3570 Decamp Dr · Indianapolis city (balance), IN 46226

$149,900

3 bd · 2.0 ba · 1,995 sqft · SingleFamily public records · 22 Days on market

Built 1960 7,754 sqft lot $75/sqft · 22% below area Est $192k · 22% 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 +18.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +5.1/10.0
• Rent growth +4.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come see this charming, well maintained, Tri-level home! This home showcases several updates including the kitchen, flooring, new roof in 2018 and new hvac/furnace in 2020. The fenced in backyard features a patio, large storage shed, and plenty of room to entertainment and recreation! With 4 bedrooms, and 2 full baths, two sitting rooms, and a home office that could be another bedroom or for your guests this home has everything you need for you and your family. Welcome home!

Key facts

• 7,754 sq ft lot
• Built 1960
• Listed 22 days

Property features AI

Finance

• Other: Property type: Residential; Property subtype: Single Family Residence; Lot size: approximately 0.18 acre (<1/4 acre)

Exterior

• Parking: Concrete parking; No designated covered parking listed
• Utilities: Public water; Municipal sewer connected; Cable available; Sewer and water connected; Solid waste service
• Home design: Single-family residence; Multi/split levels; East-facing; Fixer condition
• Construction: Brick and vinyl siding exterior; Slab foundation
• Exterior features: Patio; Full yard fencing; Storage shed; Mature trees

Interior

• Kitchen: Electric oven; Microwave with hood; Refrigerator; Dishwasher
• Bedrooms: Three bedrooms on the upper level (14x11; 11x10; 13x10)
• Bathrooms: Two full bathrooms (one on the main level, one on the upper level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Utility room; Smoke alarm
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $149 ($2k/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 7.5% 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 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.
• Market conditions: Rents rising fast (+6.8%/yr); 153 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 36% of the median local income ($50k/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.
• At projected returns (-3.0% appreciation + 6.8% rent growth), your $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 15y 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 $147,651 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — 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: 1.01% ✓
• Cap rate: 7.49%
• Cash-on-cash: 4.27%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

• ARV (median comp): $192,336
• List price: $149,900
• Delta: -22.06%
• 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
3675 Dubarry Rd	0.20mi	4/2.0 (+1)	2,035 (+2%)	4mo	$215,000	$106	79
3449 Seine Ct	0.15mi	4/1.5 (+1)	2,160 (+8%)	2mo	$195,000	$90	71
3537 Cecil Ave	0.59mi	3/1.5	1,960 (-2%)	1mo	$165,000	$84	67
3949 Chateau Dr	0.54mi	4/2.0 (+1)	1,998 (+0%)	9mo	$250,000	$125	62
3836 N Wittfield St	0.53mi	4/2.0 (+1)	2,080 (+4%)	7mo	$170,000	$82	58
4019 Biscayne Rd	0.57mi	4/1.5 (+1)	1,905 (-4%)	2mo	$174,900	$92	57
3909 Richelieu Ct	0.52mi	4/2.0 (+1)	1,850 (-7%)	2mo	$218,000	$118	57
3544 Cecil Ave	0.61mi	4/1.5 (+1)	1,960 (-2%)	6mo	$175,000	$89	57
3976 Marseille Rd	0.63mi	3/2.0	2,206 (+11%)	1mo	$195,000	$88	52
3630 Alsace Dr	0.47mi	3/1.0	1,722 (-14%)	5mo	$185,000	$107	48
8126 E 36th St	0.66mi	4/1.5 (+1)	1,872 (-6%)	6mo	$165,000	$88	47
9238 Celtic Ct	0.39mi	3/1.5	1,700 (-15%)	12mo	$162,500	$96	45

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 · 6.76% rent growth · sell at horizon

5-year hold

• IRR: -5.4%
• Equity multiple: 0.79×
• Total profit: $-8,827
• Equity at exit: $22,351

10-year hold

• IRR: 8.3%
• Equity multiple: 1.74×
• Total profit: $30,966
• Equity at exit: $12,961

Cash invested: $41,972 (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 46226

