50 S Euclid Ave · Indianapolis city (balance), IN 46201

$141,000

3 bd · 1.0 ba · 851 sqft · SingleFamily public records · 2 Days on market

Built 1924 5,881 sqft lot Est $145k · at est.

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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 +16.6/30.0
• ARV discount +8.6/15.0
• DSCR +5.2/10.0
• Rent growth +4.3/5.0
• 1% rule +3.7/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tired of renting? Great opportunity to purchase or a fantastic investment opportunity. Formal living room offers newer carpet and ceiling fan. Formal dining room w/newer carpet and a built-in china cabinet to show off your collectibles! Large kitchen that could easliy accommodate a small table for casual meals. Kitchen offers electric range/oven, hood, dishwasher, refrigerator and pantry. Enjoy the master bedroom with an en-suite bathroom and walk-in closet. After a busy day, relax either in your private, fenced-in backyard or the enclosed front porch looking onto wooded park across the street! Blank canvas with full, unfinished basement w/loads of storage. Two car detached garage. Great location!

Key facts

• 5,881 sq ft lot
• 2 garage spots
• Built 1924

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $141k.

Deal economics

• At list price, monthly cash flow is $85 ($1k/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 $122k (13.3% below list).
• Recommended offer: $122k (13.3% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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.
• 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: Frederick Douglass School 19 (math 9% / reading 13%, grade F, #909 of 994 statewide, top 92%, 444 students, 81% 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 fast (+7.3%/yr); 483 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $975 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 22y 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.
• Current owner paid $90k; list at $141k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,198 (13.3% below list)

Questions for the listing agent

1. Built in 1924 — 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. 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?
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: 0.87% ✗
• Cap rate: 7.02%
• Cash-on-cash: 2.60%
• DSCR: 1.12
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $144,670
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4648 Brookville Rd	0.34mi	3/2.0	936 (+10%)	3mo	$189,900	$203	61
545 Dayton Ave	0.65mi	3/1.0	896 (+5%)	6mo	$101,000	$113	56
334 N Chester Ave	0.44mi	3/2.0	912 (+7%)	13mo	$175,000	$192	53
3919 Spann Ave	0.68mi	2/1.0 (-1)	864 (+2%)	10mo	$74,000	$86	53
251 S Gale St	0.68mi	3/2.0	864 (+2%)	15mo	$149,000	$172	49
4113 Fletcher Ave	0.70mi	3/1.0	912 (+7%)	15mo	$155,000	$170	43
239 S Bradley Ave	0.41mi	2/1.0 (-1)	936 (+10%)	23mo	$109,500	$117	40
111 N Gale St	0.69mi	2/1.0 (-1)	754 (-11%)	8mo	$127,000	$168	38
4154 Hoyt Ave	0.72mi	3/1.0	912 (+7%)	21mo	$157,500	$173	37
212 S Sherman Dr	0.48mi	3/1.0	972 (+14%)	22mo	$130,000	$134	36
513 N Linwood Ave	0.51mi	2/1.0 (-1)	962 (+13%)	20mo	$166,500	$173	32

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 · 7.31% rent growth · sell at horizon

5-year hold

• IRR: -7.9%
• Equity multiple: 0.70×
• Total profit: $-11,918
• Equity at exit: $21,024

10-year hold

• IRR: 6.1%
• Equity multiple: 1.54×
• Total profit: $21,269
• Equity at exit: $12,191

Cash invested: $39,480 (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 46201

• Home prices YoY: -33.9%
• Rents YoY: 7.3%
• Active inventory: 483
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,222 high
• Mortgage (P&I): −$739
• Tax from tax record: −$82 /mo · $981/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $85

Break-even live

Break-even rent $1,114

Max offer price $141,000

Occupancy floor 88%

Sensitivity live

Price	-10% $165	-5% $125	+0% $85	+5% $46	+10% $6
Rent	-10% $-11	-5% $37	+0% $85	+5% $134	+10% $182
Rate	-1.0pp $156	-0.5pp $121	base $85	+0.5pp $49	+1.0pp $12

