2714 Baltimore Ave · Indianapolis city (balance), IN 46218

$120,000

3 bd · 1.0 ba · 1,066 sqft · SingleFamily public records · 80 Days on market

Built 1962 6,621 sqft lot $113/sqft · 13% below area Est $138k · 13% 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 +24.8/30.0
• ARV discount +13.5/15.0
• DSCR +8.0/10.0
• 1% rule +6.5/10.0
• 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

INVESTOR SPECIAL! Properties are offered as a portfolio or select groupings: 5708 N Keystone Ave (22092987), 5414 E 11th St (22093025), 317-319 N Dequincy St (22093033), 3915 Brookville Rd (22093043), 2714 Baltimore Rd (22093049), and 1313 S Riley Ave (22093055). Video tours, rent roll, and financials available on request. All homes are tenant-occupied; tenants are open to extending leases. Showings require proof of funds or pre-approval and 35-hour notice. Showings available only on Sundays and Mondays, 9am-5pm. Please request all showings via Supra scheduling site (formerly BrokerBay). Preliminary title work is with First American Title, and they will be holding earnest money. Please send POF, pre-approvals, and any questions to agent May Ang.

Key facts

• 6,621 sq ft lot
• Built 1962
• Listed 79 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $254 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• 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; 336 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,906 units permitted in Marion County in 2024 (621 in 5+ unit buildings).
• This rent runs 44% 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 $830 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.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y 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 $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.15% ✓
• Cap rate: 8.83%
• Cash-on-cash: 9.06%
• DSCR: 1.40
• GRM: 7.2

CMA / ARV

• ARV (median comp): $138,367
• List price: $120,000
• Delta: -13.27%
• 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
2753 Sangster Ave	0.13mi	3/1.0	1,088 (+2%)	3mo	$162,000	$149	88
2808 Sangster Ave	0.17mi	3/1.0	1,028 (-4%)	3mo	$100,000	$97	83
2601 Manlove Ave	0.08mi	3/1.0	972 (-9%)	1mo	$174,900	$180	80
2848 Schofield Ave	0.27mi	3/1.0	1,102 (+3%)	2mo	$72,000	$65	80
2740 N Rural St	0.51mi	3/2.0	1,082 (+2%)	2mo	$195,000	$180	68
2929 Manlove Ave	0.28mi	3/1.0	960 (-10%)	2mo	$139,000	$145	68
2951 Hillside Ave	0.36mi	3/2.0	980 (-8%)	3mo	$156,000	$159	64
2738 Schofield Ave	0.20mi	4/1.0 (+1)	1,205 (+13%)	2mo	$170,000	$141	62
2358 Hovey St	0.44mi	4/1.0 (+1)	1,152 (+8%)	3mo	$151,000	$131	59
1948 Bloyd Ave	0.72mi	3/1.0	1,104 (+4%)	3mo	$142,000	$129	58
3263 Schofield Ave	0.66mi	3/1.0	1,194 (+12%)	2mo	$73,600	$62	47
3135 Ralston Ave	0.55mi	2/2.0 (-1)	1,200 (+13%)	1mo	$177,500	$148	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 · 0.81% rent growth · sell at horizon

5-year hold

• IRR: -5.1%
• Equity multiple: 0.81×
• Total profit: $-6,239
• Equity at exit: $17,892

10-year hold

• IRR: 1.8%
• Equity multiple: 1.11×
• Total profit: $3,777
• Equity at exit: $10,375

Cash invested: $33,600 (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: 336
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,383 high
• Mortgage (P&I): −$629
• Tax from tax record: −$159 /mo · $1,910/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $254

Break-even live

Break-even rent $1,061

Max offer price $120,000

Occupancy floor 77%

Sensitivity live

Price	-10% $322	-5% $288	+0% $254	+5% $220	+10% $186
Rent	-10% $145	-5% $199	+0% $254	+5% $308	+10% $363
Rate	-1.0pp $314	-0.5pp $284	base $254	+0.5pp $223	+1.0pp $191

