35 N Euclid Ave · Indianapolis city (balance), IN 46201

$100,000

3 bd · 1.0 ba · 2,440 sqft · SingleFamily public records · 7 Days on market

Built 1910 5,576 sqft lot $41/sqft · 51% below area

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Covered Porch with lots of potential. Tree lined street near shopping and schools.

Key facts

• Newer furnace
• Updated windows
• Newer sidewalks

Tags

• LARGE LIVING AND DINING ROOMS
• SPACIOUS KITCHEN WITH PANTRY
• HUGE COVERED FRONT PORCH
• NEWER SIDEWALKS
• UPDATED WINDOWS
• NEWER FURNACE

Property features AI

Exterior

• Parking: Detached 2-car garage (approximately 440 sq ft)
• Security: No security features listed
• Utilities: Water: Other; Sewage disposal: Other/See Remarks; Solid waste service not indicated
• Home design: Single-family residence; Two levels
• Construction: Vinyl with brick exterior; Brick/mortar foundation
• Exterior features: Lot under 1/4 acre (approximately 0.13 acre)

Interior

• Kitchen: No appliances included
• Bedrooms: Six total bedrooms (2 on the main level, 4 on the upper level); Bedroom sizes include 10x12, 10x12, 10x10, 10x10 (upper); 10x18 and 10x14 (main)
• Flooring: No flooring information provided
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Attic access; Finished main and upper levels
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $408 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 11.2% 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 B — 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 (+7.3%/yr); 483 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 38% 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 $691 of loan paydown is wiped out by about $3k 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 + 7.3% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 16y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $100,000

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.55% ✓
• Cap rate: 11.19%
• Cash-on-cash: 17.50%
• DSCR: 1.78
• GRM: 5.4

CMA / ARV

• ARV (median comp): $255,103
• List price: $100,000
• Delta: -60.80%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
133 S Gladstone Ave	0.30mi	3/2.5	2,409 (-1%)	1mo	$215,000	$89	77
404 N Riley Ave	0.43mi	3/2.5	2,418 (-1%)	0mo	$250,000	$103	72
501 N Dequincy St	0.45mi	4/2.0 (+1)	2,436 (-0%)	0mo	$149,900	$62	69
5120 E Pleasant Run Parkway North Dr	0.61mi	3/1.5	2,414 (-1%)	1mo	$288,000	$119	67
117 S Gladstone Ave	0.27mi	2/1.0 (-1)	2,206 (-10%)	2mo	$155,000	$70	64
5132 E North St	0.72mi	3/1.5	2,440 (0%)	1mo	$140,000	$57	63
37 N Sherman Dr	0.45mi	4/2.5 (+1)	2,582 (+6%)	1mo	$218,100	$84	58
325 N Bancroft St	0.52mi	4/2.0 (+1)	2,317 (-5%)	2mo	$252,500	$109	57
41 S Sherman Dr	0.48mi	3/2.0	2,763 (+13%)	0mo	$125,000	$45	51
434 Wallace Ave	0.35mi	2/2.0 (-1)	2,096 (-14%)	1mo	$105,000	$50	51
445 N Emerson Ave	0.62mi	3/2.5	2,135 (-12%)	1mo	$249,900	$117	43
959 N Bosart Ave	0.71mi	2/1.0 (-1)	2,184 (-10%)	2mo	$178,500	$82	43

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: 14.3%
• Equity multiple: 1.60×
• Total profit: $16,920
• Equity at exit: $14,910

10-year hold

• IRR: 26.4%
• Equity multiple: 3.86×
• Total profit: $80,095
• Equity at exit: $8,646

Cash invested: $28,000 (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 46201

• Home prices YoY: -33.9%
• Rents YoY: 7.3%
• Active inventory: 483
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,550 high
• Mortgage (P&I): −$524
• Tax from tax record: −$250 /mo · $3,001/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $408

Break-even live

Break-even rent $1,033

Max offer price $100,000

Occupancy floor 69%

Sensitivity live

Price	-10% $465	-5% $437	+0% $408	+5% $380	+10% $352
Rent	-10% $286	-5% $347	+0% $408	+5% $470	+10% $531
Rate	-1.0pp $459	-0.5pp $434	base $408	+0.5pp $382	+1.0pp $356

