6819 Brill Rd · Indianapolis city (balance), IN 46227

$90,000

3 bd · 2.0 ba · 1,215 sqft · SingleFamily public records · 1 Days on market

Built 1964 0.29 ac lot ↓ 10% since listing

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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
• Schools +3.5/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

WE'RE BACK ON THE MARKET W/ A NEW FURNACE, NEW WATER HEATER, & UPDATED ELECTRICAL. THIS IS A WONDERFUL AREA OF ALL BRICK HOMES. SOME HARDWOOD FLOORS-BEAUTIFUL LOT W/ MATURE TREES. YOUR BUYER WILL ENJOY THE AUTUMN THIS Y EAR FROM HIS OWN PATIO W/ THE TURNING OF THE LEAVES.

Key facts

• 0.29 acre lot
• Garage
• Built 1964

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $591 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Cap rate 14.2% 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.
• 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: William Henry Burkhart Elementary (math 47% / reading 46%, grade D-, #355 of 994 statewide, top 36%, 650 students, 84% FRL); Perry Meridian High School (math 34% / reading 64%, grade D, #136 of 369 statewide, top 37%, 2,350 students, 58% FRL) — zoned schools average 71% FRL vs 54% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.5%/yr); 245 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 1,906 units permitted in Marion County in 2024 (621 in 5+ unit buildings).
• This rent runs 36% of the median local income ($54k/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 + 2.5% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 25y 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

• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,000

Questions for the listing agent

1. Built in 1964 — 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: 1.79% ✓
• Cap rate: 14.18%
• Cash-on-cash: 28.16%
• DSCR: 2.25
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $233,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6838 Hi Vu Dr	0.05mi	3/2.0	1,235 (+2%)	0mo	$270,000	$219	95
65 E Tulip Dr	0.20mi	2/1.0 (-1)	1,216 (+0%)	2mo	$195,000	$160	80
6494 Crimson Circle East Dr	0.43mi	3/1.5	1,224 (+1%)	4mo	$210,000	$172	73
410 E Southport Rd	0.19mi	3/1.5	1,353 (+11%)	3mo	$220,000	$163	68
7050 Camden St	0.62mi	3/1.5	1,224 (+1%)	10mo	$235,000	$192	60
128 Dahlia Ln	0.70mi	3/2.0	1,231 (+1%)	8mo	$277,500	$225	59
7528 S New Jersey St	0.73mi	3/1.5	1,202 (-1%)	7mo	$192,000	$160	57
234 E Hickory Ln	0.61mi	3/1.5	1,278 (+5%)	7mo	$250,000	$196	55
207 E Waterbury Rd	0.50mi	3/1.0	1,302 (+7%)	8mo	$275,000	$211	54
931 Maynard Dr	0.58mi	3/2.0	1,326 (+9%)	5mo	$243,000	$183	54
7060 S Meridian St	0.42mi	3/2.0	1,372 (+13%)	10mo	$230,000	$168	50
246 Griffin Rd	0.69mi	3/1.5	1,100 (-10%)	7mo	$235,500	$214	44

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 · 2.46% rent growth · sell at horizon

5-year hold

• IRR: 21.8%
• Equity multiple: 1.88×
• Total profit: $22,277
• Equity at exit: $13,419

10-year hold

• IRR: 29.5%
• Equity multiple: 3.56×
• Total profit: $64,617
• 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 46227

• Rents YoY: 2.5%
• Active inventory: 245
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,612 high
• Mortgage (P&I): −$472
• Tax from tax record: −$172 /mo · $2,069/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $591