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: $35,250
• Closing costs: $4,230
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4214 E Washington St Indianapolis, IN	3.0	2.0	961	$1,145	$1.19	0d	1	0.15mi
4214 E Washington St Indianapolis, IN	3.0	2.0	961	$1,195	$1.24	9d	1	0.15mi
4114 E Washington St Indianapolis, IN	2.0	1.0	909	$1,100	$1.21	46d	1	0.19mi
4831 E Washington St Unit 4 Indianapolis, IN	2.0	2.0	1000	$995	$0.99	25d	1	0.36mi
4919 Orion Ave Indianapolis, IN	2.0	1.0	766	$875	$1.14	45d	1	0.54mi
412 N Bradley Ave Unit 3 Indianapolis, IN	2.0	1.0	700	$950	$1.36	25d	1	0.55mi
622 N Linwood Ave Indianapolis, IN	3.0	2.0	985	$1,299	$1.32	45d	1	0.56mi
706 N Bosart Ave Indianapolis, IN	2.0	1.0	1000	$1,070	$1.07	25d	1	0.61mi
3622 E New York St Indianapolis, IN	2.0	1.0	805	$995	$1.24	45d	1	0.62mi
83 N Ewing St Unit 83 Indianapolis, IN	3.0	1.0	1016	$1,199	$1.18	0d	1	0.62mi
83 N Ewing St Unit 83 Indianapolis, IN	3.0	1.0	1016	$1,199	$1.18	45d	1	0.62mi
528 S Bosart Ave Indianapolis, IN	3.0	1.0	720	$1,305	$1.81	45d	1	0.64mi
729 N Bosart Ave Indianapolis, IN	2.0	1.0	888	$1,195	$1.35	25d	1	0.66mi
810 N Euclid Ave Indianapolis, IN	3.0	1.0	574	$1,550	$2.70	21d	1	0.67mi
628 N Riley Ave Indianapolis, IN	2.0	1.5	948	$1,295	$1.37	25d	1	0.71mi
4417 Linwood Ct Indianapolis, IN	2.0	1.0	780	$929	$1.19	5d	15	0.71mi
5131 E Burgess Ave Indianapolis, IN	2.0	1.0	816	$1,100	$1.35	0d	1	0.74mi
5131 E Burgess Ave Indianapolis, IN	2.0	1.0	816	$1,100	$1.35	45d	1	0.74mi
4 N Butler Ave Unit 11 Indianapolis, IN	2.0	1.0	850	$750	$0.88	6d	1	0.74mi
4 N Butler Ave Unit 8 Indianapolis, IN	2.0	1.0	850	$800	$0.94	45d	1	0.74mi
508 Emerson Ave Indianapolis, IN	3.0	1.5	1094	$1,150	$1.05	15d	1	0.75mi
508 N Emerson Ave Unit 506 Indianapolis, IN	2.0	1.0	950	$950	$1.00	16d	1	0.75mi
37 S Tuxedo St Indianapolis, IN	3.0	1.0	950	$1,150	$1.21	45d	1	0.75mi
3906 Hoyt Ave Indianapolis, IN	2.0	1.0	912	$1,250	$1.37	9d	1	0.78mi
861 N Drexel Ave Indianapolis, IN	3.0	1.0	1000	$1,200	$1.20	9d	1	0.78mi
861 N Drexel Ave Unit 863 Indianapolis, IN	3.0	1.0	1000	$1,200	$1.20	45d	1	0.78mi
822 N Bradley Ave Unit 822 Indianapolis, IN	3.0	1.0	1100	$1,200	$1.09	45d	1	0.81mi
822 N Bradley Ave Unit 822 Indianapolis, IN	3.0	1.0	1100	$1,200	$1.09	0d	1	0.81mi
5250 E Market St Unit 5252 Indianapolis, IN	2.0	1.0	1000	$1,350	$1.35	16d	1	0.83mi
750 S Dequincy St Indianapolis, IN	3.0	1.5	936	$1,500	$1.60	45d	1	0.84mi
953 N Linwood Ave Indianapolis, IN	2.0	1.0	960	$1,325	$1.38	45d	1	0.87mi
3706 Hoyt Ave Indianapolis, IN	3.0	1.0	960	$1,500	$1.56	15d	1	0.88mi
3702 Hoyt Ave Indianapolis, IN	3.0	2.0	960	$1,500	$1.56	15d	1	0.88mi
270 S Lasalle St Indianapolis, IN	3.0	2.0	562	$1,329	$2.36	9d	1	0.89mi
28 S Dearborn St Unit A Indianapolis, IN	3.0	1.0	1100	$1,400	$1.27	12d	1	0.89mi
340 S Dearborn St Indianapolis, IN	2.0	1.0	873	$1,180	$1.35	25d	1	0.98mi
822 N Emerson Ave Indianapolis, IN	2.0	1.0	928	$1,050	$1.13	45d	1	0.98mi
301 S Gray St Indianapolis, IN	2.0	1.0	841	$1,025	$1.22	25d	1	0.98mi
510 N Dearborn St Indianapolis, IN	3.0	1.0	1008	$1,350	$1.34	45d	1	1.02mi
235 N Oakland Ave Indianapolis, IN	2.0	1.0	800	$1,000	$1.25	45d	1	1.03mi

Listing history 7 events

1. 2026-04-23
   status Pending
2. 2026-04-21
   listed $141,000 Active
3. 2022-03-30
   soldstatus $90,000 Closed 713-char remark

   Show marketing remark (713 chars)

   Tired of renting? Great opportunity to purchase or a fantastic investment opportunity. Formal living room offers newer carpet and ceiling fan. Formal dining room w/newer carpet and a built-in china cabinet to show off your collectibles! Large kitchen that could easliy accommodate a small table for casual meals. Kitchen offers electric range/oven, hood, dishwasher, refrigerator and pantry. Enjoy the master bedroom with an en-suite bathroom and walk-in closet. After a busy day, relax either in your private, fenced-in backyard or the enclosed front porch looking onto wooded park across the street! Blank canvas with full, unfinished basement w/loads of storage. Two car detached garage. Great location!

