2116 E Brookside Ave · Indianapolis city (balance), IN 46218

$147,000

2 bd · 2.0 ba · 1,932 sqft · SingleFamily public records · 8 Days on market

Built 1955 5,227 sqft lot Est $222k · 34% 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 +24.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +5.4/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

This spacious 4-bedroom home features a desirable floor plan with the primary bedroom conveniently located on the main level and three additional bedrooms upstairs. The kitchen is equipped with stainless steel appliances, including a refrigerator, dishwasher, and gas stove, as well as a center island with a cooktop, making it perfect for cooking and entertaining. Additional features include a water softener and a convenient location with easy access to the interstate, providing a quick commute to shopping, dining, and other amenities.

Key facts

• Water softener
• Convenient location
• 5,227 sq ft lot

Tags

• STAINLESS STEEL APPLIANCES
• WATER SOFTENER
• CONVENIENT LOCATION

Property features AI

Exterior

• Security: Security system
• Utilities: Public water; Municipal sewer connection; Cable connected
• Home design: Single-family residence; One-and-one-half story
• Construction: Vinyl siding; Block foundation
• Exterior features: Less than 1/4 acre lot

Interior

• Kitchen: Electric cooktop; Dishwasher; Garbage disposal; Over-the-range microwave (microhood); Refrigerator
• Bedrooms: Four bedrooms total — one on the main level and three on the upper level
• Bathrooms: Two full bathrooms; Primary bathroom with garden tub and full shower stall
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Kitchen island; Basement
• Laundry & utility: Laundry connections on main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $147k.

Deal economics

• At list price, monthly cash flow is $288 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $147k).
• Cap rate 8.6% 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.
• Zoned schools: Brookside School 54 (math 3% / reading 4%, grade F, #986 of 994 statewide, top 99%, 331 students, 78% FRL); Arsenal Technical High School (math 6% / reading 27%, grade F, #353 of 369 statewide, top 96%, 2,366 students, 74% FRL) — zoned schools at 76% FRL track the district average.
• Market conditions: Rents flat; 334 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); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,906 units permitted in Marion County in 2024 (621 in 5+ unit buildings).
• At $1,534/mo this rent would consume 48% of the median local household income ($38k/yr) (locally 2340% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $50k; list at $147k implies a 194% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $147,000

Questions for the listing agent

1. Built in 1955 — 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: 1.04% ✓
• Cap rate: 8.65%
• Cash-on-cash: 8.40%
• DSCR: 1.37
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $222,180
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2528 E 17th St	0.31mi	2/2.0	1,978 (+2%)	1mo	$227,500	$115	80
1952 Lawrence St	0.39mi	3/2.5 (+1)	1,945 (+1%)	7mo	$289,000	$149	68
1629 Ingram St	0.32mi	3/2.5 (+1)	1,788 (-8%)	1mo	$245,000	$137	65
2822 E 19th St	0.54mi	3/2.0 (+1)	1,946 (+1%)	6mo	$131,500	$68	64
2423 E 13th St	0.38mi	3/1.0 (+1)	1,848 (-4%)	5mo	$220,000	$119	62
1106 N Hamilton Ave	0.40mi	3/3.0 (+1)	1,774 (-8%)	1mo	$425,000	$240	58
1938 N Dearborn St	0.74mi	2/1.5	2,026 (+5%)	5mo	$77,000	$38	51
2221 Langley Ave	0.24mi	3/1.0 (+1)	1,672 (-14%)	8mo	$85,000	$51	51
1018 Jefferson Ave	0.48mi	3/2.0 (+1)	2,162 (+12%)	6mo	$150,000	$69	48
1140 N Tacoma Ave	0.45mi	3/1.0 (+1)	1,716 (-11%)	7mo	$240,000	$140	45
1835 N Rural St	0.50mi	3/2.0 (+1)	2,178 (+13%)	6mo	$165,000	$76	45
931 Jefferson Ave	0.59mi	2/2.0	2,206 (+14%)	6mo	$245,000	$111	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 · 0.81% rent growth · sell at horizon