• Rents YoY: 6.8%
• Active inventory: 153
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,511 high
• Mortgage (P&I): −$786
• Tax from tax record: −$196 /mo · $2,349/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $149

Break-even live

Break-even rent $1,322

Max offer price $149,900

Occupancy floor 85%

Sensitivity live

Price	-10% $234	-5% $192	+0% $149	+5% $107	+10% $64
Rent	-10% $30	-5% $90	+0% $149	+5% $209	+10% $269
Rate	-1.0pp $225	-0.5pp $187	base $149	+0.5pp $110	+1.0pp $71

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3540 Dubarry Ct Indianapolis, IN	3.0	2.0	1297	$1,400	$1.08	24d	1	0.06mi
3644 Celtic Dr Indianapolis, IN	4.0	1.5	1637	$1,500	$0.92	15d	1	0.41mi
3722 Ireland Dr Indianapolis, IN	3.0	2.0	1682	$1,700	$1.01	44d	1	0.52mi
3747 Ireland Dr Indianapolis, IN	4.0	1.5	1400	$1,700	$1.21	24d	1	0.56mi
8914 Elmonte Dr Indianapolis, IN	3.0	1.5	1500	$1,600	$1.07	24d	1	0.59mi
8738 Montery Rd Indianapolis, IN	3.0	1.0	1421	$1,396	$0.98	8d	1	0.60mi
8203 Penway St Indianapolis, IN	3.0	1.5	1360	$1,500	$1.10	24d	1	0.61mi
9513 Baker Ct Indianapolis, IN	4.0	2.0	1702	$1,825	$1.07	8d	1	0.83mi
7937 E 34th St Indianapolis, IN	4.0	1.0	1450	$2,000	$1.38	24d	1	0.86mi
8501 Athens Ct Indianapolis, IN	4.0	1.0	1225	$1,475	$1.20	15d	1	0.94mi
8254 Meadowlark Dr Indianapolis, IN	3.0	1.5	1320	$1,150	$0.87	22d	1	1.11mi
8254 Meadowlark Dr Unit 1 Indianapolis, IN	3.0	1.5	1320	$1,150	$0.87	44d	1	1.11mi
9962 Catalina Dr Indianapolis, IN	3.0	1.0	1236	$1,600	$1.29	5d	1	1.12mi
7531 Penway St Indianapolis, IN	3.0	1.5	1237	$1,551	$1.25	8d	1	1.22mi
9949 Ellis Dr Indianapolis, IN	4.0	2.0	1421	$1,580	$1.11	4d	1	1.26mi
9634 Meadowlark Dr Indianapolis, IN	3.0	1.5	1546	$1,550	$1.00	17d	1	1.28mi

Listing history 22 events

1. 2026-05-07
   listed $149,900 Active 678-char remark
2. 2026-02-16
   historical
3. 2025-11-12
   price $157,999
4. 2025-10-27
   price $162,900
5. 2025-10-08
   status Active
6. 2025-09-15
   status Pending
7. 2025-08-20
   status Active
8. 2025-07-25
   status Pending
9. 2025-06-23
   status Active
10. 2025-06-23
    price $164,900
11. 2025-06-15
    status Pending
12. 2025-06-13
    price $174,900
13. 2025-06-11
    listed $174,999 Active
14. 2021-07-19
    soldstatus $152,000 Closed

    Show marketing remark (479 chars)

    Come see this charming, well maintained, Tri-level home! This home showcases several updates including the kitchen, flooring, new roof in 2018 and new hvac/furnace in 2020. The fenced in backyard features a patio, large storage shed, and plenty of room to entertainment and recreation! With 4 bedrooms, and 2 full baths, two sitting rooms, and a home office that could be another bedroom or for your guests this home has everything you need for you and your family. Welcome home!

15. 2021-06-10
    status Pending

    Show marketing remark (479 chars)

    Come see this charming, well maintained, Tri-level home! This home showcases several updates including the kitchen, flooring, new roof in 2018 and new hvac/furnace in 2020. The fenced in backyard features a patio, large storage shed, and plenty of room to entertainment and recreation! With 4 bedrooms, and 2 full baths, two sitting rooms, and a home office that could be another bedroom or for your guests this home has everything you need for you and your family. Welcome home!

