13885 N Rising Sun Cir E · Indianapolis city (balance), IN 46113

$280,000

4 bd · 2.5 ba · 1,900 sqft · SingleFamily public records · 131 Days on market

Built 2023 7,536 sqft lot Est $304k · 8% under $30/mo HOA · 1% of rent ↓ 7% 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).

• Cash flow +17.7/30.0
• ARV discount +11.1/15.0
• DSCR +5.5/10.0
• 1% rule +3.8/10.0
• Schools +3.7/10.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully maintained 5-bedroom, 2.5-bath two-story home, offering both space and functionality in a prime location close to shopping, restaurants, and I-67. Step into a bright and open great room that flows seamlessly into the kitchen, featuring a center island and all kitchen appliances included-even the washer and dryer. A dining area adjacent to the kitchen complements the open-concept feel, making the main level perfect for both entertaining and everyday living. The main-level bedroom just off the kitchen is ideal for guests, a home office, or a playroom. Upstairs, you'll find the spacious primary suite, complete with a walk-in closet, double sinks, and a sleek glass s

Key facts

• Main-level bedroom
• Walk-in closet
• Glass shower

Tags

• CENTER ISLAND
• KITCHEN APPLIANCES INCLUDED
• MAIN-LEVEL BEDROOM
• WALK-IN CLOSET
• GLASS SHOWER
• UPSTAIRS LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $224 ($3k/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 $246k (12.0% below list).
• Recommended offer: $246k (12.0% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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.
• Mooresville Consolidated School Corporation (suburban): math 41% / reading 43% proficiency, ranked #111 of 301 in IN (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: North Madison Elementary School (math 48% / reading 33%, grade F, #491 of 994 statewide, top 50%, 632 students, 46% FRL); Mooresville High School (math 43% / reading 74%, grade C, #60 of 369 statewide, top 16%, 1,404 students, 39% FRL).
• Market conditions: Rents rising (+2.9%/yr); 63 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 330 units permitted in Morgan County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($84k/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.
• Morgan County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $246,271 (12.0% below list)

Questions for the listing agent

1. It's been on market 131 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 0.88% ✗
• Cap rate: 7.25%
• Cash-on-cash: 3.43%
• DSCR: 1.15
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $304,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13885 N Rising Sun Cir E	0.00mi	5/2.5 (+1)	1,918 (+1%)	0mo	$273,000	$142	93
13874 N Hawkers Hill Dr	0.20mi	4/2.5	1,900 (0%)	3mo	$305,000	$161	89
7208 E Rising Sun Cir N	0.15mi	4/2.5	1,903 (+0%)	10mo	$304,945	$160	84
7119 E Rising Sun Cir N	0.25mi	4/2.5	1,903 (+0%)	9mo	$289,990	$152	81
13841 N Cardonia Dr	0.29mi	4/2.5	1,920 (+1%)	5mo	$105,000	$55	81
7111 E Rising Sun Cir N	0.25mi	4/2.5	1,924 (+1%)	8mo	$317,000	$165	79
13844 N Cardonia Dr	0.31mi	4/2.5	1,920 (+1%)	10mo	$263,000	$137	76
13813 N Hawkers Hill Dr	0.20mi	4/2.5	1,740 (-8%)	12mo	$290,000	$167	67
13849 N Fairwood Dr	0.12mi	3/2.0 (-1)	1,658 (-13%)	0mo	$265,000	$160	66
13835 N Cardonia Dr	0.29mi	4/2.5	1,680 (-12%)	3mo	$31,000	$18	65
7195 E Rising Sun Cir S	0.16mi	4/2.5	1,680 (-12%)	12mo	$295,000	$176	63
13862 N Americus Way	0.59mi	3/2.0 (-1)	1,694 (-11%)	10mo	$292,425	$173	39

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 · 2.88% rent growth · sell at horizon

5-year hold

• IRR: -11.1%
• Equity multiple: 0.60×
• Total profit: $-31,499
• Equity at exit: $41,749

10-year hold

• IRR: -2.0%
• Equity multiple: 0.86×
• Total profit: $-10,660
• Equity at exit: $24,209

Cash invested: $78,400 (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 46113

