1048 N Mount St · Indianapolis city (balance), IN 46222

$108,000

2 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 71 Days on market

Built 1922 3,833 sqft lot $75/sqft · 12% below area Est $129k · 16% 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 +16.6/30.0
• ARV discount +14.8/15.0
• 1% rule +7.4/10.0
• DSCR +5.1/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Owner finance opportunity in this 2 bedroom 1 bath home conveniently located near Downtown on the near West side, shopping, dining, parks, and much more. This home offers a detached 2 car garage and a full unfinished basement.

Key facts

• 3,833 sq ft lot
• 2 garage spots
• Built 1922

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $108k.

Deal economics

• At list price, monthly cash flow is $65 ($776/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $108k).
• Recommended offer: $102k (6.0% below list) — sets the bar for market timing.
• 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 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 (+2.5%/yr); 170 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,906 units permitted in Marion County in 2024 (621 in 5+ unit buildings).
• This rent runs 32% 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 $747 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.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $21k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price; built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $101,520 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 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 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.24% ✓
• Cap rate: 7.01%
• Cash-on-cash: 2.56%
• DSCR: 1.11
• GRM: 6.7

CMA / ARV

• ARV (median comp): $128,817
• List price: $108,000
• Delta: -16.16%
• 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
562 N Tremont St	0.40mi	3/2.0 (+1)	1,427 (-1%)	0mo	$235,000	$165	71
1809 N Warman Ave	0.60mi	2/1.0	1,440 (0%)	5mo	$148,000	$103	68
1047 N Concord St	0.43mi	2/1.0	1,374 (-5%)	7mo	$50,000	$36	67
916 Ketcham St	0.41mi	2/2.0	1,404 (-2%)	7mo	$115,000	$82	66
1137 Winfield Ave	0.28mi	3/2.0 (+1)	1,560 (+8%)	4mo	$195,000	$125	61
1152 Winfield Ave	0.31mi	3/2.0 (+1)	1,560 (+8%)	4mo	$195,000	$125	59
1105 Winfield Ave	0.27mi	2/1.0	1,632 (+13%)	8mo	$128,000	$78	59
1148 Winfield Ave	0.31mi	3/2.0 (+1)	1,560 (+8%)	6mo	$195,000	$125	57
1142 Sharon Ave	0.36mi	3/2.0 (+1)	1,560 (+8%)	4mo	$165,000	$106	57
1425 Sharon Ave	0.45mi	2/1.0	1,611 (+12%)	6mo	$108,000	$67	54
450 N Concord St	0.75mi	2/1.0	1,344 (-7%)	1mo	$80,000	$60	53
745 N Pershing Ave	0.32mi	3/2.0 (+1)	1,640 (+14%)	6mo	$198,000	$121	48

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: -12.9%
• Equity multiple: 0.54×
• Total profit: $-13,936
• Equity at exit: $16,103

10-year hold

• IRR: -4.7%
• Equity multiple: 0.70×
• Total profit: $-9,074
• Equity at exit: $9,338

Cash invested: $30,240 (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 46222

• Home prices YoY: -16.7%
• Rents YoY: 2.5%
• Active inventory: 170
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,338 high
• Mortgage (P&I): −$566
• Tax from tax record: −$381 /mo · $4,572/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $65

