7625 Orchard Village Dr · Indianapolis city (balance), IN 46217

$184,900

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 32 Days on market

Built 1995 4,374 sqft lot Est $188k · at est. $5/mo HOA

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Why this score? — see what drove the D 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 +14.2/30.0
• ARV discount +8.3/15.0
• DSCR +4.3/10.0
• Schools +3.5/10.0
• Rent growth +3.4/5.0
• 1% rule +3.1/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy the ease of single-story living at 7625 Orchard Village Dr, a welcoming ranch-style home on a quiet cul-de-sac near Perry Meridian High school. Built in 1995, this move-in-ready gem offers 864 square feet of well-planned living space on a spacious privacy fenced lot, perfect for comfort and convenience. Inside, you'll find two cozy bedrooms and two full bathrooms, creating personal spaces to relax and recharge. One bedroom features a walk-in shower for a refreshing start or finish to your day, plus a walk-in closet for ample storage. The attached two-car garage with opener adds both convenience and secure parking, complete with a laundry area that includes a washer and dryer. Low, low

Key facts

• Single-story living
• Walk-in closet
• Enclosed deck

Tags

• SINGLE-STORY LIVING
• RANCH-STYLE RESIDENCE
• WALK-IN SHOWER
• WALK-IN CLOSET
• ENCLOSED DECK
• PRIVACY FENCED YARD

Property features AI

Finance

• HOA & community: HOA present; annual fee of $63; HOA disclosures: Covenants & Restrictions; No association amenities listed

Exterior

• Parking: Attached 2-car garage with garage door opener
• Security: Smoke detector(s)
• Utilities: Public water; Municipal sewer connected; 100 amp electric service; Cable connected; Sewer connected; Water connected; Solid waste service
• Home design: Single-family residence; Attached property; One story; Faces west; Planned unit development
• Construction: Vinyl with brick and brick exterior; Crawl space foundation
• Exterior features: Deck; Privacy fence; Mature trees; Suburban lot; Curbs

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Electric oven; Range hood; Refrigerator
• Bedrooms: 2 bedrooms on main level; Primary bedroom with walk-in closet
• Bathrooms: 2 full bathrooms; Primary bathroom with full shower stall
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Attic access; Cathedral ceilings; Laundry located in garage; Smoke alarm(s)
• Laundry & utility: Washer; Dryer; Laundry closet; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $32 ($383/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $151k (18.5% below list).
• Recommended offer: $151k (18.5% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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 D — affects rentability + tenant quality, not the cash-flow math above.
• Perry Township Schools (urban): math 36% / reading 45% proficiency, ranked #138 of 301 in IN (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Douglas Macarthur Elementary Sch (math 54% / reading 50%, grade C-, #237 of 994 statewide, top 26%, 794 students, 65% FRL); Perry Meridian High School (math 34% / reading 64%, grade D, #136 of 369 statewide, top 37%, 2,350 students, 58% FRL).
• Market conditions: Rents rising (+3.5%/yr); 210 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,906 units permitted in Marion County in 2024 (621 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 32 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.

Recommended offer $150,687 (18.5% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.81% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.74%
• DSCR: 1.03
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $188,352
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 E Stop 11 Rd	0.18mi	3/1.0 (+1)	960 (+11%)	9mo	$200,000	$208	60
304 Griffin Rd	0.44mi	3/1.0 (+1)	936 (+8%)	14mo	$210,000	$224	49
7002 Mclain Dr	0.73mi	2/1.0	960 (+11%)	13mo	$190,000	$198	36
632 Fabyan Rd	0.71mi	3/2.0 (+1)	988 (+14%)	16mo	$215,000	$218	21

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 · 3.46% rent growth · sell at horizon

5-year hold

• IRR: -14.7%
• Equity multiple: 0.47×
• Total profit: $-27,277
• Equity at exit: $27,569

10-year hold

• IRR: -5.4%
• Equity multiple: 0.64×
• Total profit: $-18,436
• Equity at exit: $15,987

Cash invested: $51,772 (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 46217

• Rents YoY: 3.5%
• Active inventory: 210
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,507 high
• Mortgage (P&I): −$970
• Tax from tax record: −$107 /mo · $1,282/yr
• Insurance: −$77
• HOA: −$5
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $32