Break-even live

Break-even rent $863

Max offer price $90,000

Occupancy floor 58%

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 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6789 S East St Indianapolis, IN	1.0–3.0	1.0–2.0	1075	$1,459	$1.36	2d	24	0.36mi
6512 Bridge Crossing Dr Indianapolis, IN	1.0–2.0	1.0–2.0	965	$2,177	$2.26	1d	27	0.43mi
7266 Lockwood Ln Indianapolis, IN	1.0–2.0	1.0–2.0	824	$1,440	$1.75	2d	18	0.71mi
7114 McLain Dr Indianapolis, IN	3.0	2.0	1000	$1,650	$1.65	3d	1	0.81mi
7621 Orchard Village Dr Indianapolis, IN	2.0	2.0	1082	$1,400	$1.29	23d	1	0.95mi
1451 E Southport Rd Indianapolis, IN	1.0–3.0	1.0–2.5	1250	$1,656	$1.32	1d	13	1.02mi
7536 S Katherine Dr Indianapolis, IN	3.0	2.0	1161	$1,816	$1.56	23d	1	1.13mi
6933 Buckridge West Dr Unit 6909-A Indianapolis, IN	2.0	1.0	889	$1,100	$1.24	23d	1	1.18mi
6933 Buckridge West Dr Unit 6909-D Indianapolis, IN	2.0	1.0	889	$985	$1.11	23d	1	1.18mi
6933 E Buckridge Dr Indianapolis, IN	1.0–2.0	1.0	754	$1,100	$1.46	2d	10	1.21mi
8141 Valley Estates Dr Indianapolis, IN	3.0	2.0	1302	$1,650	$1.27	7d	1	1.37mi
1542 Citrin Pl Unit 1538 Indianapolis, IN	3.0	2.5	1299	$1,755	$1.35	16d	1	1.48mi
1542 Citrin Pl Indianapolis, IN	3.0	2.5	1299	$1,755	$1.35	3d	1	1.48mi
1542 Citrin Pl Unit 7810 Indianapolis, IN	2.0	2.0	1027	$1,505	$1.47	4d	1	1.48mi

Listing history 7 events

1. 2026-01-10
   status Pending
2. 2026-01-09
   listed $90,000 Active
3. 2001-12-06
   soldstatus $98,444
4. 2001-11-28
   soldstatus $99,000 276-char remark

   Show marketing remark (276 chars)

   WE'RE BACK ON THE MARKET W/ A NEW FURNACE, NEW WATER HEATER, & UPDATED ELECTRICAL. THIS IS A WONDERFUL AREA OF ALL BRICK HOMES. SOME HARDWOOD FLOORS-BEAUTIFUL LOT W/ MATURE TREES. YOUR BUYER WILL ENJOY THE AUTUMN THIS Y EAR FROM HIS OWN PATIO W/ THE TURNING OF THE LEAVES.

5. 2001-09-06
   listed $99,700 276-char remark

   Show marketing remark (276 chars)

   WE'RE BACK ON THE MARKET W/ A NEW FURNACE, NEW WATER HEATER, & UPDATED ELECTRICAL. THIS IS A WONDERFUL AREA OF ALL BRICK HOMES. SOME HARDWOOD FLOORS-BEAUTIFUL LOT W/ MATURE TREES. YOUR BUYER WILL ENJOY THE AUTUMN THIS Y EAR FROM HIS OWN PATIO W/ THE TURNING OF THE LEAVES.

6. 2001-08-17
   historical
7. 2001-04-17
   listed $99,700

ⓘ 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: $2,069 · $172/mo
• Projected year-2 tax: $2,069 · $172/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 5/10 Major FEMA zone X (unshaded) · 66% 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: $19,342
• − Mortgage interest: −$5,041
• − Property taxes: −$2,069
• − Insurance: −$450
• − Repairs & maintenance: −$1,547
• − Management: −$1,547
• − Depreciation: −$2,618
• Taxable income: $6,069
• Est. tax owed @ 24.0%: −$1,456
• After-tax cash flow: $5,641/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): 57,587
• Household income: $53,629
• Rent vs Own: 55.1% rent · 44.9% own
• Severe rent burden: 3583.0

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 0.59)
• Race & ethnicity: White 61% Asian 12% Black 11% Hispanic / Latino 10% Two or more races 8%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 17% · Philippines, Canada, Vietnam
• Languages at home: 79% English-only · Other Asian/Pacific 9% Spanish 7% 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: ▼ -260.49%
• Current HPI: 276.8271
• Rent YoY: ▲ 2.46%
• 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

-9.7% since first listed

7 events — show timeline

• 2026-01-10 Pending — MIBOR as Distributed by MLS Grid
• 2026-01-09 Listed $90,000 MIBOR as Distributed by MLS Grid
• 2001-12-06 Sold (Public Records) $98,444 Public Records
• 2001-11-28 Sold (MLS) $99,000 MIBOR as Distributed by MLS Grid
• 2001-09-06 Listed $99,700 MIBOR as Distributed by MLS Grid
• 2001-08-17 Listing Removed — MIBOR as Distributed by MLS Grid
• 2001-04-17 Listed $99,700 MIBOR as Distributed by MLS Grid

Property tax history

+4.1%/yr

Latest (2025): $2,069 · -11.3% YoY. Source: county tax records.