16. 2021-06-07
    listed $150,000 Active

    Show marketing remark (479 chars)

    Come see this charming, well maintained, Tri-level home! This home showcases several updates including the kitchen, flooring, new roof in 2018 and new hvac/furnace in 2020. The fenced in backyard features a patio, large storage shed, and plenty of room to entertainment and recreation! With 4 bedrooms, and 2 full baths, two sitting rooms, and a home office that could be another bedroom or for your guests this home has everything you need for you and your family. Welcome home!

17. 2018-07-26
    soldstatus $90,000 Sold
18. 2018-06-11
    status Pending
19. 2018-06-09
    listed $104,900 Active
20. 2011-05-18
    historical
21. 2011-05-18
    soldstatus $28,501
22. 2011-04-15
    listed $27,500

ⓘ 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: $2,349 · $196/mo
• Projected year-2 tax: $2,349 · $196/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 · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,130
• − Mortgage interest: −$8,397
• − Property taxes: −$2,349
• − Insurance: −$750
• − Repairs & maintenance: −$1,450
• − Management: −$1,450
• − Depreciation: −$4,361
• Taxable loss: −$627
• Est. tax savings @ 24.0%: +$151
• After-tax cash flow: $1,941/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): 47,099
• Household income: $50,325
• Rent vs Own: 53.8% rent · 46.2% own
• Severe rent burden: 2742.0

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 0.62)
• Race & ethnicity: Black 53% White 25% Hispanic / Latino 17% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 1% Italian 1% Romanian 1%
• Foreign-born: 11% · Canada
• Languages at home: 86% English-only · Spanish 10% French/Haitian/Cajun 1% Other Asian/Pacific 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: ▼ -218.85%
• Current HPI: 239.43
• Rent YoY: ▲ 6.76%
• 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

+445.1% since first listed

23 events — show timeline

• 2026-05-29 Pending — MIBOR as Distributed by MLS Grid
• 2026-05-07 Listed $149,900 MIBOR as Distributed by MLS Grid
• 2026-02-16 Listing Removed — MIBOR as Distributed by MLS Grid
• 2025-11-12 Price Changed $157,999 MIBOR as Distributed by MLS Grid
• 2025-10-27 Price Changed $162,900 MIBOR as Distributed by MLS Grid
• 2025-10-08 Relisted — MIBOR as Distributed by MLS Grid
• 2025-09-15 Pending — MIBOR as Distributed by MLS Grid
• 2025-08-20 Relisted — MIBOR as Distributed by MLS Grid
• 2025-07-25 Pending — MIBOR as Distributed by MLS Grid
• 2025-06-23 Relisted — MIBOR as Distributed by MLS Grid
• 2025-06-23 Price Changed $164,900 MIBOR as Distributed by MLS Grid
• 2025-06-15 Pending — MIBOR as Distributed by MLS Grid
• 2025-06-13 Price Changed $174,900 MIBOR as Distributed by MLS Grid
• 2025-06-11 Listed $174,999 MIBOR as Distributed by MLS Grid
• 2021-07-19 Sold (MLS) $152,000 MIBOR as Distributed by MLS Grid
• 2021-06-10 Pending — MIBOR as Distributed by MLS Grid
• 2021-06-07 Listed $150,000 MIBOR as Distributed by MLS Grid
• 2018-07-26 Sold (MLS) $90,000 MIBOR as Distributed by MLS Grid
• 2018-06-11 Pending — MIBOR as Distributed by MLS Grid
• 2018-06-09 Listed $104,900 MIBOR as Distributed by MLS Grid
• 2011-05-18 Listing Removed — MIBOR as Distributed by MLS Grid
• 2011-05-18 Sold (MLS) $28,501 MIBOR as Distributed by MLS Grid
• 2011-04-15 Listed $27,500 MIBOR as Distributed by MLS Grid

Property tax history

+4.9%/yr

Latest (2025): $2,349 · +17.7% YoY. Source: county tax records.