1140 N Pershing Ave · Indianapolis city (balance), IN 46222

$90,000

3 bd · 1.0 ba · 1,018 sqft · SingleFamily public records · 93 Days on market

Built 1930 Fair condition 5,532 sqft lot $88/sqft · 31% below area Est $131k · 31% 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 +3.1/5.0
• Livability +2.5/5.0
• Schools +2.2/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Set on Investor Dream Street, this home will be a dream to transform with ample backyard drive-in space! This single-family residence in Marion County offers a wonderful opportunity. The possibilities are endless to transform and create spaces that reflect individual tastes and preferences. It comprises a kitchen, living room, dining room, sun lounge, 3 bedrooms, and a single bathroom. With 1018 square feet of living area, this home offers a layout that is both practical and comfortable. Imagine the enjoyment of creating memories within these walls. The 5532 square feet lot area provides for creating your own outdoor haven This single-story home offers a wonderful opportunity to personalise as an investment property or private residence.

Key facts

• Sun lounge
• Kitchen
• Living room

Tags

• AMPLE BACKYARD DRIVE-IN SPACE
• KITCHEN
• LIVING ROOM
• DINING ROOM
• SUN LOUNGE
• SINGLE-STORY HOME

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $464 ($6k/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: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.5% vs local median 4.5% 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: Center For Inquiry School 27 (math 25% / reading 29%, grade F, #737 of 994 statewide, top 76%, 525 students, 51% FRL); H L Harshman Middle School (math 3% / reading 16%, grade F, #316 of 330 statewide, top 96%, 549 students, 84% FRL).
• Market conditions: Rents rising (+2.5%/yr); 244 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 37d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,906 units permitted in Marion County in 2024 (621 in 5+ unit buildings).
• This rent runs 33% of the median local income ($51k/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 ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 16y ago; this cycle's ask has dropped $15k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $61k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $81,900 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.54% ✓
• Cap rate: 12.47%
• Cash-on-cash: 22.07%
• DSCR: 1.98
• GRM: 5.4

CMA / ARV

• ARV (median comp): $131,225
• List price: $90,000
• Delta: -31.42%
• 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
1059 N Elder Ave	0.31mi	2/1.0 (-1)	1,008 (-1%)	3mo	$102,000	$101	76
1014 N Sheffield Ave	0.17mi	3/2.0	952 (-6%)	9mo	$173,000	$182	70
1118 N Traub Ave	0.21mi	2/2.0 (-1)	1,080 (+6%)	2mo	$52,000	$48	69
1201 N Mount St	0.12mi	3/2.0	1,158 (+14%)	2mo	$229,000	$198	66
1005 N Tremont St	0.18mi	2/1.0 (-1)	1,160 (+14%)	2mo	$100,000	$86	61
1434 Winfield Ave	0.48mi	2/1.0 (-1)	1,080 (+6%)	4mo	$99,000	$92	59
1405 N Mount St	0.22mi	2/1.0 (-1)	1,140 (+12%)	8mo	$90,000	$79	59
1148 Medford Ave	0.53mi	2/1.0 (-1)	1,092 (+7%)	1mo	$86,000	$79	57
1446 N Mount St	0.29mi	2/2.0 (-1)	1,140 (+12%)	5mo	$173,000	$152	53
561 Lynn St	0.57mi	3/1.5	920 (-10%)	7mo	$135,000	$147	50
805 N Goodlet Ave	0.71mi	3/1.0	880 (-14%)	4mo	$72,000	$82	41
1918 Wilcox St	0.71mi	2/1.0 (-1)	893 (-12%)	4mo	$85,000	$95	38

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: 14.2%
• Equity multiple: 1.56×
• Total profit: $14,218
• Equity at exit: $13,419

10-year hold

• IRR: 22.6%
• Equity multiple: 2.88×
• Total profit: $47,466
• 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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 8 active · 5 under contract
• Months of supply: 2.8 mo (35%/mo absorbed)
• Median asking: $112,000 ($107/sqft)
• Median days on market: 62 d
• This list price: 38% of active listings are priced below it
• ARV vs active asking: +20.8% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 46222

• Home prices YoY: -16.7%
• Rents YoY: 2.5%
• Active inventory: 244
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,386 high
• Mortgage (P&I): −$472
• Tax from tax record: −$122 /mo · $1,460/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $464