5-year hold

• IRR: -5.9%
• Equity multiple: 0.79×
• Total profit: $-8,803
• Equity at exit: $21,918

10-year hold

• IRR: 1.1%
• Equity multiple: 1.07×
• Total profit: $2,848
• Equity at exit: $12,710

Cash invested: $41,160 (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 46218

• Home prices YoY: -17.1%
• Rents YoY: 0.8%
• Active inventory: 334
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,534 high
• Mortgage (P&I): −$771
• Tax from tax record: −$91 /mo · $1,095/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $288

Break-even live

Break-even rent $1,169

Max offer price $147,000

Occupancy floor 76%

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: $36,750
• Closing costs: $4,410
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2330 E 16th St Indianapolis, IN	3.0	1.5	1378	$1,450	$1.05	4d	1	0.18mi
2418 E 16th St Indianapolis, IN	2.0	1.5	1863	$2,125	$1.14	23d	1	0.23mi
1717 Ingram St Unit 1717 Indianapolis, IN	3.0	2.0	1250	$1,500	$1.20	43d	1	0.26mi
1719 Ingram St Unit 1719 Indianapolis, IN	3.0	2.0	1250	$1,500	$1.20	43d	1	0.26mi
1722 Ingram St Unit A Indianapolis, IN	3.0	2.0	1250	$1,550	$1.24	7d	1	0.28mi
1722 Ingram St Indianapolis, IN	3.0	2.0	1250	$1,550	$1.24	3d	1	0.28mi
1706 Ingram St Indianapolis, IN	3.0	2.0	2592	$2,000	$0.77	7d	1	0.30mi
2536 E 17th St Indianapolis, IN	2.0	2.0	2086	$1,450	$0.70	4d	1	0.34mi
1550 N Rural St Indianapolis, IN	3.0	1.0	1388	$1,600	$1.15	43d	1	0.44mi
1623 N Rural St Indianapolis, IN	2.0	1.0	1452	$875	$0.60	43d	1	0.46mi
1730 Alloy Dr Indianapolis, IN	2.0	2.5	1350	$2,400	$1.78	23d	1	0.57mi
940 Jefferson Ave Unit 1 Indianapolis, IN	3.0	1.5	1500	$1,400	$0.93	21d	1	0.58mi
929 N Beville Ave Indianapolis, IN	3.0	1.0	1328	$1,395	$1.05	23d	1	0.61mi
945 Woodruff Place Middle Dr Unit 4 Indianapolis, IN	2.0	1.5	1532	$1,595	$1.04	43d	1	0.61mi
960 Eastern Ave Indianapolis, IN	3.0	1.5	1616	$1,500	$0.93	23d	1	0.66mi
960 Eastern Ave Indianapolis, IN	3.0	1.5	1616	$1,500	$0.93	43d	1	0.66mi
826 N Beville Ave Indianapolis, IN	3.0	1.0	1472	$1,295	$0.88	1d	1	0.71mi
826 N Beville Ave Indianapolis, IN	3.0	1.0	1472	$1,295	$0.88	4d	1	0.71mi
1214 N Oakland Ave Indianapolis, IN	3.0	2.0	1464	$1,350	$0.92	13d	1	0.74mi
1216 N Oakland Ave Indianapolis, IN	3.0	2.0	1464	$1,550	$1.06	13d	1	0.74mi
2203 Sheldon St Unit B Indianapolis, IN	3.0	2.0	1350	$1,500	$1.11	44d	1	0.75mi
1927 N Dearborn St Indianapolis, IN	3.0	1.0	2182	$1,495	$0.69	43d	1	0.77mi
1314 E 10th St Indianapolis, IN	2.0	2.0	1701	$1,650	$0.97	44d	1	0.78mi
656 N Beville Ave Indianapolis, IN	3.0	2.5	2121	$3,500	$1.65	23d	1	0.78mi
635 Jefferson Ave Indianapolis, IN	3.0	1.5	1744	$1,700	$0.97	43d	1	0.80mi
852 N Rural St Indianapolis, IN	2.0	1.5	1528	$1,300	$0.85	23d	1	0.80mi
851 N Rural St Indianapolis, IN	3.0	2.5	1300	$1,700	$1.31	23d	1	0.82mi
849 N Rural St Unit 849 Indianapolis, IN	3.0	2.5	1300	$2,000	$1.54	43d	1	0.82mi
1313 E 22nd St Indianapolis, IN	2.0	2.5	1325	$2,750	$2.08	17d	1	0.85mi
619 N Rural St Indianapolis, IN	3.0	2.0	1300	$1,600	$1.23	23d	1	0.96mi
818 N Oakland Ave Unit 46201 Indianapolis, IN	3.0	1.5	1332	$1,550	$1.16	43d	1	0.97mi
1018 N Tuxedo St Unit 1016 Indianapolis, IN	3.0	1.5	1250	$1,099	$0.88	43d	1	1.00mi
1323 N Olney St Indianapolis, IN	2.0	1.0	1288	$945	$0.73	43d	1	1.00mi
2340 Columbia Ave Unit 2340-B Indianapolis, IN	3.0	2.0	1350	$1,650	$1.22	43d	1	1.03mi
1519 N Gale St Indianapolis, IN	2.0	1.5	1552	$1,295	$0.83	43d	1	1.03mi
909 N Lasalle St Indianapolis, IN	3.0	2.0	1717	$1,600	$0.93	44d	1	1.05mi
2221 Bellefontaine St Indianapolis, IN	3.0	2.5	1712	$2,349	$1.37	23d	1	1.08mi
416 N Hamilton Ave Unit 416-A Indianapolis, IN	3.0	2.0	1350	$1,500	$1.11	43d	1	1.09mi
515 N Oxford St Indianapolis, IN	2.0	1.5	1728	$1,050	$0.61	2d	1	1.10mi
2822 E Michigan St Indianapolis, IN	3.0	2.0	1918	$1,999	$1.04	21d	1	1.10mi