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
323 N Gladstone Ave Indianapolis, IN	3.0	2.0	2580	$1,285	$0.50	44d	1	0.16mi
325 N Gladstone Ave Indianapolis, IN	3.0	2.0	2580	$1,285	$0.50	44d	1	0.17mi
614 N Colorado Ave Indianapolis, IN	2.0	2.0	1736	$1,200	$0.69	24d	1	0.34mi
117 N Riley Ave Indianapolis, IN	3.0	3.0	1664	$1,600	$0.96	20d	1	0.44mi
801 N Gladstone Ave Indianapolis, IN	3.0	1.5	1776	$1,225	$0.69	44d	1	0.46mi
3712 E Market St Indianapolis, IN	3.0	1.0	1800	$1,450	$0.81	15d	1	0.50mi
5010 Brookville Rd Indianapolis, IN	3.0	2.0	1656	$1,350	$0.82	8d	1	0.78mi
49 S Lasalle St Unit 1540092P Indianapolis, IN	3.0	2.0	1991	$3,053	$1.53	3d	1	0.85mi
408 N Dearborn St Indianapolis, IN	3.0	2.5	1740	$1,750	$1.01	44d	1	0.91mi
909 N Lasalle St Indianapolis, IN	3.0	2.0	1717	$1,600	$0.93	45d	1	1.01mi
931 N Lasalle St Indianapolis, IN	4.0	2.5	2544	$2,300	$0.90	44d	1	1.03mi
849 N Oakland Ave Indianapolis, IN	4.0	3.0	1638	$2,350	$1.43	13d	1	1.15mi
515 N Oxford St Indianapolis, IN	2.0	1.5	1728	$1,050	$0.61	3d	1	1.16mi
2822 E Michigan St Indianapolis, IN	3.0	2.0	1918	$1,999	$1.04	22d	1	1.19mi
5414 E 10th St Indianapolis, IN	3.0	2.0	2322	$1,850	$0.80	18d	1	1.22mi
238 Eastern Ave Indianapolis, IN	3.0	2.0	1850	$1,900	$1.03	24d	1	1.27mi
420 Eastern Ave Indianapolis, IN	3.0	1.0	1900	$1,325	$0.70	44d	1	1.28mi
409 N Temple Ave Indianapolis, IN	3.0	2.0	2106	$1,650	$0.78	44d	1	1.31mi
960 Eastern Ave Indianapolis, IN	3.0	1.5	1616	$1,500	$0.93	44d	1	1.44mi
960 Eastern Ave Indianapolis, IN	3.0	1.5	1616	$1,500	$0.93	24d	1	1.44mi
47 Keystone Ave Indianapolis, IN	3.0	2.5	1600	$2,500	$1.56	44d	1	1.47mi
43 Keystone Ave Indianapolis, IN	3.0	2.5	1600	$2,291	$1.43	17d	1	1.47mi
41 Keystone Ave Indianapolis, IN	3.0	2.5	1600	$2,500	$1.56	44d	1	1.47mi
210 N Keystone Ave Indianapolis, IN	4.0	2.0	2024	$2,200	$1.09	8d	1	1.50mi

Listing history 5 events

1. 2026-05-18
   status Pending 1065-char remark
2. 2026-05-11
   listed $100,000 Active 1065-char remark
3. 2010-10-28
   historical 82-char remark

   Show marketing remark (82 chars)

   Covered Porch with lots of potential. Tree lined street near shopping and schools.

4. 2010-10-28
   soldstatus $26,900 82-char remark

   Show marketing remark (82 chars)

   Covered Porch with lots of potential. Tree lined street near shopping and schools.

5. 2010-07-06
   listed $26,900 82-char remark

   Show marketing remark (82 chars)

   Covered Porch with lots of potential. Tree lined street near shopping and schools.

ⓘ 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: $3,001 · $250/mo
• Projected year-2 tax: $3,001 · $250/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: $18,601
• − Mortgage interest: −$5,602
• − Property taxes: −$3,001
• − Insurance: −$500
• − Repairs & maintenance: −$1,488
• − Management: −$1,488
• − Depreciation: −$2,909
• Taxable income: $3,613
• Est. tax owed @ 24.0%: −$867
• After-tax cash flow: $4,034/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

+271.7% since first listed

6 events — show timeline

• 2026-06-10 Sold (MLS) $100,000 MIBOR as Distributed by MLS Grid
• 2026-05-18 Pending — MIBOR as Distributed by MLS Grid
• 2026-05-11 Listed $100,000 MIBOR as Distributed by MLS Grid
• 2010-10-28 Listing Removed — MIBOR as Distributed by MLS Grid
• 2010-10-28 Sold (MLS) $26,900 MIBOR as Distributed by MLS Grid
• 2010-07-06 Listed $26,900 MIBOR as Distributed by MLS Grid

Property tax history

+10.7%/yr

Latest (2025): $3,001 · +3.8% YoY. Source: county tax records.