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2616 Caroline Ave Indianapolis, IN	4.0	1.0	1276	$1,300	$1.02	45d	1	0.12mi
2820 Caroline Ave Indianapolis, IN	3.0	1.5	1112	$1,250	$1.12	24d	1	0.14mi
2010 E 25th St Indianapolis, IN	2.0	1.0	792	$775	$0.98	24d	1	0.17mi
2372 Beckwith Dr Indianapolis, IN	4.0	1.0–1.5	779	$1,206	$1.55	2d	32	0.33mi
2931 N Tacoma Ave Unit 31 Indianapolis, IN	2.0	1.0	800	$950	$1.19	8d	1	0.45mi
2757 Columbia Ave Unit 2757-B Indianapolis, IN	3.0	2.0	1350	$1,525	$1.13	45d	1	0.51mi
2553 Columbia Ave Unit 2553-B Indianapolis, IN	3.0	2.0	1350	$1,525	$1.13	45d	1	0.52mi
2549 Columbia Ave Unit 1332865P Indianapolis, IN	3.0	2.0	893	$2,274	$2.55	3d	1	0.52mi
3121 Baltimore Ave Indianapolis, IN	3.0	1.0	1232	$7,865	$6.38	8d	1	0.53mi
3207 N Arsenal Ave Indianapolis, IN	3.0	1.0	994	$1,195	$1.20	24d	1	0.63mi
2203 Sheldon St Unit B Indianapolis, IN	3.0	2.0	1350	$1,500	$1.11	45d	1	0.64mi
2340 Columbia Ave Unit 2340-B Indianapolis, IN	3.0	2.0	1350	$1,650	$1.22	45d	1	0.65mi
3132 Dr Andrew J Brown Ave Indianapolis, IN	2.0	1.0–2.0	791	$2,120	$2.68	3d	46	0.70mi
2950 Winthrop Ave Indianapolis, IN	3.0	2.0	1224	$1,449	$1.18	45d	1	0.76mi
1313 E 22nd St Indianapolis, IN	2.0	2.5	1325	$2,750	$2.08	19d	1	0.77mi
2751 Guilford Ave Unit Aunit Indianapolis, IN	3.0	2.0	1250	$1,750	$1.40	45d	1	0.78mi
2751 Guilford Ave Unit B Indianapolis, IN	3.0	2.0	1250	$1,750	$1.40	15d	1	0.78mi
2711 Guilford Ave Indianapolis, IN	3.0	2.0	1250	$1,695	$1.36	24d	1	0.78mi
2529 Guilford Ave Unit A Indianapolis, IN	2.0	1.5	1000	$1,495	$1.50	45d	1	0.79mi
3363 Nicholas Ave Indianapolis, IN	2.0	1.0	720	$1,000	$1.39	5d	1	0.81mi
3139 Guilford Ave Indianapolis, IN	3.0	1.0	1068	$1,345	$1.26	45d	1	0.82mi
3110 Guilford Ave Indianapolis, IN	3.0	1.5	1250	$1,295	$1.04	24d	1	0.82mi
2830 Lasalle St Unit 28 Indianapolis, IN	2.0	1.0	1400	$1,100	$0.79	45d	1	0.85mi
2906 N Lasalle St Indianapolis, IN	4.0	1.0	1032	$950	$0.92	24d	1	0.87mi
2920 N Lasalle St Indianapolis, IN	3.0	1.0	875	$1,095	$1.25	19d	1	0.87mi
3203 Sutherland Ave Unit 1310761P Indianapolis, IN	2.0	1.0	1097	$3,668	$3.34	3d	1	0.89mi
2707 N College Ave Indianapolis, IN	3.0	2.0	1500	$2,200	$1.47	19d	1	0.93mi
2827 Adams St Indianapolis, IN	3.0	2.0	1200	$1,512	$1.26	3d	1	0.93mi
2709 N College Ave Indianapolis, IN	3.0	2.0	1500	$2,200	$1.47	24d	1	0.93mi
2519 N College Ave Unit 1 Indianapolis, IN	3.0	2.5	1416	$1,850	$1.31	45d	1	0.94mi
3448 Hillside Ave Indianapolis, IN	4.0	1.0	1305	$1,800	$1.38	3d	1	0.95mi
2161 Bellefontaine St Indianapolis, IN	4.0	2.5	1346	$1,900	$1.41	23d	1	0.96mi
2157 Bellefontaine St Unit 2157 Indianapolis, IN	2.0	1.0	1200	$1,200	$1.00	24d	1	0.96mi
2410 Adams St Indianapolis, IN	3.0	1.0	900	$1,200	$1.33	11d	1	0.96mi
2949 Adams St Indianapolis, IN	2.0	1.0	978	$1,150	$1.18	45d	1	0.97mi
1902 E 35th St Indianapolis, IN	3.0	1.0	1100	$1,600	$1.45	45d	1	0.98mi
2341 Adams St Indianapolis, IN	2.0	1.0	1200	$1,199	$1.00	45d	1	1.01mi
2343 E Adams St Indianapolis, IN	2.0	1.0	1200	$1,199	$1.00	45d	1	1.02mi
3449 E 26th St Indianapolis, IN	3.0	2.0	1200	$1,512	$1.26	3d	1	1.03mi
3532 Caroline Ave Indianapolis, IN	4.0	1.0	1177	$2,299	$1.95	45d	1	1.03mi

