1310 N Lasalle St · Indianapolis city (balance), IN 46201

$173,000

2 bd · 2.5 ba · 2,129 sqft · SingleFamily public records · 82 Days on market

Built 1921 6,098 sqft lot $81/sqft · 6% below area Est $210k · 17% under

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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).

• ARV discount +15.0/15.0
• Cash flow +12.1/30.0
• Rent growth +4.3/5.0
• 1% rule +3.7/10.0
• DSCR +3.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely updated charming home nestled within 10 minutes from downtown! 9 foot ceiling on main level with new drywall! All new floor throughout the house, kitchen countertops, kitchen cabinets, stainless steel appliances, all new light fixtures, new shower added at primary bedroom, new bath tub in the hallway, new sinks all 3 bath rooms, new HVAC, new roof. Huge driveway at the back. Covered front porch is perfect for outdoor living and entertaining. Sold As Is!

Key facts

• New drywall
• Kitchen cabinets
• Updated home

Tags

• UPDATED HOME
• NEW DRYWALL
• NEW FLOOR
• KITCHEN COUNTERTOPS
• KITCHEN CABINETS
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $173k.

Deal economics

• At list price, monthly cash flow is $-38 ($-450/yr) — negative.
• To cash-flow at today's rent, offer at most $166k (3.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $151k (12.9% below list).
• Recommended offer: $151k (12.9% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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 D — 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); Arsenal Technical High School (math 6% / reading 27%, grade F, #353 of 369 statewide, top 96%, 2,366 students, 74% FRL) — zoned schools at 80% FRL track the district average.
• Market conditions: Rents rising fast (+7.3%/yr); 483 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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).
• This rent runs 37% of the median local income ($49k/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 $1k of loan paydown is wiped out by about $5k 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 82 days — a 6% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 25y ago; this cycle's ask has dropped $14k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $108k; list at $173k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1921 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $150,689 (12.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1921 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.87% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.93%
• DSCR: 0.96
• GRM: 9.6

CMA / ARV

• ARV (median comp): $209,662
• List price: $173,000
• Delta: -17.49%
• 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
1106 N Kealing Ave	0.35mi	2/1.0	2,124 (-0%)	2mo	$155,000	$73	76
952 N Lasalle St	0.30mi	3/1.5 (+1)	2,064 (-3%)	3mo	$140,000	$68	70
1366 N Lasalle St	0.11mi	2/1.5	1,870 (-12%)	1mo	$203,000	$109	70
3601 Brookside Parkway South Dr	0.38mi	2/1.0	2,050 (-4%)	1mo	$121,000	$59	70
812 N Parker Ave	0.52mi	2/2.0	2,178 (+2%)	2mo	$78,000	$36	68
825 N Lasalle St	0.46mi	2/1.0	2,194 (+3%)	2mo	$182,000	$83	66
809 N Rural St	0.58mi	3/3.0 (+1)	2,159 (+1%)	2mo	$300,000	$139	62
1214 N Gladstone Ave	0.69mi	2/1.0	2,107 (-1%)	1mo	$170,000	$81	59
2528 E 17th St	0.58mi	2/2.0	1,978 (-7%)	2mo	$227,500	$115	58
2531 Brookway St	0.60mi	3/2.0 (+1)	2,248 (+6%)	3mo	$197,000	$88	53
911 N Olney St	0.41mi	3/3.0 (+1)	1,855 (-13%)	1mo	$210,000	$113	52
958 N Denny St	0.59mi	3/1.0 (+1)	2,300 (+8%)	2mo	$139,000	$60	46

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 · 7.31% rent growth · sell at horizon

5-year hold

• IRR: -13.0%
• Equity multiple: 0.51×
• Total profit: $-23,564
• Equity at exit: $25,795

10-year hold

• IRR: 1.7%
• Equity multiple: 1.15×
• Total profit: $7,160
• Equity at exit: $14,958

Cash invested: $48,440 (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 46201

• Home prices YoY: -33.9%
• Rents YoY: 7.3%
• Active inventory: 483
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,507 high
• Mortgage (P&I): −$907
• Tax from tax record: −$249 /mo · $2,984/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $-38

Break-even live

Break-even rent $1,554

Max offer price $166,368

Occupancy floor 97%

Sensitivity live

Price	-10% $60	-5% $11	+0% $-38	+5% $-87	+10% $-135
Rent	-10% $-157	-5% $-97	+0% $-38	+5% $22	+10% $82
Rate	-1.0pp $50	-0.5pp $6	base $-38	+0.5pp $-82	+1.0pp $-128