Break-even live

Break-even rent $799

Max offer price $90,000

Occupancy floor 62%

Sensitivity live

Price	-10% $515	-5% $489	+0% $464	+5% $438	+10% $413
Rent	-10% $354	-5% $409	+0% $464	+5% $518	+10% $573
Rate	-1.0pp $509	-0.5pp $486	base $464	+0.5pp $440	+1.0pp $417

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1133 N Tremont St Indianapolis, IN	3.0	1.0	1100	$1,749	$1.59	21d	1	0.05mi
1023 N Pershing Ave Indianapolis, IN	3.0	1.5	1182	$1,350	$1.14	72d	1	0.19mi
1155 N Holmes Ave Indianapolis, IN	3.0	1.0	952	$2,800	$2.94	52d	1	0.26mi
955 N Traub Ave Indianapolis, IN	3.0	2.0	1300	$1,449	$1.11	92d	1	0.35mi
941 King Ave Indianapolis, IN	3.0	2.0	1080	$1,699	$1.57	35d	1	0.35mi
1409 N Warman Ave Indianapolis, IN	2.0	1.0	816	$1,300	$1.59	69d	1	0.36mi
2701 W 17th St Indianapolis, IN	2.0	1.0	810	$899	$1.11	56d	1	0.43mi
1150 N White River Pkwy West Dr Indianapolis, IN	1.0–2.0	1.0	722	$1,324	$1.83	11d	21	0.49mi
3014 W 10th St Unit 1 Indianapolis, IN	2.0	1.0	850	$749	$0.88	72d	1	0.52mi
3014 W 10th St Indianapolis, IN	2.0	1.0	850	$749	$0.88	92d	1	0.52mi
771 Haugh St Indianapolis, IN	2.0	1.0	714	$1,250	$1.75	69d	1	0.55mi
525 N Belmont Ave Indianapolis, IN	3.0	1.0	912	$1,225	$1.34	72d	1	0.62mi
1510 Stadium Way Unit Stadium Flats-2203 Indianapolis, IN	2.0	1.0	770	$1,462	$1.90	47d	1	0.62mi
1911 Wilcox St Indianapolis, IN	2.0	1.0	896	$1,150	$1.28	92d	1	0.77mi
1410 Breedlove Ln Indianapolis, IN	2.0	1.0–2.0	886	$2,557	$2.88	9d	49	0.80mi
2511 Turner Ave Indianapolis, IN	2.0	1.0	1048	$875	$0.83	38d	1	0.86mi
2511 Turner Ave Indianapolis, IN	2.0	1.0	1048	$875	$0.83	36d	1	0.86mi
2011 N Kessler Boulevard Dr Indianapolis, IN	3.0	1.0	888	$1,375	$1.55	72d	1	0.88mi
1843 N Dexter St Indianapolis, IN	3.0	2.0	1250	$1,550	$1.24	22d	1	0.94mi
1843 N Dexter St Unit B Indianapolis, IN	3.0	2.0	1249	$1,550	$1.24	9d	1	0.94mi
1843 N Dexter St Unit B Indianapolis, IN	3.0	2.0	1249	$1,550	$1.24	17d	1	0.94mi
1843 N Dexter St Unit B Indianapolis, IN	3.0	2.0	1249	$1,550	$1.24	28d	1	0.94mi
1843 N Dexter St Unit B Indianapolis, IN	3.0	2.0	1249	$1,550	$1.24	27d	1	0.94mi
1230 W 18th St Indianapolis, IN	3.0	1.0	920	$1,299	$1.41	17d	1	0.97mi
1228 W 18th St Indianapolis, IN	2.0	1.0	1050	$1,200	$1.14	92d	1	0.98mi
607 N Tibbs Ave Indianapolis, IN	3.0	1.0	1000	$825	$0.82	27d	1	1.02mi
607 N Tibbs Ave Indianapolis, IN	3.0	1.0	1000	$825	$0.82	25d	1	1.02mi
1920 Sugar Grove Ave Indianapolis, IN	3.0	1.5	1378	$1,150	$0.83	37d	1	1.03mi
264 N Holmes Ave Indianapolis, IN	2.0	1.0	1092	$1,049	$0.96	17d	1	1.03mi
411 N Centennial St Indianapolis, IN	2.0	1.0	750	$995	$1.33	56d	1	1.05mi
1201 Indiana Ave Indianapolis, IN	1.0–3.0	1.0–3.5	1060	$2,199	$2.07	9d	26	1.07mi
240 N Warman Ave Indianapolis, IN	1.0–3.0	1.0–2.0	943	$1,470	$1.56	24d	7	1.09mi
240 N Warman Ave Indianapolis, IN	2.0–3.0	1.0–2.0	1052	$1,400	$1.33	69d	5	1.09mi
210 N Richland St Indianapolis, IN	4.0	2.0	1062	$1,625	$1.53	63d	1	1.10mi
1449 Montcalm St Indianapolis, IN	3.0	1.0	1300	$1,700	$1.31	32d	1	1.10mi
3531 Garden Ave Indianapolis, IN	3.0	1.0	1264	$1,200	$0.95	72d	1	1.11mi
3531 Garden Ave Indianapolis, IN	3.0	1.0	1264	$1,200	$0.95	92d	1	1.11mi
523 N Alton Ave Indianapolis, IN	3.0	1.0	977	$1,500	$1.54	34d	1	1.11mi
2286 N Kessler Boulevard Dr Indianapolis, IN	3.0	2.0	1350	$1,700	$1.26	17d	1	1.14mi
86 N Holmes Ave Indianapolis, IN	2.0	1.0	978	$999	$1.02	30d	1	1.16mi