Listing history 7 events

1. 2026-06-18
   days on market $147,000 Active 8 DOM
2. 2026-06-17
   days on market $147,000 Active 7 DOM
3. 2026-06-16
   days on market $147,000 Active 6 DOM
4. 2026-06-15
   days on market $147,000 Active 5 DOM
5. 2026-06-13
   pricedays on market $147,000 Active 3 DOM
6. 2026-06-13
   remarks 540-char remark
7. 2026-06-13
   listed $155,000 Active 2 DOM

ⓘ 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: $1,095 · $91/mo
• Projected year-2 tax: $1,172 · $98/mo
• Expected delta: +$77/yr (+$6/mo · 7.1%)

ⓘ 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: $18,404
• − Mortgage interest: −$8,234
• − Property taxes: −$1,095
• − Insurance: −$735
• − Repairs & maintenance: −$1,472
• − Management: −$1,472
• − Depreciation: −$4,276
• Taxable income: $1,119
• Est. tax owed @ 24.0%: −$269
• After-tax cash flow: $3,190/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): 29,360
• Household income: $38,063
• Rent vs Own: 47.2% rent · 52.8% own
• Severe rent burden: 2340.0

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: Predominantly Black (68%)
• Race & ethnicity: Black 68% White 18% Hispanic / Latino 9% Two or more races 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 1%
• Foreign-born: 5% · Canada, Philippines
• Languages at home: 92% English-only · Spanish 7%

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: ▼ -81.57%
• Current HPI: 395.7071
• Rent YoY: ▲ 0.81%
• 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

+209.5% since first listed

3 events — show timeline

• 2026-06-08 Listed $155,000 MIBOR as Distributed by MLS Grid
• 2001-01-26 Sold (Public Records) $50,074 Public Records
• 2001-01-26 Sold (Public Records) $50,074 Public Records

Property tax history

+13.8%/yr

Latest (2025): $1,095 · +15.6% YoY. Source: county tax records.