4. 2022-03-25
   status Pending 713-char remark

   Show marketing remark (713 chars)

   Tired of renting? Great opportunity to purchase or a fantastic investment opportunity. Formal living room offers newer carpet and ceiling fan. Formal dining room w/newer carpet and a built-in china cabinet to show off your collectibles! Large kitchen that could easliy accommodate a small table for casual meals. Kitchen offers electric range/oven, hood, dishwasher, refrigerator and pantry. Enjoy the master bedroom with an en-suite bathroom and walk-in closet. After a busy day, relax either in your private, fenced-in backyard or the enclosed front porch looking onto wooded park across the street! Blank canvas with full, unfinished basement w/loads of storage. Two car detached garage. Great location!

5. 2022-03-24
   listed $79,900 Active 713-char remark

   Show marketing remark (713 chars)

   Tired of renting? Great opportunity to purchase or a fantastic investment opportunity. Formal living room offers newer carpet and ceiling fan. Formal dining room w/newer carpet and a built-in china cabinet to show off your collectibles! Large kitchen that could easliy accommodate a small table for casual meals. Kitchen offers electric range/oven, hood, dishwasher, refrigerator and pantry. Enjoy the master bedroom with an en-suite bathroom and walk-in closet. After a busy day, relax either in your private, fenced-in backyard or the enclosed front porch looking onto wooded park across the street! Blank canvas with full, unfinished basement w/loads of storage. Two car detached garage. Great location!

6. 2004-07-07
   soldstatus $51,000 413-char remark

   Show marketing remark (413 chars)

   Old world arch w/beautiful location make this home a real charmer. Located across from Pleasant Run Parkway, it has a fantastic view. 9' ceiling, glass enclosed front porch, arched doorways, built-in glass hutch in dini ng rm. Lots of windows for natural light. Large rooms w/huge walk-in closet in master bedroom. Well kept yard, waterproofed full basement could be more bedrooms. Investment or 1st time buyers!!

7. 2004-05-10
   listed $56,000 413-char remark

   Show marketing remark (413 chars)

   Old world arch w/beautiful location make this home a real charmer. Located across from Pleasant Run Parkway, it has a fantastic view. 9' ceiling, glass enclosed front porch, arched doorways, built-in glass hutch in dini ng rm. Lots of windows for natural light. Large rooms w/huge walk-in closet in master bedroom. Well kept yard, waterproofed full basement could be more bedrooms. Investment or 1st time buyers!!

ⓘ 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: $981 · $82/mo
• Projected year-2 tax: $1,090 · $91/mo
• Expected delta: +$109/yr (+$9/mo · 11.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 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 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,664
• − Mortgage interest: −$7,898
• − Property taxes: −$981
• − Insurance: −$705
• − Repairs & maintenance: −$1,173
• − Management: −$1,173
• − Depreciation: −$4,102
• Taxable loss: −$1,369
• Est. tax savings @ 24.0%: +$328
• After-tax cash flow: $1,354/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): 30,335
• Household income: $49,195
• Rent vs Own: 48.4% rent · 51.6% own
• Severe rent burden: 1906.0

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 0.63)
• Race & ethnicity: White 53% Hispanic / Latino 23% Black 18% Two or more races 9%
• Hispanic origin (detail): Mexican 14% Puerto Rican 2%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 9% · Canada
• Languages at home: 81% English-only · Spanish 17%

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: ▼ -192.51%
• Current HPI: 375.0969
• Rent YoY: ▲ 7.31%
• 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

+151.8% since first listed

7 events — show timeline

• 2026-04-23 Pending — MIBOR as Distributed by MLS Grid
• 2026-04-21 Listed $141,000 MIBOR as Distributed by MLS Grid
• 2022-03-30 Sold (MLS) $90,000 MIBOR as Distributed by MLS Grid
• 2022-03-25 Pending — MIBOR as Distributed by MLS Grid
• 2022-03-24 Listed $79,900 MIBOR as Distributed by MLS Grid
• 2004-07-07 Sold (MLS) $51,000 MIBOR as Distributed by MLS Grid
• 2004-05-10 Listed $56,000 MIBOR as Distributed by MLS Grid

Property tax history

+0.5%/yr

Latest (2025): $981 · +52.7% YoY. Source: county tax records.