Break-even live

Break-even rent $1,256

Max offer price $108,000

Occupancy floor 90%

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: $27,000
• Closing costs: $3,240
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1118 King Ave Indianapolis, IN	3.0	1.0	1560	$1,299	$0.83	16d	1	0.13mi
1023 N Pershing Ave Indianapolis, IN	3.0	1.5	1182	$1,350	$1.14	23d	1	0.15mi
1155 N Holmes Ave Indianapolis, IN	3.0	1.0	952	$2,800	$2.94	3d	1	0.21mi
955 N Traub Ave Indianapolis, IN	3.0	2.0	1300	$1,449	$1.11	43d	1	0.36mi
525 N Belmont Ave Indianapolis, IN	3.0	1.0	912	$1,225	$1.34	23d	1	0.53mi
1150 N White River Pkwy West Dr Indianapolis, IN	1.0–2.0	1.0	722	$1,224	$1.69	1d	9	0.59mi
545 N Goodlet Ave Indianapolis, IN	3.0	1.0	1664	$1,250	$0.75	23d	1	0.68mi
1911 Wilcox St Indianapolis, IN	2.0	1.0	896	$1,150	$1.28	43d	1	0.70mi
326 N Warman Ave Indianapolis, IN	3.0	2.5	1804	$2,150	$1.19	1d	1	0.80mi
261 N Pershing Ave Indianapolis, IN	2.0	2.0	1764	$1,600	$0.91	23d	1	0.86mi
264 N Holmes Ave Indianapolis, IN	2.0	1.0	1092	$1,200	$1.10	10d	1	0.87mi
264 N Holmes Ave Indianapolis, IN	2.0	1.0	1540	$1,199	$0.78	23d	1	0.87mi
2952 W New York St Indianapolis, IN	2.0	2.5	1867	$2,000	$1.07	21d	1	0.88mi
240 N Warman Ave Indianapolis, IN	2.0–3.0	1.0–2.0	1052	$1,150	$1.09	20d	5	0.93mi
2011 N Kessler Boulevard Dr Indianapolis, IN	3.0	1.0	888	$1,375	$1.55	23d	1	0.93mi
1410 Breedlove Ln Indianapolis, IN	2.0	1.0–2.0	886	$2,557	$2.88	1d	63	0.93mi
2106 Cold Spring Rd Indianapolis, IN	2.0	1.0–1.5	940	$1,189	$1.26	3d	4	0.97mi
3531 Garden Ave Indianapolis, IN	3.0	1.0	1264	$1,200	$0.95	23d	1	0.97mi
3531 Garden Ave Indianapolis, IN	3.0	1.0	1264	$1,200	$0.95	43d	1	0.97mi
86 N Holmes Ave Indianapolis, IN	2.0	1.0	978	$1,050	$1.07	16d	1	1.00mi
156 Haugh St Indianapolis, IN	3.0	2.5	1800	$2,000	$1.11	43d	1	1.03mi
925 N Somerset Ave Indianapolis, IN	3.0	1.0	1061	$1,300	$1.23	7d	1	1.06mi
1228 W 18th St Indianapolis, IN	2.0	1.0	1050	$1,200	$1.14	43d	1	1.14mi
1201 Indiana Ave Indianapolis, IN	1.0–3.0	1.0–3.5	967	$1,770	$1.83	1d	36	1.19mi
1920 Sugar Grove Ave Indianapolis, IN	3.0	1.5	1378	$1,175	$0.85	3d	1	1.20mi
1621 N Livingston Ave Indianapolis, IN	3.0	1.0	952	$1,300	$1.37	23d	1	1.22mi
1449 Montcalm St Indianapolis, IN	3.0	1.0	1300	$1,900	$1.46	43d	1	1.24mi
1415 W Pruitt St Indianapolis, IN	3.0	1.0	1001	$1,249	$1.25	23d	1	1.34mi
1037 W 18th St Indianapolis, IN	2.0	2.5	1685	$2,500	$1.48	17d	1	1.36mi
101 S Harding St Apt 307 Indianapolis, IN	2.0	2.0	970	$1,685	$1.74	3d	1	1.38mi
1367 W Pruitt St Indianapolis, IN	3.0	1.0	1088	$1,450	$1.33	43d	1	1.39mi
2248 N Harding St Indianapolis, IN	2.0	1.0	1100	$899	$0.82	23d	1	1.39mi
1135 W 21st St Indianapolis, IN	3.0	2.0	1296	$1,495	$1.15	23d	1	1.39mi
2365 N Goodlet Ave Indianapolis, IN	3.0	1.5	900	$1,099	$1.22	23d	1	1.39mi
1133 W 21st St Indianapolis, IN	3.0	2.0	1296	$1,495	$1.15	23d	1	1.40mi
2602 Mansion Dr Indianapolis, IN	2.0–3.0	2.0	1850	$1,379	$0.75	7d	6	1.40mi
930 W 10th St Indianapolis, IN	1.0–4.0	1.0–4.0	874	$2,371	$2.71	4d	1	1.46mi
3621 Lawnview Ln Indianapolis, IN	1.0–4.0	1.0–1.5	1012	$1,026	$1.01	1d	13	1.48mi

