3914 N Faculty Dr · Indianapolis city (balance), IN 46254

$150,000

4 bd · 1.0 ba · 1,102 sqft · SingleFamily public records · 15 Days on market

Built 1962 7,710 sqft lot $136/sqft · 11% below area Est $169k · 11% under

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Why this score? — see what drove the C- 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 +17.2/30.0
• ARV discount +12.5/15.0
• DSCR +5.4/10.0
• 1% rule +5.3/10.0
• Rent growth +3.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

This fixer-upper is located on North Faculty Drive in Indianapolis and offers potential for the hands-on buyer or investor. The single-story home features three bedrooms, one full bathroom, a living room, and an eat-in kitchen. Additional highlights include a one-car attached garage with room to spare, a fully fenced backyard, a 15x12 wood deck, and a mini barn for extra storage. Ideal for someone ready to invest sweat equity in a quiet, established neighborhood with convenient west-side Indianapolis access.

Key facts

• Mini barn
• 15x12 wood deck
• 7,710 sq ft lot

Tags

• ONE CAR ATTACHED GARAGE
• FULLY FENCED BACKYARD
• 15X12 WOOD DECK
• MINI BARN
• QUIET ESTABLISHED NEIGHBORHOOD
• WEST-SIDE INDIANAPOLIS ACCESS

Property features AI

Finance

• Other: Lot under 1/4 acre (approximately 0.18 acres); Lot features include access and mature trees

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Municipal sewer connected; Electricity connected; Natural gas connected
• Home design: Single-family residence; One level; Faces east; Property listed as fixer condition
• Construction: Aluminum and wood siding; Slab foundation
• Exterior features: Covered porch; Deck; Mini barn; Full yard fencing

Interior

• Kitchen: No appliances listed
• Bedrooms: Three bedrooms on the main level; Primary bedroom includes a walk-in closet
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Attic access; Walk-in closet(s); Laundry in garage and utility room
• Laundry & utility: Laundry located in the garage and utility room

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $107 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.1% 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 C — 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: Center For Inquiry School 27 (math 25% / reading 29%, grade F, #737 of 994 statewide, top 76%, 525 students, 51% 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 (+4.1%/yr); 16 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 ($60k/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 $4k 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 15 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $147,750 (1.5% below list)

Questions for the listing agent

1. Built in 1962 — 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: 1.03% ✓
• Cap rate: 7.15%
• Cash-on-cash: 3.06%
• DSCR: 1.14
• GRM: 8.1

CMA / ARV

• ARV (median comp): $168,802
• List price: $150,000
• Delta: -11.14%
• 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
3944 N Lawndale Ave	0.09mi	3/1.0 (-1)	1,008 (-8%)	2mo	$70,000	$69	75
3847 N Vinewood Ave	0.06mi	3/1.0 (-1)	950 (-14%)	1mo	$142,000	$149	68
3642 N Faculty Dr	0.36mi	3/1.5 (-1)	1,176 (+7%)	1mo	$210,000	$179	64
5901 Getz Ln	0.27mi	3/1.0 (-1)	1,225 (+11%)	3mo	$172,500	$141	61
3532 N Lawndale Ave	0.47mi	3/1.0 (-1)	1,044 (-5%)	4mo	$210,000	$201	61
3620 Ashway Dr	0.42mi	3/2.0 (-1)	1,169 (+6%)	2mo	$235,000	$201	59
4257 N Vinewood Ave	0.42mi	3/2.0 (-1)	1,170 (+6%)	3mo	$199,000	$170	59
6014 Ruskin Pl W	0.20mi	3/1.0 (-1)	950 (-14%)	5mo	$165,000	$174	58
6012 Wixshire Dr	0.70mi	4/1.0	1,225 (+11%)	3mo	$205,000	$167	46
4425 Dartmoor Dr	0.64mi	3/1.0 (-1)	1,225 (+11%)	2mo	$190,000	$155	45
5932 Dabny Ct	0.52mi	3/1.5 (-1)	936 (-15%)	2mo	$214,900	$230	42
3431 Patton Dr	0.62mi	3/2.0 (-1)	1,236 (+12%)	1mo	$195,000	$158	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 · 4.13% rent growth · sell at horizon

5-year hold

• IRR: -10.1%
• Equity multiple: 0.63×
• Total profit: $-15,632
• Equity at exit: $22,365