Listing history 26 events

1. 2026-06-17
   days on market $90,000 Active 93 DOM
2. 2026-06-16
   days on market $90,000 Active 92 DOM
3. 2026-06-15
   days on market $90,000 Active 91 DOM
4. 2026-06-13
   days on market $90,000 Active 89 DOM
5. 2026-06-13
   days on market $90,000 Active 88 DOM
6. 2026-06-09
   days on market $90,000 Active 85 DOM
7. 2026-06-08
   days on market $90,000 Active 84 DOM
8. 2026-06-07
   days on market $90,000 Active 83 DOM
9. 2026-06-03
   days on market $90,000 Active 79 DOM
10. 2026-06-02
    days on market $90,000 Active 78 DOM
11. 2026-06-01
    days on market $90,000 Active 77 DOM
12. 2026-05-31
    days on market $90,000 Active 76 DOM
13. 2026-05-12
    status Active 756-char remark

    Show marketing remark (756 chars)

    Set on Investor Dream Street, this home will be a dream to transform with ample backyard drive-in space! This single-family residence in Marion County offers a wonderful opportunity. The possibilities are endless to transform and create spaces that reflect individual tastes and preferences. It comprises a kitchen, living room, dining room, sun lounge, 3 bedrooms, and a single bathroom. With 1018 square feet of living area, this home offers a layout that is both practical and comfortable. Imagine the enjoyment of creating memories within these walls. The 5532 square feet lot area provides for creating your own outdoor haven This single-story home offers a wonderful opportunity to personalise as an investment property or private residence.

14. 2026-04-21
    status Pending 756-char remark

    Show marketing remark (756 chars)

    Set on Investor Dream Street, this home will be a dream to transform with ample backyard drive-in space! This single-family residence in Marion County offers a wonderful opportunity. The possibilities are endless to transform and create spaces that reflect individual tastes and preferences. It comprises a kitchen, living room, dining room, sun lounge, 3 bedrooms, and a single bathroom. With 1018 square feet of living area, this home offers a layout that is both practical and comfortable. Imagine the enjoyment of creating memories within these walls. The 5532 square feet lot area provides for creating your own outdoor haven This single-story home offers a wonderful opportunity to personalise as an investment property or private residence.

15. 2026-04-18
    status Active 756-char remark

    Show marketing remark (756 chars)

    Set on Investor Dream Street, this home will be a dream to transform with ample backyard drive-in space! This single-family residence in Marion County offers a wonderful opportunity. The possibilities are endless to transform and create spaces that reflect individual tastes and preferences. It comprises a kitchen, living room, dining room, sun lounge, 3 bedrooms, and a single bathroom. With 1018 square feet of living area, this home offers a layout that is both practical and comfortable. Imagine the enjoyment of creating memories within these walls. The 5532 square feet lot area provides for creating your own outdoor haven This single-story home offers a wonderful opportunity to personalise as an investment property or private residence.

16. 2026-04-04
    status Pending 756-char remark

    Show marketing remark (756 chars)

    Set on Investor Dream Street, this home will be a dream to transform with ample backyard drive-in space! This single-family residence in Marion County offers a wonderful opportunity. The possibilities are endless to transform and create spaces that reflect individual tastes and preferences. It comprises a kitchen, living room, dining room, sun lounge, 3 bedrooms, and a single bathroom. With 1018 square feet of living area, this home offers a layout that is both practical and comfortable. Imagine the enjoyment of creating memories within these walls. The 5532 square feet lot area provides for creating your own outdoor haven This single-story home offers a wonderful opportunity to personalise as an investment property or private residence.

