoY. Source: county tax records.