10-year hold

• IRR: 0.9%
• Equity multiple: 1.07×
• Total profit: $2,952
• Equity at exit: $12,969

Cash invested: $42,000 (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 46254

• Home prices YoY: -33.6%
• Rents YoY: 4.1%
• Active inventory: 16
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,551 high
• Mortgage (P&I): −$787
• Tax from tax record: −$269 /mo · $3,225/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $107

Break-even live

Break-even rent $1,415

Max offer price $150,000

Occupancy floor 88%

Sensitivity live

Price	-10% $192	-5% $150	+0% $107	+5% $65	+10% $22
Rent	-10% $-15	-5% $46	+0% $107	+5% $168	+10% $230
Rate	-1.0pp $183	-0.5pp $145	base $107	+0.5pp $68	+1.0pp $29

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5801 Westhaven Dr Indianapolis, IN	4.0	1.0	1102	$1,300	$1.18	25d	1	0.23mi
5801 Westhaven Dr Indianapolis, IN	4.0	1.0	1102	$1,300	$1.18	45d	1	0.24mi
3636 Mission Dr Indianapolis, IN	3.0	1.5	1200	$1,415	$1.18	25d	1	0.50mi
5925 Sunwood Dr Indianapolis, IN	3.0	1.0	1479	$1,600	$1.08	22d	1	0.51mi
5925 Sunwood Dr Indianapolis, IN	3.0	1.0	1479	$1,600	$1.08	6d	1	0.51mi
5505 Scarlet Dr Indianapolis, IN	3.0	1.0–1.5	883	$1,669	$1.89	0d	7	0.74mi
6710 Hollow Run Pl Indianapolis, IN	1.0–3.0	1.0–2.0	995	$2,000	$2.01	9d	37	0.75mi
3338 Tara Ln Indianapolis, IN	3.0	1.5	1242	$1,199	$0.97	45d	1	1.05mi
3201 Watergate Rd Indianapolis, IN	3.0	1.0–2.0	826	$1,269	$1.54	5d	20	1.15mi
3245 Chrysler St Indianapolis, IN	3.0	1.0	945	$1,345	$1.42	6d	1	1.47mi

Listing history 10 events

1. 2026-06-13
   statusdays on market $150,000 Pending 15 DOM
2. 2026-06-09
   days on market $150,000 Active 14 DOM
3. 2026-06-08
   days on market $150,000 Active 13 DOM
4. 2026-06-07
   days on market $150,000 Active 12 DOM
5. 2026-06-03
   days on market $150,000 Active 8 DOM
6. 2026-06-02
   days on market $150,000 Active 7 DOM
7. 2026-06-01
   days on market $150,000 Active 6 DOM
8. 2026-05-31
   days on market $150,000 Active 5 DOM
9. 2026-05-17
   status Pending 514-char remark
10. 2026-05-14
    listed $150,000 Active 514-char remark

ⓘ 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: $3,225 · $269/mo
• Projected year-2 tax: $3,225 · $269/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 ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,606
• − Mortgage interest: −$8,402
• − Property taxes: −$3,225
• − Insurance: −$750
• − Repairs & maintenance: −$1,488
• − Management: −$1,488
• − Depreciation: −$4,364
• Taxable loss: −$1,112
• Est. tax savings @ 24.0%: +$267
• After-tax cash flow: $1,552/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): 40,674
• Household income: $60,287
• Rent vs Own: 50.5% rent · 49.5% own
• Severe rent burden: 1660.0

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 0.61)
• Race & ethnicity: Black 56% White 20% Hispanic / Latino 18% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 8% Puerto Rican 2% Dominican 2%
• Common ancestry: Hispanic 3% Lithuanian 1% Italian 1%
• Foreign-born: 23% · Canada, United Kingdom, Mexico
• Languages at home: 75% English-only · Spanish 14% French/Haitian/Cajun 5% 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: ▼ -127.90%
• Current HPI: 252.8994
• Rent YoY: ▲ 4.13%
• 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

4 events — show timeline

• 2026-06-10 Pending — MIBOR as Distributed by MLS Grid
• 2026-05-28 Relisted — MIBOR as Distributed by MLS Grid
• 2026-05-17 Pending — MIBOR as Distributed by MLS Grid
• 2026-05-14 Listed $150,000 MIBOR as Distributed by MLS Grid

Property tax history

+8.0%/yr

Latest (2025): $3,225 · +14.2% YoY. Source: county tax records.