• Home prices YoY: -13.0%
• Rents YoY: 2.9%
• Active inventory: 63
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,463 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$107 /mo · $1,279/yr
• Insurance: −$117
• HOA: −$30
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $224

Break-even live

Break-even rent $2,179

Max offer price $280,000

Occupancy floor 86%

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13823 N Cardonia Dr Camby, IN	5.0	2.5	2200	$2,675	$1.22	17d	1	0.29mi
13857 N Mardenis Dr W Camby, IN	3.0	2.0	1440	$1,905	$1.32	23d	1	0.39mi
13320 N White Cloud Ct Camby, IN	3.0	2.0	1911	$2,000	$1.05	16d	1	1.13mi
13134 N Etna Green Dr Camby, IN	3.0	2.5	1613	$1,855	$1.15	16d	1	1.39mi
13147 N Becks Grove Ct Camby, IN	3.0	2.0	1440	$1,885	$1.31	4d	1	1.41mi

HOA detail

• Monthly dues: $30 · $360/yr

Listing history 7 events

1. 2026-02-12
   status Pending
2. 2026-01-20
   status Active
3. 2026-01-07
   status Pending
4. 2025-11-13
   price $280,000
5. 2025-09-24
   status Active
6. 2025-09-12
   status Pending
7. 2025-08-19
   listed $300,000 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: $1,279 · $107/mo
• Projected year-2 tax: $1,829 · $152/mo
• Expected delta: +$551/yr (+$46/mo · 43.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $29,553
• − Mortgage interest: −$15,684
• − Property taxes: −$1,279
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,364
• − Management: −$2,364
• − HOA: −$360
• − Depreciation: −$8,145
• Taxable loss: −$2,045
• Est. tax savings @ 24.0%: +$491
• After-tax cash flow: $3,178/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: Mooresville Consolidated School Corporation
• NCES district ID: 1807140
• Math proficiency: 41% ▼ -11.00%
• Reading proficiency: 43% ▼ -9.00%
• Median HH income: $59,316
• Composite: 37.04/100
• National rank: #4511
• State rank: #111 of 301 in IN

Livability — Indianapolis city (balance)

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Marion County · 998,460 people
• City population: 881,119
• Metro: Indianapolis-Carmel-Anderson, IN
• Population (ZIP): 17,192
• Household income: $84,463
• Rent vs Own: 25.2% rent · 74.8% own
• Severe rent burden: 201.0

Population outlook (Morgan County) Hauer SSP2

• Today (2025): 71,081 people
• By 2030: 71,178 · +0.1%
• By 2040: 69,907 · -1.7%
• By 2050: 66,455 · -6.5%
• By 2075: 57,291 · -19.4%
• By 2100: 43,782 · -38.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 16% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Hispanic 5% Lithuanian 3% Slovak 2%
• Foreign-born: 10% · Canada
• Languages at home: 88% English-only · Spanish 5% French/Haitian/Cajun 5%

Political lean MEDSL · Morgan

• 2024 margin: Solid R (+54.3) · D 22.0% · R 76.3% · Other 1.7%
• 2008→2024 swing: -27.3pp toward R · 2008: -27.1pp · 2024: -54.3pp
• All cycles: 2024: R+54.3 2020: R+54.6 2016: R+56.6 2012: R+41.1 2008: R+27.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -33.73%
• Current HPI: 225.185
• Rent YoY: ▲ 2.88%
• 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

-6.7% since first listed

7 events — show timeline

• 2026-02-12 Pending — MIBOR as Distributed by MLS Grid
• 2026-01-20 Relisted — MIBOR as Distributed by MLS Grid
• 2026-01-07 Pending — MIBOR as Distributed by MLS Grid
• 2025-11-13 Price Changed $280,000 MIBOR as Distributed by MLS Grid
• 2025-09-24 Relisted — MIBOR as Distributed by MLS Grid
• 2025-09-12 Pending — MIBOR as Distributed by MLS Grid
• 2025-08-19 Listed $300,000 MIBOR as Distributed by MLS Grid

Property tax history

+1978.7%/yr

Latest (2025): $1,279 · -4.4% YoY. Source: county tax records.