Listing history 26 events

1. 2026-06-21
   days on market $120,000 Active 80 DOM
2. 2026-06-18
   days on market $120,000 Active 77 DOM
3. 2026-06-17
   days on market $120,000 Active 76 DOM
4. 2026-06-16
   days on market $120,000 Active 75 DOM
5. 2026-06-15
   days on market $120,000 Active 74 DOM
6. 2026-06-13
   days on market $120,000 Active 72 DOM
7. 2026-06-13
   days on market $120,000 Active 71 DOM
8. 2026-06-09
   days on market $120,000 Active 68 DOM
9. 2026-06-08
   days on market $120,000 Active 67 DOM
10. 2026-06-07
    days on market $120,000 Active 66 DOM
11. 2026-06-03
    days on market $120,000 Active 62 DOM
12. 2026-06-02
    days on market $120,000 Active 61 DOM
13. 2026-06-01
    days on market $120,000 Active 60 DOM
14. 2026-05-31
    days on market $120,000 Active 59 DOM
15. 2026-04-02
    listed $120,000 Active 755-char remark

    Show marketing remark (755 chars)

    INVESTOR SPECIAL! Properties are offered as a portfolio or select groupings: 5708 N Keystone Ave (22092987), 5414 E 11th St (22093025), 317-319 N Dequincy St (22093033), 3915 Brookville Rd (22093043), 2714 Baltimore Rd (22093049), and 1313 S Riley Ave (22093055). Video tours, rent roll, and financials available on request. All homes are tenant-occupied; tenants are open to extending leases. Showings require proof of funds or pre-approval and 35-hour notice. Showings available only on Sundays and Mondays, 9am-5pm. Please request all showings via Supra scheduling site (formerly BrokerBay). Preliminary title work is with First American Title, and they will be holding earnest money. Please send POF, pre-approvals, and any questions to agent May Ang.

16. 2025-05-20
    historical
17. 2025-01-23
    price $125,000
18. 2025-01-23
    listed $12,500,000 Active
19. 2016-09-17
    historical
20. 2016-06-17
    listed $39,500 Active
21. 2015-08-16
    historical
22. 2015-04-24
    status Active
23. 2015-04-16
    historical
24. 2014-10-15
    listed $37,000 Active
25. 2014-06-11
    historical
26. 2014-04-14
    listed $35,000

ⓘ 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: $1,910 · $159/mo
• Projected year-2 tax: $1,910 · $159/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 4/10 Moderate FEMA zone X (unshaded) · 22% 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 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: $16,590
• − Mortgage interest: −$6,722
• − Property taxes: −$1,910
• − Insurance: −$600
• − Repairs & maintenance: −$1,327
• − Management: −$1,327
• − Depreciation: −$3,491
• Taxable income: $1,213
• Est. tax owed @ 24.0%: −$291
• After-tax cash flow: $2,754/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

+242.9% since first listed

12 events — show timeline

• 2026-04-02 Listed $120,000 MIBOR as Distributed by MLS Grid
• 2025-05-20 Listing Removed — MIBOR as Distributed by MLS Grid
• 2025-01-23 Price Changed $125,000 MIBOR as Distributed by MLS Grid
• 2025-01-23 Listed $12,500,000 MIBOR as Distributed by MLS Grid
• 2016-09-17 Listing Removed — MIBOR as Distributed by MLS Grid
• 2016-06-17 Listed $39,500 MIBOR as Distributed by MLS Grid
• 2015-08-16 Listing Removed — MIBOR as Distributed by MLS Grid
• 2015-04-24 Relisted — MIBOR as Distributed by MLS Grid
• 2015-04-16 Listing Removed — MIBOR as Distributed by MLS Grid
• 2014-10-15 Listed $37,000 MIBOR as Distributed by MLS Grid
• 2014-06-11 Listing Removed — MIBOR as Distributed by MLS Grid
• 2014-04-14 Listed $35,000 MIBOR as Distributed by MLS Grid

Property tax history

+8.1%/yr

Latest (2025): $1,910 · +13.2% YoY. Source: county tax records.