825 Queenswood Ct · Indianapolis city (balance), IN 46217

$349,900

4 bd · 1.5 ba · 2,160 sqft · SingleFamily public records · 1 Days on market

Built 1977 0.32 ac lot Est $341k · at est.

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Why this score? — see what drove the F 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 +6.4/15.0
• Cash flow +5.8/30.0
• Schools +3.5/10.0
• Rent growth +3.4/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.8/10.0
• DSCR +0.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Tucked away on a quiet cul-de-sac, this custom-built all-brick home offers the perfect combination of privacy, space, and timeless quality. The highlight of the property is the incredible tree-lined backyard-a peaceful retreat featuring a large deck, expansive walkout patio, and mature shade trees that create the perfect setting for morning coffee, family gatherings, or relaxing evenings outdoors. Inside, the spacious eat-in kitchen overlooks the family room, making it easy to stay connected while preparing meals, entertaining guests, or enjoying everyday life. With four bedrooms, a basement, and multiple living spaces, there's plenty of room for everyone to spread out and enjoy their own s

Key facts

• Large deck
• Tree lined backyard
• Eat in kitchen

Tags

• TREE LINED BACKYARD
• LARGE DECK
• WALKOUT PATIO
• MATURE SHADE TREES
• EAT IN KITCHEN
• MULTIPLE LIVING SPACES

Property features AI

Finance

• Other: Property type: Residential, single-family; Lot size approximately 0.32 acres (about 1/4–1/2 acre)

Exterior

• Parking: Attached garage with service door; Two garage spaces
• Utilities: Public water; Municipal sewer connected; Solid waste service available
• Home design: Single-family residence; Multi/split levels; Property facing direction not specified; Entry level information not specified
• Construction: Brick and wood siding exterior; Concrete perimeter foundation; Year built not specified
• Exterior features: Covered patio/porch; Deck; Patio; Lot sits on a cul-de-sac with mature trees

Interior

• Kitchen: Electric oven; Dishwasher; Refrigerator; Eat-in kitchen with pantry and breakfast bar
• Bedrooms: Four bedrooms total — three on the upper level, one on the main level
• Bathrooms: Two full bathrooms and one half bathroom; Primary bathroom includes a full shower stall
• Heating & cooling: Forced air heating; Heat pump (provides heating and cooling); Central air conditioning
• Interior features: Attic pull-down stairs; Breakfast bar; Built-in features; Eat-in kitchen; Pantry; Finished partial basement with storage space; Radon system; Sump pump with backup; Water softener (owned); Living room is formal; utility room included
• Laundry & utility: Washer and dryer included; Laundry room located on the main level; Water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-693 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (35.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (41.8% below list).
• Recommended offer: $204k (41.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• Perry Township Schools (urban): math 36% / reading 45% proficiency, ranked #138 of 301 in IN (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.5%/yr); 210 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $203,711 (41.8% 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. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.58% ✗
• Cap rate: 3.92%
• Cash-on-cash: -8.49%
• DSCR: 0.62
• GRM: 14.3

CMA / ARV

• ARV (on-the-fly): $341,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8902 Royal Meadow Dr	0.25mi	3/2.5 (-1)	2,156 (-0%)	3mo	$340,000	$158	76
8422 Kankakee Ct	0.55mi	4/2.5	2,074 (-4%)	2mo	$297,500	$143	62
8498 Seattle Slew Ln	0.61mi	4/2.5	2,042 (-6%)	4mo	$302,500	$148	55
8459 Seattle Slew Ln	0.60mi	4/2.0	2,001 (-7%)	4mo	$297,000	$148	55
361 Country Woods Dr	0.54mi	3/2.0 (-1)	2,395 (+11%)	2mo	$365,000	$152	48
8611 Kenasaw Ct	0.53mi	3/2.0 (-1)	1,907 (-12%)	2mo	$315,000	$165	47
8138 Burn Ct	0.64mi	4/2.5	2,334 (+8%)	8mo	$400,000	$171	46
8512 Gallant Fox Dr	0.68mi	3/2.0 (-1)	1,924 (-11%)	2mo	$342,000	$178	42
1348 Secretariat Ln	0.64mi	3/2.0 (-1)	1,861 (-14%)	2mo	$293,500	$158	38
8518 Lockwood Pl	0.65mi	3/2.0 (-1)	1,858 (-14%)	1mo	$295,000	$159	38
8414 Gallant Fox Dr	0.70mi	3/2.5 (-1)	2,454 (+14%)	1mo	$350,000	$143	35
8209 Burn Ct	0.62mi	3/2.5 (-1)	1,876 (-13%)	8mo	$330,000	$176	34

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 · 3.46% rent growth · sell at horizon

5-year hold

• IRR: -30.8%
• Equity multiple: -0.02×
• Total profit: $-99,930
• Equity at exit: $52,171

10-year hold

• IRR: -31.7%
• Equity multiple: -0.43×
• Total profit: $-140,092
• Equity at exit: $30,253

Cash invested: $97,972 (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 46217

• Rents YoY: 3.5%
• Active inventory: 210
• Price-to-rent: 14.3×

Monthly cashflow live

• Estimated rent: $2,037 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$322 /mo · $3,859/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $-693

Break-even live

Break-even rent $2,914

Max offer price $227,479

Occupancy floor —

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
825 Country Ln Indianapolis, IN	3.0	2.0	1892	$1,891	$1.00	7d	1	0.08mi
8145 Maple Stream Ln Indianapolis, IN	3.0	2.5	1688	$1,756	$1.04	23d	1	0.67mi
8101 Railroad Rd Indianapolis, IN	4.0	1.5	1604	$1,766	$1.10	22d	1	0.71mi
8020 Lake Tree Cir Indianapolis, IN	3.0	2.5	1690	$1,835	$1.09	7d	1	0.78mi
2755 Bloom Dr Greenwood, IN	1.0–3.0	1.0–2.0	1172	$2,000	$1.71	1d	79	1.20mi

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $349,900 Active 1 DOM

ⓘ 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: $3,859 · $322/mo
• Projected year-2 tax: $3,859 · $322/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 4/10 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,445
• − Mortgage interest: −$19,600
• − Property taxes: −$3,859
• − Insurance: −$1,750
• − Repairs & maintenance: −$1,956
• − Management: −$1,956
• − Depreciation: −$10,179
• Taxable loss: −$14,854
• Est. tax savings @ 24.0%: +$3,565
• After-tax cash flow: $-4,751/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: Perry Township Schools
• NCES district ID: 1808820
• Math proficiency: 36% ▼ -13.00%
• Reading proficiency: 45% ▼ -6.00%
• Median HH income: $47,170
• Composite: 34.61/100
• National rank: #5153
• State rank: #138 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): 36,917
• Household income: $92,029
• Rent vs Own: 18.5% rent · 81.5% own
• Severe rent burden: 472.0

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 0.60)
• Race & ethnicity: White 59% Asian 20% Black 10% Hispanic / Latino 8% Two or more races 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 3% Romanian 2% Iranian 1%
• Foreign-born: 17% · Philippines, Canada, China
• Languages at home: 76% English-only · Other Asian/Pacific 15% Spanish 6% Other Indo-European 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: ▼ -221.18%
• Current HPI: 223.147
• Rent YoY: ▲ 3.46%
• 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

• 2026-06-18 Listed $349,900 MIBOR as Distributed by MLS Grid

Property tax history

+6.1%/yr

Latest (2025): $3,859 · -8.1% YoY. Source: county tax records.