810 W 26th St · Indianapolis city (balance), IN 46208

$110,000

3 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 1 Days on market

Built 2002 5,619 sqft lot Est $144k · 23% 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 +23.0/30.0
• ARV discount +15.0/15.0
• 1% rule +7.9/10.0
• DSCR +7.4/10.0
• Rent growth +4.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this cozy bungalo-style home at 810 West 26th Street, Indianapolis, IN. With 3 bedrooms, 1 bathroom, and 1040 square feet of living space on a 5619 square foot lot, this property offers a relaxed vibe. It's all about location with this home. With its close proximity to downtown and entertainment. You won't want to miss the opportunity to be minutes from Lucas oil and the Indianapolis Zoo.

Key facts

• 5,619 sq ft lot
• Built 2002

Property features AI

Exterior

• Utilities: Public water; Municipal sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Crawl space foundation
• Exterior features: Lot less than 1/4 acre; Lot size approximately 0.13 acres

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms on the main level (each approximately 10x10)
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Handicap accessible interior
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $128 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 8.4% 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 rising fast (+6.4%/yr); 279 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); 48% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 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 + 6.4% rent growth), your $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 9y 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: property tax is 3.3% of price; flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.29% ✓
• Cap rate: 8.41%
• Cash-on-cash: 7.58%
• DSCR: 1.34
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $143,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
837 W 25th St	0.10mi	3/1.0	1,080 (+4%)	4mo	$160,000	$148	86
1006 Edgemont Ave	0.28mi	3/1.0	954 (-8%)	3mo	$75,000	$79	71
538 W 28th St	0.31mi	2/1.0 (-1)	1,100 (+6%)	4mo	$110,000	$100	67
1309 W 26th St	0.62mi	3/2.0	1,050 (+1%)	1mo	$210,000	$200	65
2949 Shriver Ave	0.59mi	3/1.0	1,080 (+4%)	2mo	$138,000	$128	64
3017 Ethel Ave	0.54mi	3/1.5	1,079 (+4%)	7mo	$90,000	$83	61
953 W 25th St	0.21mi	3/2.0	1,180 (+14%)	4mo	$160,000	$136	61
721 W 32nd St	0.63mi	3/2.0	1,108 (+6%)	3mo	$174,900	$158	54
1206 W 25th St	0.51mi	3/1.0	1,152 (+11%)	7mo	$72,750	$63	52
1330 W Pruitt St	0.74mi	3/1.0	1,088 (+5%)	8mo	$150,000	$138	51
1303 W 25th St	0.64mi	3/2.0	1,156 (+11%)	2mo	$211,000	$183	46
330 Congress Ave	0.75mi	3/2.0	1,156 (+11%)	3mo	$210,000	$182	40

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 · 6.43% rent growth · sell at horizon

5-year hold

• IRR: -3.7%
• Equity multiple: 0.86×
• Total profit: $-4,447
• Equity at exit: $16,401

10-year hold

• IRR: 10.3%
• Equity multiple: 1.96×
• Total profit: $29,569
• Equity at exit: $9,511

Cash invested: $30,800 (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 46208

• Rents YoY: 6.4%
• Active inventory: 279
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,417 high
• Mortgage (P&I): −$577
• Tax from tax record: −$302 /mo · $3,627/yr
• Insurance: −$46
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $128