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: $43,250
• Closing costs: $5,190
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1216 N Oakland Ave Indianapolis, IN	3.0	2.0	1464	$1,550	$1.06	16d	1	0.15mi
1214 N Oakland Ave Indianapolis, IN	3.0	2.0	1464	$1,350	$0.92	16d	1	0.16mi
1519 N Gale St Indianapolis, IN	2.0	1.5	1552	$1,295	$0.83	45d	1	0.30mi
909 N Lasalle St Indianapolis, IN	3.0	2.0	1717	$1,600	$0.93	46d	1	0.38mi
1623 N Rural St Indianapolis, IN	2.0	1.0	1452	$875	$0.60	45d	1	0.45mi
960 Eastern Ave Indianapolis, IN	3.0	1.5	1616	$1,500	$0.93	25d	1	0.48mi
960 Eastern Ave Indianapolis, IN	3.0	1.5	1616	$1,500	$0.93	45d	1	0.48mi
852 N Rural St Indianapolis, IN	2.0	1.5	1528	$1,300	$0.85	25d	1	0.54mi
2536 E 17th St Indianapolis, IN	2.0	2.0	2086	$1,450	$0.70	6d	1	0.57mi
1927 N Dearborn St Indianapolis, IN	3.0	1.0	2182	$1,495	$0.69	45d	1	0.58mi
2418 E 16th St Indianapolis, IN	2.0	1.5	1863	$2,125	$1.14	25d	1	0.61mi
515 N Oxford St Indianapolis, IN	2.0	1.5	1728	$1,050	$0.61	5d	1	0.74mi
2822 E Michigan St Indianapolis, IN	3.0	2.0	1918	$1,999	$1.04	24d	1	0.78mi
940 Jefferson Ave Unit 1 Indianapolis, IN	3.0	1.5	1500	$1,400	$0.93	24d	1	0.80mi
826 N Beville Ave Indianapolis, IN	3.0	1.0	1472	$1,295	$0.88	4d	1	0.80mi
826 N Beville Ave Indianapolis, IN	3.0	1.0	1472	$1,295	$0.88	6d	1	0.80mi
408 N Dearborn St Indianapolis, IN	3.0	2.5	1740	$1,750	$1.01	45d	1	0.83mi
656 N Beville Ave Indianapolis, IN	3.0	2.5	2121	$3,500	$1.65	25d	1	0.85mi
635 Jefferson Ave Indianapolis, IN	3.0	1.5	1744	$1,700	$0.97	45d	1	0.89mi
801 N Gladstone Ave Indianapolis, IN	3.0	1.5	1776	$1,225	$0.69	45d	1	0.90mi
420 Eastern Ave Indianapolis, IN	3.0	1.0	1900	$1,325	$0.70	45d	1	0.91mi
409 N Temple Ave Indianapolis, IN	3.0	2.0	2106	$1,650	$0.78	45d	1	0.93mi
642 N Colorado Ave Indianapolis, IN	3.0	2.0	1572	$1,450	$0.92	45d	1	0.98mi
614 N Colorado Ave Indianapolis, IN	2.0	2.0	1736	$1,200	$0.69	25d	1	1.00mi
945 Woodruff Place Middle Dr Unit 4 Indianapolis, IN	2.0	1.5	1532	$1,595	$1.04	45d	1	1.01mi
3712 E Market St Indianapolis, IN	3.0	1.0	1800	$1,450	$0.81	16d	1	1.02mi
238 Eastern Ave Indianapolis, IN	3.0	2.0	1850	$1,900	$1.03	25d	1	1.05mi
325 N Gladstone Ave Indianapolis, IN	3.0	2.0	2580	$1,285	$0.50	45d	1	1.12mi
323 N Gladstone Ave Indianapolis, IN	3.0	2.0	2580	$1,285	$0.50	45d	1	1.12mi
1706 Ingram St Indianapolis, IN	3.0	2.0	2592	$2,000	$0.77	9d	1	1.14mi
119 N Grant Ave Indianapolis, IN	3.0	1.0	1408	$1,195	$0.85	45d	1	1.15mi
49 S Lasalle St Unit 1540092P Indianapolis, IN	3.0	2.0	1991	$3,053	$1.53	5d	1	1.21mi
47 Keystone Ave Indianapolis, IN	3.0	2.5	1600	$2,500	$1.56	45d	1	1.24mi
43 Keystone Ave Indianapolis, IN	3.0	2.5	1600	$2,291	$1.43	18d	1	1.24mi
41 Keystone Ave Indianapolis, IN	3.0	2.5	1600	$2,500	$1.56	45d	1	1.25mi
776 N Dequincy St Indianapolis, IN	1.0	1.0	1447	$975	$0.67	0d	1	1.26mi
21 N Colorado Ave Indianapolis, IN	3.0	1.5	1520	$2,000	$1.32	45d	1	1.30mi
1314 E 10th St Indianapolis, IN	2.0	2.0	1701	$1,650	$0.97	46d	1	1.40mi
1531 Sturm Ave Indianapolis, IN	3.0	2.0	1806	$1,515	$0.84	25d	1	1.45mi
1529 Sturm Ave Indianapolis, IN	3.0	2.0	1806	$1,515	$0.84	25d	1	1.45mi