Break-even live

Break-even rent $1,466

Max offer price $184,900

Occupancy floor 93%

Sensitivity live

Price	-10% $137	-5% $84	+0% $32	+5% $-20	+10% $-73
Rent	-10% $-87	-5% $-28	+0% $32	+5% $91	+10% $151
Rate	-1.0pp $125	-0.5pp $79	base $32	+0.5pp $-16	+1.0pp $-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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7621 Orchard Village Dr Indianapolis, IN	2.0	2.0	1082	$1,400	$1.29	24d	1	0.02mi
7266 Lockwood Ln Indianapolis, IN	1.0–2.0	1.0–2.0	824	$1,440	$1.75	3d	18	0.41mi
7114 McLain Dr Indianapolis, IN	3.0	2.0	1000	$1,650	$1.65	4d	1	0.60mi
6789 S East St Indianapolis, IN	1.0–3.0	1.0–2.0	1075	$1,229	$1.14	2d	24	1.21mi
1009 Lismore Ln Indianapolis, IN	1.0–2.0	1.0–2.0	875	$1,365	$1.56	24d	1	1.22mi
720 Buffalo Run Dr Indianapolis, IN	1.0–2.0	1.0–2.0	707	$1,399	$1.98	3d	25	1.34mi
6512 Bridge Crossing Dr Indianapolis, IN	1.0–2.0	1.0–2.0	965	$2,177	$2.26	2d	27	1.38mi
8705 Zephyr Dr Indianapolis, IN	3.0	1.5	1064	$1,575	$1.48	5d	1	1.43mi
8611 Gandy Ct Indianapolis, IN	3.0	2.0	1064	$1,626	$1.53	18d	1	1.44mi

HOA detail

• Monthly dues: $5 · $60/yr

Listing history 13 events

1. 2026-06-18
   days on market $184,900 Active 32 DOM
2. 2026-06-17
   days on market $184,900 Active 31 DOM
3. 2026-06-16
   days on market $184,900 Active 30 DOM
4. 2026-06-15
   days on market $184,900 Active 29 DOM
5. 2026-06-13
   days on market $184,900 Active 27 DOM
6. 2026-06-09
   days on market $184,900 Active 23 DOM
7. 2026-06-08
   days on market $184,900 Active 22 DOM
8. 2026-06-07
   days on market $184,900 Active 21 DOM
9. 2026-06-03
   days on market $184,900 Active 17 DOM
10. 2026-06-02
    days on market $184,900 Active 16 DOM
11. 2026-06-01
    days on market $184,900 Active 15 DOM
12. 2026-05-31
    days on market $184,900 Active 14 DOM
13. 2026-05-17
    listed $190,000 Active

ⓘ 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: $1,282 · $107/mo
• Projected year-2 tax: $1,427 · $119/mo
• Expected delta: +$145/yr (+$12/mo · 11.3%)

ⓘ 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 4/10 Moderate 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,082
• − Mortgage interest: −$10,357
• − Property taxes: −$1,282
• − Insurance: −$924
• − Repairs & maintenance: −$1,447
• − Management: −$1,447
• − HOA: −$60
• − Depreciation: −$5,379
• Taxable loss: −$2,813
• Est. tax savings @ 24.0%: +$675
• After-tax cash flow: $1,059/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: Perry Township Schools
• NCES district ID: 1808820
• Math proficiency: 36% ▼ -13.00%
• Reading proficiency: 45% ▼ -6.00%
• Median HH income: $47,170
• Composite: 34.61/100
• National rank: #5153
• State rank: #138 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): 36,917
• Household income: $92,029
• Rent vs Own: 18.5% rent · 81.5% own
• Severe rent burden: 472.0

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 0.60)
• Race & ethnicity: White 59% Asian 20% Black 10% Hispanic / Latino 8% Two or more races 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 3% Romanian 2% Iranian 1%
• Foreign-born: 17% · Philippines, Canada, China
• Languages at home: 76% English-only · Other Asian/Pacific 15% Spanish 6% 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: ▼ -221.18%
• Current HPI: 223.147
• Rent YoY: ▲ 3.46%
• 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

1 event — show timeline

• 2026-05-17 Listed $190,000 MIBOR as Distributed by MLS Grid

Property tax history

-2.2%/yr

Latest (2025): $1,282 · +2.0% YoY. Source: county tax records.