Break-even live

Break-even rent $1,255

Max offer price $110,000

Occupancy floor 86%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
906 Burdsal Pkwy Indianapolis, IN	2.0	1.0	936	$1,295	$1.38	23d	1	0.22mi
908 Burdsal Pkwy Marion, IN	2.0	1.0	936	$1,300	$1.39	23d	1	0.22mi
970 Edgemont Ave Indianapolis, IN	2.0	1.0	740	$845	$1.14	4d	1	0.23mi
824 W 29th St Indianapolis, IN	3.0	2.0	1200	$1,595	$1.33	43d	1	0.28mi
826 W 29th St Indianapolis, IN	3.0	2.0	1200	$1,595	$1.33	43d	1	0.31mi
560 Udell St Indianapolis, IN	3.0	1.5	1176	$1,190	$1.01	23d	1	0.32mi
516 W 28th St Indianapolis, IN	2.0	1.0	1005	$1,100	$1.09	23d	1	0.34mi
445 W 25th St Indianapolis, IN	4.0	2.0	1500	$1,900	$1.27	43d	1	0.37mi
538 W 29th St Indianapolis, IN	3.0	1.0	1132	$1,349	$1.19	23d	1	0.39mi
648 W 30th St Indianapolis, IN	3.0	2.0	1300	$1,500	$1.15	23d	1	0.45mi
2235 Doctor Martin Luther King Junior St Indianapolis, IN	3.0	1.5	948	$1,700	$1.79	43d	1	0.46mi
3017 Ethel Ave Indianapolis, IN	3.0	1.5	1079	$1,400	$1.30	23d	1	0.54mi
1244 Edgemont Ave Indianapolis, IN	2.0	1.0	1092	$1,275	$1.17	43d	1	0.57mi
1227 W 29th St Indianapolis, IN	3.0	1.5	1056	$1,250	$1.18	23d	1	0.58mi
1054 W 31st St Unit A Indianapolis, IN	2.0	1.0	1200	$1,500	$1.25	43d	1	0.59mi
926 W 32nd St Indianapolis, IN	3.0	2.0	1050	$1,295	$1.23	7d	1	0.65mi
2808 N Capitol Ave Indianapolis, IN	2.0	1.0	900	$975	$1.08	23d	1	0.68mi
3217 Rader St Indianapolis, IN	3.0	1.0	1200	$1,299	$1.08	43d	1	0.70mi
2318 N Capitol Ave Indianapolis, IN	3.0	1.0	1440	$1,050	$0.73	43d	1	0.73mi
3031 Boulevard Pl Indianapolis, IN	3.0	1.5	1395	$1,450	$1.04	17d	1	0.73mi
1133 W 21st St Indianapolis, IN	3.0	2.0	1296	$1,495	$1.15	23d	1	0.74mi
1135 W 21st St Indianapolis, IN	3.0	2.0	1296	$1,495	$1.15	23d	1	0.75mi
1367 W Pruitt St Indianapolis, IN	3.0	1.0	1088	$1,450	$1.33	43d	1	0.79mi
2248 N Harding St Indianapolis, IN	2.0	1.0	1100	$899	$0.82	23d	1	0.81mi
118 W 23rd St Indianapolis, IN	3.0	1.5	1456	$1,300	$0.89	10d	1	0.83mi
55 W Fall Creek Parkway South Dr Unit C Indianapolis, IN	2.0	1.0	1000	$1,035	$1.03	43d	1	0.83mi
1261 W 32nd St Indianapolis, IN	2.0	1.0	832	$975	$1.17	43d	1	0.85mi
1415 W Pruitt St Indianapolis, IN	3.0	1.0	1001	$1,249	$1.25	23d	1	0.86mi
1519 W 28th St Indianapolis, IN	2.0	1.0	816	$895	$1.10	43d	1	0.87mi
1920 Sugar Grove Ave Indianapolis, IN	3.0	1.5	1378	$1,175	$0.85	2d	1	0.93mi
1039 W 36th St Indianapolis, IN	2.0	1.0	864	$995	$1.15	43d	1	0.95mi
2625 N Meridian St Indianapolis, IN	1.0–2.0	1.0–2.0	850	$2,150	$2.53	7d	8	0.98mi
2437 N Pennsylvania St Indianapolis, IN	3.0	2.0	1400	$1,650	$1.18	23d	1	1.01mi
1228 W 18th St Indianapolis, IN	2.0	1.0	1050	$1,200	$1.14	43d	1	1.03mi
1470 W 32nd St Indianapolis, IN	2.0	1.0	700	$1,000	$1.43	43d	1	1.04mi
2131 N Meridian St Indianapolis, IN	2.0	1.0	994	$1,455	$1.46	43d	1	1.05mi
3440 N Harding St Indianapolis, IN	2.0	1.0	754	$1,325	$1.76	43d	1	1.08mi
3440 N Harding St Indianapolis, IN	2.0	1.0	754	$1,275	$1.69	19d	1	1.08mi
2805 N Talbott St Indianapolis, IN	3.0	2.0	1296	$1,800	$1.39	43d	1	1.09mi
2809 N Talbott St Indianapolis, IN	3.0	2.0	1250	$1,750	$1.40	43d	1	1.09mi

Listing history 15 events

1. 2026-05-16
   status Pending
2. 2026-05-15
   listed $110,000 Active
3. 2023-12-21
   soldstatus $150,500 Closed 402-char remark

   Show marketing remark (402 chars)

   Welcome to this cozy bungalo-style home at 810 West 26th Street, Indianapolis, IN. With 3 bedrooms, 1 bathroom, and 1040 square feet of living space on a 5619 square foot lot, this property offers a relaxed vibe. It's all about location with this home. With its close proximity to downtown and entertainment. You won't want to miss the opportunity to be minutes from Lucas oil and the Indianapolis Zoo.

4. 2023-12-19
   status Pending 402-char remark

   Show marketing remark (402 chars)

   Welcome to this cozy bungalo-style home at 810 West 26th Street, Indianapolis, IN. With 3 bedrooms, 1 bathroom, and 1040 square feet of living space on a 5619 square foot lot, this property offers a relaxed vibe. It's all about location with this home. With its close proximity to downtown and entertainment. You won't want to miss the opportunity to be minutes from Lucas oil and the Indianapolis Zoo.

