3412 N Denny St · Indianapolis city (balance), IN 46218

$89,900

3 bd · 1.0 ba · 1,204 sqft · SingleFamily public records · 41 Days on market

Built 1950 6,795 sqft lot $75/sqft · 25% below area Est $120k · 25% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great 4 bedroom, 1 full bath home has finally come to market! Welcoming cover porch gives way to over 1200 square feet of living space with bright living room and open kitchen with all appliances included! Nicely sized bedrooms. A must see!

Key facts

• Covered front porch
• Partial basement
• Eat-in kitchen

Tags

• COVERED FRONT PORCH
• PARTIAL BASEMENT
• EAT-IN KITCHEN

Property features AI

Exterior

• Utilities: Public water; Municipal sewer connected; Regular solid waste service
• Home design: Single-family residence; One level
• Construction: Aluminum and vinyl siding; Crawl space foundation
• Exterior features: Lot under 1/4 acre (0.16 acre)

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 4 bedrooms (all on the main level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Eat-in kitchen; Has basement
• Laundry & utility: No appliances included

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $410 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.8% 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.
• Zoned schools: James Russell Lowell School 51 (math 2% / reading 8%, grade F, #970 of 994 statewide, top 99%, 294 students, 82% 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 78% FRL track the district average.
• Market conditions: Rents flat; 334 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,906 units permitted in Marion County in 2024 (621 in 5+ unit buildings).
• This rent runs 43% of the median local income ($38k/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 $622 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 + 0.8% rent growth), your $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y 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.
• Current owner paid $52k; list at $90k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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: 1.52% ✓
• Cap rate: 11.77%
• Cash-on-cash: 19.56%
• DSCR: 1.87
• GRM: 5.5

CMA / ARV

• ARV (median comp): $120,490
• List price: $89,900
• Delta: -25.39%
• 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
4315 E 30th	0.68mi	3/1.0	1,176 (-2%)	0mo	$66,500	$57	64
3239 N Colorado Ave	0.41mi	3/1.0	1,104 (-8%)	4mo	$149,500	$135	64
4311 E 30th St	0.67mi	3/1.0	1,248 (+4%)	2mo	$105,000	$84	61
3142 N Gale St	0.43mi	3/1.0	1,104 (-8%)	7mo	$70,000	$63	60
3148 N Gale St	0.42mi	3/1.0	1,068 (-11%)	3mo	$116,000	$109	59
3448 Station St	0.18mi	2/1.0 (-1)	1,368 (+14%)	6mo	$85,500	$63	59
3460 N Oxford St	0.74mi	3/1.0	1,176 (-2%)	6mo	$50,000	$43	57
3142 N Euclid Ave	0.50mi	3/1.0	1,050 (-13%)	8mo	$114,000	$109	49
3034 E 35th St	0.56mi	3/1.5	1,080 (-10%)	8mo	$63,000	$58	49
4850 E 34th St	0.71mi	2/1.0 (-1)	1,125 (-7%)	5mo	$95,000	$84	46
2925 N Chester Ave	0.66mi	4/1.0 (+1)	1,096 (-9%)	4mo	$52,500	$48	46
3031 E 38th St	0.73mi	2/1.0 (-1)	1,371 (+14%)	4mo	$100,000	$73	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 · 0.81% rent growth · sell at horizon

5-year hold

• IRR: 9.0%
• Equity multiple: 1.34×
• Total profit: $8,669
• Equity at exit: $13,404

10-year hold

• IRR: 16.2%
• Equity multiple: 2.19×
• Total profit: $29,847
• Equity at exit: $7,773

Cash invested: $25,172 (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 46218

• Home prices YoY: -17.1%
• Rents YoY: 0.8%
• Active inventory: 334
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,363 high
• Mortgage (P&I): −$471
• Tax from tax record: −$157 /mo · $1,889/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $410