Listing history 35 events

1. 2026-06-21
   days on market $173,000 Active 82 DOM
2. 2026-06-18
   days on market $173,000 Active 79 DOM
3. 2026-06-17
   pricedays on market $173,000 Active 78 DOM
4. 2026-06-16
   days on market $175,000 Active 77 DOM
5. 2026-06-15
   days on market $175,000 Active 76 DOM
6. 2026-06-13
   days on market $175,000 Active 74 DOM
7. 2026-06-13
   days on market $175,000 Active 73 DOM
8. 2026-06-09
   days on market $175,000 Active 70 DOM
9. 2026-06-08
   days on market $175,000 Active 69 DOM
10. 2026-06-07
    pricedays on market $175,000 Active 68 DOM
11. 2026-06-03
    days on market $187,000 Active 64 DOM
12. 2026-06-02
    days on market $187,000 Active 63 DOM
13. 2026-06-01
    days on market $187,000 Active 62 DOM
14. 2026-05-31
    days on market $187,000 Active 61 DOM
15. 2026-03-31
    listed $187,000 Active 470-char remark

    Show marketing remark (470 chars)

    Completely updated charming home nestled within 10 minutes from downtown! 9 foot ceiling on main level with new drywall! All new floor throughout the house, kitchen countertops, kitchen cabinets, stainless steel appliances, all new light fixtures, new shower added at primary bedroom, new bath tub in the hallway, new sinks all 3 bath rooms, new HVAC, new roof. Huge driveway at the back. Covered front porch is perfect for outdoor living and entertaining. Sold As Is!

16. 2025-11-20
    historical
17. 2025-10-15
    price $165,000
18. 2025-09-03
    price $169,900
19. 2025-06-25
    status Active
20. 2025-06-01
    status Pending
21. 2025-04-23
    price $174,900
22. 2025-04-01
    price $179,500
23. 2025-03-11
    price $185,000
24. 2025-02-27
    listed $195,000 Active
25. 2024-12-02
    historical
26. 2024-10-25
    price $199,000
27. 2024-10-15
    price $209,500
28. 2024-09-26
    price $217,900
29. 2024-09-14
    listed $224,900 Active
30. 2023-12-01
    soldstatus $108,000 Closed
31. 2023-11-20
    status Pending
32. 2023-11-13
    listed $110,000 Active
33. 2001-08-14
    soldstatus $53,614
34. 2001-07-30
    soldstatus $53,950
35. 2001-03-28
    listed $52,000

ⓘ 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: $2,984 · $249/mo
• Projected year-2 tax: $2,984 · $249/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 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: $18,083
• − Mortgage interest: −$9,691
• − Property taxes: −$2,984
• − Insurance: −$865
• − Repairs & maintenance: −$1,447
• − Management: −$1,447
• − Depreciation: −$5,033
• Taxable loss: −$3,383
• Est. tax savings @ 24.0%: +$812
• After-tax cash flow: $361/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): 30,335
• Household income: $49,195
• Rent vs Own: 48.4% rent · 51.6% own
• Severe rent burden: 1906.0

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 0.63)
• Race & ethnicity: White 53% Hispanic / Latino 23% Black 18% Two or more races 9%
• Hispanic origin (detail): Mexican 14% Puerto Rican 2%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 9% · Canada
• Languages at home: 81% English-only · Spanish 17%

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: ▼ -192.51%
• Current HPI: 375.0969
• Rent YoY: ▲ 7.31%
• 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

+259.6% since first listed

21 events — show timeline

• 2026-03-31 Listed $187,000 MIBOR as Distributed by MLS Grid
• 2025-11-20 Listing Removed — MIBOR as Distributed by MLS Grid
• 2025-10-15 Price Changed $165,000 MIBOR as Distributed by MLS Grid
• 2025-09-03 Price Changed $169,900 MIBOR as Distributed by MLS Grid
• 2025-06-25 Relisted — MIBOR as Distributed by MLS Grid
• 2025-06-01 Pending — MIBOR as Distributed by MLS Grid
• 2025-04-23 Price Changed $174,900 MIBOR as Distributed by MLS Grid
• 2025-04-01 Price Changed $179,500 MIBOR as Distributed by MLS Grid
• 2025-03-11 Price Changed $185,000 MIBOR as Distributed by MLS Grid
• 2025-02-27 Listed $195,000 MIBOR as Distributed by MLS Grid
• 2024-12-02 Listing Removed — MIBOR as Distributed by MLS Grid
• 2024-10-25 Price Changed $199,000 MIBOR as Distributed by MLS Grid
• 2024-10-15 Price Changed $209,500 MIBOR as Distributed by MLS Grid
• 2024-09-26 Price Changed $217,900 MIBOR as Distributed by MLS Grid
• 2024-09-14 Listed $224,900 MIBOR as Distributed by MLS Grid
• 2023-12-01 Sold (MLS) $108,000 MIBOR as Distributed by MLS Grid
• 2023-11-20 Pending — MIBOR as Distributed by MLS Grid
• 2023-11-13 Listed $110,000 MIBOR as Distributed by MLS Grid
• 2001-08-14 Sold (Public Records) $53,614 Public Records
• 2001-07-30 Sold (MLS) $53,950 MIBOR as Distributed by MLS Grid
• 2001-03-28 Listed $52,000 MIBOR as Distributed by MLS Grid

Property tax history

+21.4%/yr

Latest (2025): $2,984 · +10.5% YoY. Source: county tax records.