2621 N Tacoma Ave · Indianapolis city (balance), IN 46218

$90,000

2 bd · 1.0 ba · 780 sqft · SingleFamily public records · 10 Days on market

Built 1930 5,097 sqft lot Est $84k · 7% over ↓ 14% since listing

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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 +24.6/30.0
• DSCR +8.0/10.0
• 1% rule +6.5/10.0
• ARV discount +4.4/15.0
• 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

At 2621 N Tacoma AVE, Indianapolis, IN, USA, discover a single-family residence built in 1930, offering 1560 square feet of living space on a 5097 square foot lot. This property provides a unique opportunity to embrace a home with character and potential. The residence features two comfortable bedrooms, offering flexible arrangements for rest and personal space. A single full bathroom serves the home, designed for everyday convenience. This charming property, spread across 1.5 stories, presents a distinctive layout that adds to its appeal. We invite you to experience the possibilities this distinctive property offers.

Key facts

• 5,097 sq ft lot
• Garage
• Built 1930

Property features AI

Finance

• HOA & community: Community features include sidewalks and street lights

Exterior

• Parking: Detached garage (1 garage space); On-street parking; Also listed as no designated parking in one field
• Utilities: Community sewer; Private water; Municipal solid waste service
• Home design: Single family residence (attached property); One and one-half stories; North-facing
• Construction: Wood siding; Crawl space foundation
• Exterior features: Street lights and sidewalks in the community

Interior

• Kitchen: Gas cooktop; Disposal; Refrigerator
• Bedrooms: Two bedrooms on the upper level
• Bathrooms: One full bathroom with tub and shower (main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Attic with pull-down stairs; Family room (main level)
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $187 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 8.8% 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 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 flat; 334 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 33% 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.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 2y 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: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $90,000

Questions for the listing agent

1. Built in 1930 — 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: 1.15% ✓
• Cap rate: 8.78%
• Cash-on-cash: 8.89%
• DSCR: 1.40
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $84,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2839 N Lasalle St	0.56mi	2/1.0	768 (-2%)	5mo	$55,000	$72	67
2347 N Rural St	0.29mi	2/1.0	864 (+11%)	4mo	$50,000	$58	66
2801 Brouse Ave	0.23mi	2/1.0	720 (-8%)	13mo	$74,900	$104	65
2724 N Dearborn St	0.43mi	2/1.0	720 (-8%)	10mo	$95,000	$132	59
2942 N Dearborn St	0.57mi	2/1.0	825 (+6%)	7mo	$70,000	$85	58
3135 N Temple Ave	0.65mi	1/1.0 (-1)	725 (-7%)	4mo	$78,000	$108	50
3015 Adams St	0.74mi	2/1.0	819 (+5%)	9mo	$155,000	$189	50
2959 N Lasalle St	0.65mi	2/1.0	720 (-8%)	11mo	$59,900	$83	48
3051 N Tacoma Ave	0.54mi	2/1.0	856 (+10%)	15mo	$101,000	$118	46
3105 N Tacoma Ave	0.59mi	2/1.0	696 (-11%)	10mo	$137,500	$198	46
3061 N Tacoma Ave	0.56mi	2/1.0	672 (-14%)	6mo	$43,000	$64	45
2818 N Lasalle St	0.52mi	3/2.0 (+1)	875 (+12%)	2mo	$195,000	$223	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 · 0.81% rent growth · sell at horizon

5-year hold

• IRR: -5.3%
• Equity multiple: 0.81×
• Total profit: $-4,899
• Equity at exit: $13,419

10-year hold

• IRR: 1.5%
• Equity multiple: 1.09×
• Total profit: $2,385
• Equity at exit: $7,782

Cash invested: $25,200 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,032 high
• Mortgage (P&I): −$472
• Tax from tax record: −$119 /mo · $1,433/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $187