Break-even live

Break-even rent $843

Max offer price $89,900

Occupancy floor 65%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3383 Station St Indianapolis, IN	3.0	1.0	744	$1,250	$1.68	24d	1	0.15mi
3421 N Olney St Indianapolis, IN	2.0	1.0	720	$1,195	$1.66	16d	1	0.25mi
3522 N Olney St Indianapolis, IN	3.0	1.0	768	$1,300	$1.69	44d	1	0.31mi
3725 N Sherman Dr #7 Indianapolis, IN	2.0	1.0	729	$845	$1.16	4d	1	0.35mi
3149 N Gladstone Ave Indianapolis, IN	3.0	1.5	1036	$1,350	$1.30	8d	1	0.48mi
3315 N Euclid Ave Indianapolis, IN	2.0	1.0	780	$1,300	$1.67	15d	1	0.48mi
3142 N Euclid Ave Indianapolis, IN	3.0	1.0	1050	$1,050	$1.00	44d	1	0.53mi
3472 N Dearborn St Indianapolis, IN	2.0	1.0	890	$1,099	$1.23	20d	1	0.55mi
3615 Sherman Forest Dr Indianapolis, IN	4.0	1.0–2.5	1057	$1,544	$1.46	4d	1	0.55mi
3920 E 30th St Indianapolis, IN	3.0	1.0	1071	$1,350	$1.26	4d	1	0.56mi
3920 E 30th St Indianapolis, IN	3.0	1.0	1071	$1,350	$1.26	8d	1	0.56mi
4320 E 30th St Indianapolis, IN	3.0	1.5	1152	$1,195	$1.04	24d	1	0.67mi
3734 Manor Ct Indianapolis, IN	3.0	1.0	1414	$1,399	$0.99	8d	1	0.69mi
3535 N Oxford St Indianapolis, IN	3.0	1.0	1015	$1,500	$1.48	22d	1	0.69mi
3332 Wallace Ave Indianapolis, IN	3.0	1.0	936	$1,600	$1.71	24d	1	0.70mi
3167 Shick Dr Indianapolis, IN	4.0	1.0	1141	$2,350	$2.06	44d	1	0.70mi
2862 N Chester Ave Indianapolis, IN	3.0	2.0	1076	$1,520	$1.41	44d	1	0.73mi
2949 Adams St Indianapolis, IN	2.0	1.0	978	$1,150	$1.18	44d	1	0.74mi
2864 Forest Manor Ave Indianapolis, IN	3.0	1.0	1018	$1,500	$1.47	24d	1	0.75mi
2826 Station St Indianapolis, IN	3.0	2.0	1248	$1,550	$1.24	44d	1	0.80mi
2920 N Lasalle St Indianapolis, IN	3.0	1.0	875	$1,095	$1.25	18d	1	0.83mi
2906 N Lasalle St Indianapolis, IN	4.0	1.0	1032	$950	$0.92	24d	1	0.85mi
2932 Arthington Blvd Indianapolis, IN	3.0	1.0	900	$1,350	$1.50	24d	1	0.85mi
2819 N Gladstone Ave Indianapolis, IN	4.0	2.0	1261	$1,450	$1.15	44d	1	0.86mi
2827 Adams St Indianapolis, IN	3.0	2.0	1200	$1,512	$1.26	2d	1	0.89mi
2950 N Dequincy St Indianapolis, IN	3.0	1.0	888	$1,375	$1.55	14d	1	0.89mi
4115 Meadows Dr Indianapolis, IN	1.0–3.0	1.0–2.0	1013	$1,592	$1.57	44d	9	0.90mi
2830 Lasalle St Unit 28 Indianapolis, IN	2.0	1.0	1400	$1,100	$0.79	44d	1	0.92mi
3316 N Emerson Ave Indianapolis, IN	3.0	1.0	912	$1,100	$1.21	24d	1	0.97mi
3741 N Tacoma Ave Indianapolis, IN	3.0	1.0	913	$2,200	$2.41	18d	1	1.02mi
3639 N Emerson Ave Indianapolis, IN	4.0	1.0	1000	$1,450	$1.45	22d	1	1.04mi
3449 E 26th St Indianapolis, IN	3.0	2.0	1200	$1,512	$1.26	2d	1	1.07mi
3451 E 26th St Indianapolis, IN	3.0	2.0	1200	$1,650	$1.38	44d	1	1.07mi
3301 Mardenna Ave Indianapolis, IN	3.0	1.0	925	$1,200	$1.30	44d	1	1.11mi
2931 N Tacoma Ave Unit 31 Indianapolis, IN	2.0	1.0	800	$950	$1.19	8d	1	1.15mi
3448 Hillside Ave Indianapolis, IN	4.0	1.0	1305	$1,800	$1.38	2d	1	1.19mi
3815 N Grand Ave Unit 3815 Indianapolis, IN	2.0	1.0	965	$1,250	$1.30	4d	1	1.21mi
2410 Adams St Indianapolis, IN	3.0	1.0	900	$1,200	$1.33	11d	1	1.21mi
3516 N Hawthorne Ln Indianapolis, IN	3.0	1.0	925	$1,225	$1.32	4d	1	1.24mi
3319 N Hawthorne Ln Indianapolis, IN	3.0	1.0	1084	$1,100	$1.01	24d	1	1.26mi