17. 2026-03-23
    status Active 756-char remark

    Show marketing remark (756 chars)

    Set on Investor Dream Street, this home will be a dream to transform with ample backyard drive-in space! This single-family residence in Marion County offers a wonderful opportunity. The possibilities are endless to transform and create spaces that reflect individual tastes and preferences. It comprises a kitchen, living room, dining room, sun lounge, 3 bedrooms, and a single bathroom. With 1018 square feet of living area, this home offers a layout that is both practical and comfortable. Imagine the enjoyment of creating memories within these walls. The 5532 square feet lot area provides for creating your own outdoor haven This single-story home offers a wonderful opportunity to personalise as an investment property or private residence.

18. 2026-03-13
    status Pending 756-char remark

    Show marketing remark (756 chars)

    Set on Investor Dream Street, this home will be a dream to transform with ample backyard drive-in space! This single-family residence in Marion County offers a wonderful opportunity. The possibilities are endless to transform and create spaces that reflect individual tastes and preferences. It comprises a kitchen, living room, dining room, sun lounge, 3 bedrooms, and a single bathroom. With 1018 square feet of living area, this home offers a layout that is both practical and comfortable. Imagine the enjoyment of creating memories within these walls. The 5532 square feet lot area provides for creating your own outdoor haven This single-story home offers a wonderful opportunity to personalise as an investment property or private residence.

19. 2026-03-03
    price $90,000 756-char remark

    Show marketing remark (756 chars)

    Set on Investor Dream Street, this home will be a dream to transform with ample backyard drive-in space! This single-family residence in Marion County offers a wonderful opportunity. The possibilities are endless to transform and create spaces that reflect individual tastes and preferences. It comprises a kitchen, living room, dining room, sun lounge, 3 bedrooms, and a single bathroom. With 1018 square feet of living area, this home offers a layout that is both practical and comfortable. Imagine the enjoyment of creating memories within these walls. The 5532 square feet lot area provides for creating your own outdoor haven This single-story home offers a wonderful opportunity to personalise as an investment property or private residence.

20. 2026-02-27
    status Active 756-char remark

    Show marketing remark (756 chars)

    Set on Investor Dream Street, this home will be a dream to transform with ample backyard drive-in space! This single-family residence in Marion County offers a wonderful opportunity. The possibilities are endless to transform and create spaces that reflect individual tastes and preferences. It comprises a kitchen, living room, dining room, sun lounge, 3 bedrooms, and a single bathroom. With 1018 square feet of living area, this home offers a layout that is both practical and comfortable. Imagine the enjoyment of creating memories within these walls. The 5532 square feet lot area provides for creating your own outdoor haven This single-story home offers a wonderful opportunity to personalise as an investment property or private residence.

21. 2026-01-15
    status Pending 756-char remark

    Show marketing remark (756 chars)

    Set on Investor Dream Street, this home will be a dream to transform with ample backyard drive-in space! This single-family residence in Marion County offers a wonderful opportunity. The possibilities are endless to transform and create spaces that reflect individual tastes and preferences. It comprises a kitchen, living room, dining room, sun lounge, 3 bedrooms, and a single bathroom. With 1018 square feet of living area, this home offers a layout that is both practical and comfortable. Imagine the enjoyment of creating memories within these walls. The 5532 square feet lot area provides for creating your own outdoor haven This single-story home offers a wonderful opportunity to personalise as an investment property or private residence.

22. 2025-12-17
    listed $105,000 Active 756-char remark

    Show marketing remark (756 chars)

    Set on Investor Dream Street, this home will be a dream to transform with ample backyard drive-in space! This single-family residence in Marion County offers a wonderful opportunity. The possibilities are endless to transform and create spaces that reflect individual tastes and preferences. It comprises a kitchen, living room, dining room, sun lounge, 3 bedrooms, and a single bathroom. With 1018 square feet of living area, this home offers a layout that is both practical and comfortable. Imagine the enjoyment of creating memories within these walls. The 5532 square feet lot area provides for creating your own outdoor haven This single-story home offers a wonderful opportunity to personalise as an investment property or private residence.

23. 2020-07-09
    soldstatus $60,900
24. 2010-11-12
    historical 48-char remark

    Show marketing remark (48 chars)

    Investment opportunity on Indy's near west side.

