8029 Jeff Rd · Indianapolis city (balance), IN 46217

$90,000

3 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 6 Days on market

Built 1961 0.56 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Rent growth +3.4/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

MULTIPLE OFFERS ( HIGHEST AND BEST BY MONDAY 6/15/2026 AT 2PM ) PLEASE EMAIL ALL OFFERS TO [email protected] ( PROPERTY SOLD AS IS ) * ALL PERSONAL PROPERTY WILL STAY WITH THE HOME * ( SELLER TO RESPOND BY WEDNESDAY AT 3PM TO BEST OFFER !!! :)

Key facts

• 0.56 acre lot
• 2 garage spots
• Built 1961

Property features AI

Finance

• HOA & community: Low-maintenance lifestyle

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Municipal sewer connected; Wood fuel available
• Home design: Single-family residence; One story; Faces west
• Construction: Stone construction; Block foundation
• Exterior features: Covered porch or patio; Corner lot; Mature trees; Rural subdivision setting; Approximately 0.56-acre lot

Interior

• Kitchen: Electric oven; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Natural gas heating; Wood stove; Central air conditioning
• Interior features: Attic access; Woodwork stained or painted
• Laundry & utility: Main level laundry room

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $765 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Cap rate 16.5% 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 B — affects rentability + tenant quality, not the cash-flow math above.
• Perry Township Schools (urban): math 36% / reading 45% proficiency, ranked #138 of 301 in IN (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.5%/yr); 210 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $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 + 3.5% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $90,000

Questions for the listing agent

1. Built in 1961 — 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: 1.95% ✓
• Cap rate: 16.49%
• Cash-on-cash: 36.43%
• DSCR: 2.62
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $231,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7844 Wedgefield Dr	0.20mi	3/1.5	1,155 (-4%)	3mo	$185,000	$160	80
626 Deer Trail Dr	0.36mi	3/2.0	1,222 (+2%)	1mo	$225,000	$184	75
621 Louise Dr	0.52mi	3/2.0	1,222 (+2%)	1mo	$254,000	$208	68
8138 Maple Stream Blvd	0.40mi	3/2.0	1,240 (+3%)	6mo	$240,000	$194	67
7728 Opelika Ct	0.39mi	3/1.5	1,323 (+10%)	2mo	$240,000	$181	61
7820 Cannonade Dr	0.50mi	3/2.0	1,270 (+6%)	4mo	$245,000	$193	60
1314 Tommy Lee Ct	0.71mi	3/2.0	1,196 (-0%)	4mo	$250,000	$209	59
8610 Zephyr Dr	0.67mi	3/1.0	1,113 (-7%)	2mo	$215,000	$193	55
7811 Savannah Dr	0.35mi	3/1.5	1,380 (+15%)	3mo	$225,000	$163	54
7601 Venetian Way	0.58mi	3/1.5	1,321 (+10%)	1mo	$245,000	$185	53
1310 Tommy Lee Ct	0.72mi	3/2.0	1,264 (+5%)	2mo	$260,500	$206	52
8632 Zephyr Dr	0.73mi	3/1.5	1,064 (-11%)	3mo	$220,000	$207	43

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 · 3.46% rent growth · sell at horizon

5-year hold

• IRR: 32.7%
• Equity multiple: 2.39×
• Total profit: $34,979
• Equity at exit: $13,419

10-year hold

• IRR: 40.0%
• Equity multiple: 4.84×
• Total profit: $96,683
• 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 →

ZIP-level market 46217

• Rents YoY: 3.5%
• Active inventory: 210
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,756 high
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $765

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 51%

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
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7536 S Katherine Dr Indianapolis, IN	3.0	2.0	1161	$1,816	$1.56	23d	1	0.51mi
7621 Orchard Village Dr Indianapolis, IN	2.0	2.0	1082	$1,400	$1.29	23d	1	0.74mi
8611 Gandy Ct Indianapolis, IN	3.0	2.0	1064	$1,626	$1.53	17d	1	0.75mi
8705 Zephyr Dr Indianapolis, IN	3.0	1.5	1064	$1,575	$1.48	4d	1	0.78mi
7266 Lockwood Ln Indianapolis, IN	1.0–2.0	1.0–2.0	824	$1,440	$1.75	2d	18	0.90mi
7114 McLain Dr Indianapolis, IN	3.0	2.0	1000	$1,650	$1.65	3d	1	0.90mi
8141 Valley Estates Dr Indianapolis, IN	3.0	2.0	1302	$1,650	$1.27	7d	1	1.04mi
6909 Murphys Landing Ln Indianapolis, IN	1.0–3.0	1.0–2.0	950	$1,792	$1.89	2d	11	1.30mi

Listing history 7 events

1. 2026-06-19
   status $90,000 Pending 6 DOM
2. 2026-06-18
   days on market $90,000 Active 6 DOM
3. 2026-06-18
   days on market $90,000 Active 5 DOM
4. 2026-06-15
   remarks 249-char remark
5. 2026-06-15
   days on market $90,000 Active 4 DOM
6. 2026-06-13
   remarks 187-char remark
7. 2026-06-13
   listed $90,000 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,067
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,685
• − Management: −$1,685
• − Depreciation: −$2,618
• Taxable income: $8,237
• Est. tax owed @ 24.0%: −$1,977
• After-tax cash flow: $7,203/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: Perry Township Schools
• NCES district ID: 1808820
• Math proficiency: 36% ▼ -13.00%
• Reading proficiency: 45% ▼ -6.00%
• Median HH income: $47,170
• Composite: 34.61/100
• National rank: #5153
• State rank: #138 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): 36,917
• Household income: $92,029
• Rent vs Own: 18.5% rent · 81.5% own
• Severe rent burden: 472.0

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 0.60)
• Race & ethnicity: White 59% Asian 20% Black 10% Hispanic / Latino 8% Two or more races 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 3% Romanian 2% Iranian 1%
• Foreign-born: 17% · Philippines, Canada, China
• Languages at home: 76% English-only · Other Asian/Pacific 15% Spanish 6% 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: ▼ -221.18%
• Current HPI: 223.147
• Rent YoY: ▲ 3.46%
• 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

1 event — show timeline

• 2026-06-09 Listed $90,000 MIBOR as Distributed by MLS Grid

Property tax history

+5.9%/yr

Latest (2025): $4,688 · -1.2% YoY. Source: county tax records.