Break-even live

Break-even rent $796

Max offer price $90,000

Occupancy floor 77%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2530 N Temple Ave Indianapolis, IN	1.0	1.0	720	$750	$1.04	20d	1	0.04mi
2821 Oxford Ln Indianapolis, IN	1.0	1.0	640	$825	$1.29	44d	1	0.19mi
2010 E 25th St Indianapolis, IN	2.0	1.0	792	$775	$0.98	24d	1	0.31mi
3011 Oxford Ln Indianapolis, IN	1.0	1.0	640	$800	$1.25	44d	1	0.31mi
2449 Wheeler St Indianapolis, IN	1.0	1.0	600	$950	$1.58	24d	1	0.38mi
2820 Caroline Ave Indianapolis, IN	3.0	1.5	1112	$1,250	$1.12	24d	1	0.38mi
2372 Beckwith Dr Indianapolis, IN	4.0	1.0–1.5	779	$1,064	$1.36	2d	32	0.39mi
2931 N Tacoma Ave Unit 31 Indianapolis, IN	2.0	1.0	800	$950	$1.19	7d	1	0.40mi
2422 Adams St Unit 2 Indianapolis, IN	1.0	1.0	700	$850	$1.21	44d	1	0.56mi
2410 Adams St Indianapolis, IN	3.0	1.0	900	$1,200	$1.33	10d	1	0.57mi
2930 N Dearborn St Indianapolis, IN	1.0	1.0	536	$599	$1.12	24d	1	0.57mi
2920 N Lasalle St Indianapolis, IN	3.0	1.0	875	$1,095	$1.25	18d	1	0.60mi
2722 N Olney St Indianapolis, IN	2.0	1.0	650	$795	$1.22	44d	1	0.68mi
2949 Adams St Indianapolis, IN	2.0	1.0	978	$1,150	$1.18	44d	1	0.70mi
2045 N Dearborn St Indianapolis, IN	3.0	2.0	912	$1,145	$1.26	24d	1	0.73mi
1931 N Oxford St Indianapolis, IN	1.0	1.0	616	$875	$1.42	4d	1	0.80mi
2815 Brookside Ave Indianapolis, IN	3.0	2.0	1120	$1,350	$1.21	10d	1	0.81mi
2841 E 19th St Indianapolis, IN	2.0	1.0	812	$850	$1.05	4d	1	0.86mi
2549 Columbia Ave Unit 1332865P Indianapolis, IN	3.0	2.0	893	$2,274	$2.55	2d	1	0.88mi
2827 E 18th St Indianapolis, IN	2.0	1.0	726	$1,300	$1.79	24d	1	0.93mi
3207 N Arsenal Ave Indianapolis, IN	3.0	1.0	994	$1,195	$1.20	24d	1	0.99mi
3058 Brookside Parkway North Dr Indianapolis, IN	1.0	1.0	700	$875	$1.25	12d	1	1.00mi
3363 Nicholas Ave Indianapolis, IN	2.0	1.0	720	$1,000	$1.39	4d	1	1.00mi
3132 Dr Andrew J Brown Ave Indianapolis, IN	2.0	1.0–2.0	791	$2,120	$2.68	2d	46	1.07mi
2405 E 16th St Indianapolis, IN	3.0	1.0	1120	$1,450	$1.29	15d	1	1.12mi
2862 N Chester Ave Indianapolis, IN	3.0	2.0	1076	$1,520	$1.41	44d	1	1.13mi
2529 Guilford Ave Unit A Indianapolis, IN	2.0	1.5	1000	$1,495	$1.50	44d	1	1.15mi
3920 E 30th St Indianapolis, IN	3.0	1.0	1071	$1,350	$1.26	7d	1	1.16mi
3920 E 30th St Indianapolis, IN	3.0	1.0	1071	$1,350	$1.26	4d	1	1.16mi
3472 N Dearborn St Indianapolis, IN	2.0	1.0	890	$1,099	$1.23	20d	1	1.17mi
3139 Guilford Ave Indianapolis, IN	3.0	1.0	1068	$1,345	$1.26	44d	1	1.21mi
3535 N Oxford St Indianapolis, IN	3.0	1.0	1015	$1,500	$1.48	22d	1	1.21mi
2864 Forest Manor Ave Indianapolis, IN	3.0	1.0	1018	$1,500	$1.47	24d	1	1.21mi
1902 E 35th St Indianapolis, IN	3.0	1.0	1100	$1,600	$1.45	44d	1	1.22mi
3421 N Olney St Indianapolis, IN	2.0	1.0	720	$1,195	$1.66	16d	1	1.24mi
3383 Station St Indianapolis, IN	3.0	1.0	744	$1,250	$1.68	24d	1	1.26mi
3203 Sutherland Ave Unit 1310761P Indianapolis, IN	2.0	1.0	1097	$3,668	$3.34	2d	1	1.28mi
1505 N Tuxedo St Unit 1507 Indianapolis, IN	2.0	1.0	1000	$1,100	$1.10	44d	1	1.28mi
1644 Doctor Andrew J Brown Ave Unit A&B Indianapolis, IN	1.0	1.0	550	$1,300	$2.36	44d	1	1.28mi
1315 N Rural St Indianapolis, IN	1.0	1.0	700	$1,000	$1.43	4d	1	1.31mi

Listing history 8 events

1. 2026-06-18
   days on market $90,000 Active 10 DOM
2. 2026-06-17
   days on market $90,000 Active 9 DOM
3. 2026-06-16
   days on market $90,000 Active 8 DOM
4. 2026-06-15
   days on market $90,000 Active 7 DOM
5. 2026-06-13
   days on market $90,000 Active 5 DOM
6. 2026-06-13
   days on market $90,000 Active 4 DOM
7. 2026-06-08
   remarks 625-char remark
8. 2026-06-08
   listed $90,000 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: $1,433 · $119/mo
• Projected year-2 tax: $1,433 · $119/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: $12,388
• − Mortgage interest: −$5,041
• − Property taxes: −$1,433
• − Insurance: −$450
• − Repairs & maintenance: −$991
• − Management: −$991
• − Depreciation: −$2,618
• Taxable income: $864
• Est. tax owed @ 24.0%: −$207
• After-tax cash flow: $2,033/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

-14.3% since first listed

12 events — show timeline

• 2026-06-08 Listed $90,000 MIBOR as Distributed by MLS Grid
• 2026-05-01 Listing Removed — MIBOR as Distributed by MLS Grid
• 2025-08-27 Price Changed $100,000 MIBOR as Distributed by MLS Grid
• 2025-07-23 Relisted — MIBOR as Distributed by MLS Grid
• 2025-07-14 Pending — MIBOR as Distributed by MLS Grid
• 2025-06-04 Price Changed $115,000 MIBOR as Distributed by MLS Grid
• 2025-05-12 Listed $125,000 MIBOR as Distributed by MLS Grid
• 2025-03-18 Listing Removed — MIBOR as Distributed by MLS Grid
• 2025-02-20 Relisted — MIBOR as Distributed by MLS Grid
• 2024-11-19 Pending — MIBOR as Distributed by MLS Grid
• 2024-10-22 Price Changed $90,000 MIBOR as Distributed by MLS Grid
• 2024-09-23 Listed $105,000 MIBOR as Distributed by MLS Grid

Property tax history

+17.3%/yr

Latest (2025): $1,433 · +7.3% YoY. Source: county tax records.