5. 2023-12-06
   listed $150,000 Active 402-char remark

   Show marketing remark (402 chars)

   Welcome to this cozy bungalo-style home at 810 West 26th Street, Indianapolis, IN. With 3 bedrooms, 1 bathroom, and 1040 square feet of living space on a 5619 square foot lot, this property offers a relaxed vibe. It's all about location with this home. With its close proximity to downtown and entertainment. You won't want to miss the opportunity to be minutes from Lucas oil and the Indianapolis Zoo.

6. 2021-09-13
   soldstatus $120,000 Closed 384-char remark

   Show marketing remark (384 chars)

   This house is ready to become your dream home! Come check out this beautiful recently renovated home today. The kitchen has new appliances and cabinetry that really make the kitchen standout not to mention the fresh paint and flooring throughout the entire home. The full bath and the half bath have also been updated. Come have a look at this amazing house, you will be glad you did!

7. 2021-08-09
   status Pending 384-char remark

   Show marketing remark (384 chars)

   This house is ready to become your dream home! Come check out this beautiful recently renovated home today. The kitchen has new appliances and cabinetry that really make the kitchen standout not to mention the fresh paint and flooring throughout the entire home. The full bath and the half bath have also been updated. Come have a look at this amazing house, you will be glad you did!

8. 2021-07-27
   price $125,000 384-char remark

   Show marketing remark (384 chars)

   This house is ready to become your dream home! Come check out this beautiful recently renovated home today. The kitchen has new appliances and cabinetry that really make the kitchen standout not to mention the fresh paint and flooring throughout the entire home. The full bath and the half bath have also been updated. Come have a look at this amazing house, you will be glad you did!

9. 2021-07-14
   listed $130,000 Active 384-char remark

   Show marketing remark (384 chars)

   This house is ready to become your dream home! Come check out this beautiful recently renovated home today. The kitchen has new appliances and cabinetry that really make the kitchen standout not to mention the fresh paint and flooring throughout the entire home. The full bath and the half bath have also been updated. Come have a look at this amazing house, you will be glad you did!

10. 2021-06-09
    soldstatus $62,500 Closed
11. 2021-06-04
    historical
12. 2021-06-03
    listed $62,500
13. 2017-08-01
    soldstatus $20,000 Sold
14. 2017-07-14
    status Pending
15. 2017-07-13
    listed $20,000 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: $3,627 · $302/mo
• Projected year-2 tax: $3,627 · $302/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 7/10 Severe FEMA zone X (unshaded) · 76% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°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: $17,004
• − Mortgage interest: −$6,162
• − Property taxes: −$3,627
• − Insurance: −$1,348
• − Repairs & maintenance: −$1,360
• − Management: −$1,360
• − Depreciation: −$3,200
• Taxable loss: −$53
• Est. tax savings @ 24.0%: +$13
• After-tax cash flow: $1,549/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): 22,379
• Household income: $60,062
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 978.0

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 0.62)
• Race & ethnicity: White 46% Black 40% Hispanic / Latino 8% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 2% Slovak 2% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5% French/Haitian/Cajun 1% 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: ▼ -324.63%
• Current HPI: 319.7725
• Rent YoY: ▲ 6.43%
• 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

+450.0% since first listed

15 events — show timeline

• 2026-05-16 Pending — MIBOR as Distributed by MLS Grid
• 2026-05-15 Listed $110,000 MIBOR as Distributed by MLS Grid
• 2023-12-21 Sold (MLS) $150,500 MIBOR as Distributed by MLS Grid
• 2023-12-19 Pending — MIBOR as Distributed by MLS Grid
• 2023-12-06 Listed $150,000 MIBOR as Distributed by MLS Grid
• 2021-09-13 Sold (MLS) $120,000 MIBOR as Distributed by MLS Grid
• 2021-08-09 Pending — MIBOR as Distributed by MLS Grid
• 2021-07-27 Price Changed $125,000 MIBOR as Distributed by MLS Grid
• 2021-07-14 Listed $130,000 MIBOR as Distributed by MLS Grid
• 2021-06-09 Sold (MLS) $62,500 MIBOR as Distributed by MLS Grid
• 2021-06-04 Listing Removed — MIBOR as Distributed by MLS Grid
• 2021-06-03 Listed $62,500 MIBOR as Distributed by MLS Grid
• 2017-08-01 Sold (MLS) $20,000 MIBOR as Distributed by MLS Grid
• 2017-07-14 Pending — MIBOR as Distributed by MLS Grid
• 2017-07-13 Listed $20,000 MIBOR as Distributed by MLS Grid

Property tax history

+12.6%/yr

Latest (2025): $3,627 · +15.7% YoY. Source: county tax records.