25. 2010-11-12
    soldstatus $3,000 48-char remark

    Show marketing remark (48 chars)

    Investment opportunity on Indy's near west side.

26. 2010-09-14
    listed $9,900 48-char remark

    Show marketing remark (48 chars)

    Investment opportunity on Indy's near west side.

ⓘ 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: $1,460 · $122/mo
• Projected year-2 tax: $1,460 · $122/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 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: $16,628
• − Mortgage interest: −$5,041
• − Property taxes: −$1,460
• − Insurance: −$450
• − Repairs & maintenance: −$1,330
• − Management: −$1,330
• − Depreciation: −$2,618
• Taxable income: $4,398
• Est. tax owed @ 24.0%: −$1,056
• After-tax cash flow: $4,507/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $25,450–$45,810 screening

This single-family home requires significant repairs and maintenance, including a new roof and exterior siding, as well as landscaping and yard maintenance. These updates will significantly increase its resale and rental value.

Components & finishes AI

Roof asphalt shingle · good

Deferred maintenance Est. $2,500–$10,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof.
• Minor Windows (windows) — No visible signs of damage or wear on the windows.
• Minor Electrical (electrical) — No visible signs of damage or wear on the electrical components.
• Minor Plumbing (plumbing) — No visible signs of damage or wear on the plumbing.
• Minor Exterior (exterior) — No visible signs of damage or wear on the exterior.

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible wear and tear.
• Major exterior siding — The exterior siding shows signs of wear and discoloration.
• Major landscaping — The landscaping appears unkempt and in need of maintenance.

Value-add opportunities

• Both repair and replace roof — A new roof will significantly improve the home's appearance and functionality, attracting more buyers and renters. ↑
• Both repair and paint exterior siding — A fresh coat of paint and repair of the siding will improve the home's curb appeal and increase its value. ↑
• Both landscaping and yard maintenance — A well-maintained yard and landscaping will enhance the home's curb appeal and attract more potential buyers and renters. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 22/100

Zoned Schools

Elementary George Washington Carver School 87 F IN #597/994 Nat'l #23,081/41,679 High George Washington High School F IN #366/369 Nat'l #16,463/17,239

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 · 1,025,572 people
• City population: 881,119
• Metro: Indianapolis-Carmel-Anderson, IN
• Population (ZIP): 38,887
• Household income: $50,783
• Rent vs Own: 51.7% rent · 48.3% own
• Severe rent burden: 17% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: White 32% Black 30% Hispanic / Latino 30% Two or more races 12% Asian 2%
• Hispanic origin (detail): Mexican 24% Puerto Rican 1%
• Common ancestry: Lithuanian 1% Iranian 1% Slovak 1%
• Foreign-born: 21% · Canada, Jamaica
• Languages at home: 67% English-only · Spanish 25% Other Indo-European 3% Arabic 2%

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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: ▼ -75.47%
• Current HPI: 375.8479
• Rent YoY: ▲ 2.46%
• Metro: Indianapolis-Carmel-Anderson, IN
• State GDP YoY: ▲ 2.90%
• F500 in state: 18

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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

+809.1% since first listed

14 events — show timeline

• 2026-05-12 Relisted — MIBOR as Distributed by MLS Grid
• 2026-04-21 Pending — MIBOR as Distributed by MLS Grid
• 2026-04-18 Relisted — MIBOR as Distributed by MLS Grid
• 2026-04-04 Pending — MIBOR as Distributed by MLS Grid
• 2026-03-23 Relisted — MIBOR as Distributed by MLS Grid
• 2026-03-13 Pending — MIBOR as Distributed by MLS Grid
• 2026-03-03 Price Changed $90,000 MIBOR as Distributed by MLS Grid
• 2026-02-27 Relisted — MIBOR as Distributed by MLS Grid
• 2026-01-15 Pending — MIBOR as Distributed by MLS Grid
• 2025-12-17 Listed $105,000 MIBOR as Distributed by MLS Grid
• 2020-07-09 Sold (Public Records) $60,900 Public Records
• 2010-11-12 Listing Removed — MIBOR as Distributed by MLS Grid
• 2010-11-12 Sold (MLS) $3,000 MIBOR as Distributed by MLS Grid
• 2010-09-14 Listed $9,900 MIBOR as Distributed by MLS Grid

Property tax history

+15.9%/yr

Latest (2025): $1,460 · -4.3% YoY. Source: county tax records.