Listing history 25 events

1. 2026-06-18
   days on market $108,000 Active 71 DOM
2. 2026-06-17
   days on market $108,000 Active 70 DOM
3. 2026-06-16
   days on market $108,000 Active 69 DOM
4. 2026-06-15
   days on market $108,000 Active 68 DOM
5. 2026-06-13
   days on market $108,000 Active 66 DOM
6. 2026-06-13
   days on market $108,000 Active 65 DOM
7. 2026-06-10
   price $108,000 Active 62 DOM
8. 2026-06-09
   days on market $109,000 Active 62 DOM
9. 2026-06-08
   days on market $109,000 Active 61 DOM
10. 2026-06-07
    pricedays on market $109,000 Active 60 DOM
11. 2026-06-03
    days on market $110,000 Active 56 DOM
12. 2026-06-02
    days on market $110,000 Active 55 DOM
13. 2026-06-01
    days on market $110,000 Active 54 DOM
14. 2026-05-31
    days on market $110,000 Active 53 DOM
15. 2026-05-15
    price $110,000 226-char remark

    Show marketing remark (226 chars)

    Owner finance opportunity in this 2 bedroom 1 bath home conveniently located near Downtown on the near West side, shopping, dining, parks, and much more. This home offers a detached 2 car garage and a full unfinished basement.

16. 2026-05-06
    price $115,000 226-char remark

    Show marketing remark (226 chars)

    Owner finance opportunity in this 2 bedroom 1 bath home conveniently located near Downtown on the near West side, shopping, dining, parks, and much more. This home offers a detached 2 car garage and a full unfinished basement.

17. 2026-04-27
    price $120,000 226-char remark

    Show marketing remark (226 chars)

    Owner finance opportunity in this 2 bedroom 1 bath home conveniently located near Downtown on the near West side, shopping, dining, parks, and much more. This home offers a detached 2 car garage and a full unfinished basement.

18. 2026-04-23
    price $124,000 226-char remark

    Show marketing remark (226 chars)

    Owner finance opportunity in this 2 bedroom 1 bath home conveniently located near Downtown on the near West side, shopping, dining, parks, and much more. This home offers a detached 2 car garage and a full unfinished basement.

19. 2026-04-13
    price $125,000 226-char remark

    Show marketing remark (226 chars)

    Owner finance opportunity in this 2 bedroom 1 bath home conveniently located near Downtown on the near West side, shopping, dining, parks, and much more. This home offers a detached 2 car garage and a full unfinished basement.

20. 2026-04-08
    listed $129,000 Active 226-char remark

    Show marketing remark (226 chars)

    Owner finance opportunity in this 2 bedroom 1 bath home conveniently located near Downtown on the near West side, shopping, dining, parks, and much more. This home offers a detached 2 car garage and a full unfinished basement.

21. 2025-03-29
    historical
22. 2024-12-31
    listed $99,900 Active
23. 2024-07-30
    historical
24. 2024-01-22
    listed $94,900 Active
25. 2022-02-07
    listed $64,900 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: $4,572 · $381/mo
• Projected year-2 tax: $4,572 · $381/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: $16,055
• − Mortgage interest: −$6,050
• − Property taxes: −$4,572
• − Insurance: −$540
• − Repairs & maintenance: −$1,284
• − Management: −$1,284
• − Depreciation: −$3,142
• Taxable loss: −$817
• Est. tax savings @ 24.0%: +$196
• After-tax cash flow: $972/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): 38,887
• Household income: $50,783
• Rent vs Own: 51.7% rent · 48.3% own
• Severe rent burden: 1750.0

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: 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%

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

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

+69.5% since first listed

11 events — show timeline

• 2026-05-15 Price Changed $110,000 MIBOR as Distributed by MLS Grid
• 2026-05-06 Price Changed $115,000 MIBOR as Distributed by MLS Grid
• 2026-04-27 Price Changed $120,000 MIBOR as Distributed by MLS Grid
• 2026-04-23 Price Changed $124,000 MIBOR as Distributed by MLS Grid
• 2026-04-13 Price Changed $125,000 MIBOR as Distributed by MLS Grid
• 2026-04-08 Listed $129,000 MIBOR as Distributed by MLS Grid
• 2025-03-29 Listing Removed — MIBOR as Distributed by MLS Grid
• 2024-12-31 Listed $99,900 MIBOR as Distributed by MLS Grid
• 2024-07-30 Listing Removed — MIBOR as Distributed by MLS Grid
• 2024-01-22 Listed $94,900 MIBOR as Distributed by MLS Grid
• 2022-02-07 Listed $64,900 MIBOR as Distributed by MLS Grid

Property tax history

+57.9%/yr

Latest (2025): $4,572 · -12.1% YoY. Source: county tax records.