Listing history 21 events

1. 2026-06-18
   days on market $89,900 Active 41 DOM
2. 2026-06-17
   days on market $89,900 Active 40 DOM
3. 2026-06-16
   days on market $89,900 Active 39 DOM
4. 2026-06-15
   days on market $89,900 Active 38 DOM
5. 2026-06-13
   days on market $89,900 Active 36 DOM
6. 2026-06-13
   days on market $89,900 Active 35 DOM
7. 2026-06-09
   days on market $89,900 Active 32 DOM
8. 2026-06-08
   days on market $89,900 Active 31 DOM
9. 2026-06-07
   days on market $89,900 Active 30 DOM
10. 2026-06-03
    days on market $89,900 Active 26 DOM
11. 2026-06-02
    days on market $89,900 Active 25 DOM
12. 2026-06-01
    days on market $89,900 Active 24 DOM
13. 2026-05-31
    days on market $89,900 Active 23 DOM
14. 2026-05-08
    listed $89,900 Active 412-char remark
15. 2019-07-29
    soldstatus $52,500 Sold 240-char remark

    Show marketing remark (240 chars)

    Great 4 bedroom, 1 full bath home has finally come to market! Welcoming cover porch gives way to over 1200 square feet of living space with bright living room and open kitchen with all appliances included! Nicely sized bedrooms. A must see!

16. 2019-07-13
    status Pending 240-char remark

    Show marketing remark (240 chars)

    Great 4 bedroom, 1 full bath home has finally come to market! Welcoming cover porch gives way to over 1200 square feet of living space with bright living room and open kitchen with all appliances included! Nicely sized bedrooms. A must see!

17. 2019-06-25
    price $55,000 240-char remark

    Show marketing remark (240 chars)

    Great 4 bedroom, 1 full bath home has finally come to market! Welcoming cover porch gives way to over 1200 square feet of living space with bright living room and open kitchen with all appliances included! Nicely sized bedrooms. A must see!

18. 2019-05-31
    price $59,900 240-char remark

    Show marketing remark (240 chars)

    Great 4 bedroom, 1 full bath home has finally come to market! Welcoming cover porch gives way to over 1200 square feet of living space with bright living room and open kitchen with all appliances included! Nicely sized bedrooms. A must see!

19. 2019-05-16
    listed $65,000 Active 240-char remark

    Show marketing remark (240 chars)

    Great 4 bedroom, 1 full bath home has finally come to market! Welcoming cover porch gives way to over 1200 square feet of living space with bright living room and open kitchen with all appliances included! Nicely sized bedrooms. A must see!

20. 2008-02-15
    soldstatus $8,000

    Show marketing remark (278 chars)

    ***PROPERTY BEING OFFERED AT AUCTION FROM JANUARY 21ST, 2008 - FEBRUARY 4TH, 2008. YOU CAN FIND DETAILS AT: W W W. REALTYBID. COM. here's a 4 bedroom w/ the possibility of more bedrooms in the basement? with 1200+ sq ft and a full basement this is a great bargain. (O-KEY14)

21. 2007-11-30
    listed $9,900

    Show marketing remark (278 chars)

    ***PROPERTY BEING OFFERED AT AUCTION FROM JANUARY 21ST, 2008 - FEBRUARY 4TH, 2008. YOU CAN FIND DETAILS AT: W W W. REALTYBID. COM. here's a 4 bedroom w/ the possibility of more bedrooms in the basement? with 1200+ sq ft and a full basement this is a great bargain. (O-KEY14)

ⓘ 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: $1,889 · $157/mo
• Projected year-2 tax: $1,889 · $157/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 · 18 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: $16,352
• − Mortgage interest: −$5,036
• − Property taxes: −$1,889
• − Insurance: −$450
• − Repairs & maintenance: −$1,308
• − Management: −$1,308
• − Depreciation: −$2,615
• Taxable income: $3,746
• Est. tax owed @ 24.0%: −$899
• After-tax cash flow: $4,023/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): 29,360
• Household income: $38,063
• Rent vs Own: 47.2% rent · 52.8% own
• Severe rent burden: 2340.0

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: Predominantly Black (68%)
• Race & ethnicity: Black 68% White 18% Hispanic / Latino 9% Two or more races 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 1%
• Foreign-born: 5% · Canada, Philippines
• Languages at home: 92% English-only · Spanish 7%

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: ▼ -81.57%
• Current HPI: 395.7071
• Rent YoY: ▲ 0.81%
• 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

+808.1% since first listed

8 events — show timeline

• 2026-05-08 Listed $89,900 MIBOR as Distributed by MLS Grid
• 2019-07-29 Sold (MLS) $52,500 MIBOR as Distributed by MLS Grid
• 2019-07-13 Pending — MIBOR as Distributed by MLS Grid
• 2019-06-25 Price Changed $55,000 MIBOR as Distributed by MLS Grid
• 2019-05-31 Price Changed $59,900 MIBOR as Distributed by MLS Grid
• 2019-05-16 Listed $65,000 MIBOR as Distributed by MLS Grid
• 2008-02-15 Sold (MLS) $8,000 MIBOR as Distributed by MLS Grid
• 2007-11-30 Listed $9,900 MIBOR as Distributed by MLS Grid

Property tax history

+7.0%/yr

Latest (2025): $1,889 · +18.0% YoY. Source: county tax records.