1229 N Tuxedo St · Indianapolis city (balance), IN 46201

$65,000

2 bd · 1.0 ba · 1,036 sqft · SingleFamily public records · 207 Days on market

Built 1918 6,534 sqft lot Est $108k · 40% under ↓ 6% since listing

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

Listing remarks MLS

INVESTOR ALERT!!! A great opportunity In Brookside Park neighborhood! The area is filled with renovated and new construction homes-many possibilities with the house. You can remodel int0 rental Or AirBnB or a Flip it!! Located just a few blocks from Paramount School + Brookside Park and just minutes from KanKan Cinema, Amelia's Bread, North Mass Boulder, CCIC and more!

Key facts

• Corner lot
• 6,534 sq ft lot
• Built 1918

Tags

• CORNER LOT

Property features AI

Finance

• Other: Property type listed as Residential — Single Family Residence; Accessibility features not present

Exterior

• Utilities: Public water; Municipal sewer connected; No solid waste service listed
• Home design: Single-family residence; Two levels
• Construction: Vinyl siding; Block foundation
• Exterior features: No fence; Lot under 1/4 acre (approx. 0.15 acre)

Interior

• Kitchen: No appliances listed
• Bedrooms: Three bedrooms total — one on the main level and two on the upper level (each approx. 12 x 11)
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Heating: Other; Cooling: Other
• Interior features: Attic access; Finished basement area (partial)
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $440 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.4% 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 B — 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 rising fast (+7.3%/yr); 480 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); 42% 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 $449 of loan paydown is wiped out by about $2k 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 + 7.3% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 207 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $20k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 207 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.73% ✓
• Cap rate: 14.42%
• Cash-on-cash: 29.04%
• DSCR: 2.29
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $107,744
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2818 E 17th St	0.55mi	2/2.0	1,024 (-1%)	3mo	$205,000	$200	66
1235 N Grant Ave	0.54mi	2/1.0	1,056 (+2%)	8mo	$80,000	$76	65
3109 E St Joseph St	0.34mi	3/2.0 (+1)	1,078 (+4%)	10mo	$108,000	$100	60
1311 N Grant Ave	0.54mi	1/1.0 (-1)	1,008 (-3%)	16mo	$105,000	$104	52
1429 N Grant Ave	0.55mi	2/1.0	1,089 (+5%)	17mo	$85,000	$78	52
4134 E Saint Clair St E	0.73mi	2/1.0	1,050 (+1%)	16mo	$112,000	$107	50
2022 N Olney St	0.72mi	2/1.0	1,092 (+5%)	13mo	$81,000	$74	46
2037 Adams St	0.75mi	3/1.0 (+1)	1,106 (+7%)	3mo	$118,000	$107	46
1733 N Gladstone Ave	0.74mi	3/1.0 (+1)	1,080 (+4%)	16mo	$110,000	$102	40
2018 N Dearborn St	0.74mi	3/1.0 (+1)	1,168 (+13%)	2mo	$145,000	$124	38
2934 E Brookside Ave	0.74mi	3/1.0 (+1)	912 (-12%)	7mo	$50,000	$55	35
2030 Houston St	0.74mi	3/2.0 (+1)	912 (-12%)	7mo	$130,000	$143	31

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: 28.2%
• Equity multiple: 2.24×
• Total profit: $22,633
• Equity at exit: $9,692

10-year hold

• IRR: 38.1%
• Equity multiple: 5.33×
• Total profit: $78,756
• Equity at exit: $5,620

Cash invested: $18,200 (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 46201

• Home prices YoY: -33.9%
• Rents YoY: 7.3%
• Active inventory: 480
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,126 high
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $440

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 56%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1301 N Olney St Unit 1303 Indianapolis, IN	2.0	1.0	750	$1,100	$1.47	44d	1	0.08mi
1323 N Olney St Indianapolis, IN	2.0	1.0	1288	$945	$0.73	44d	1	0.11mi
1106 N Gale St Unit 1 Indianapolis, IN	2.0	1.0	750	$895	$1.19	44d	1	0.13mi
1028 N Olney St Unit 1030 Indianapolis, IN	1.0	1.0	700	$800	$1.14	24d	1	0.13mi
1354 N Olney St Unit 1356 Indianapolis, IN	1.0	1.0	765	$775	$1.01	44d	1	0.15mi
1018 N Tuxedo St Unit 1016 Indianapolis, IN	3.0	1.5	1250	$1,099	$0.88	44d	1	0.15mi
1119 N Dearborn St Indianapolis, IN	3.0	1.5	1200	$1,249	$1.04	44d	1	0.16mi
1015 N Gale St Indianapolis, IN	3.0	2.0	1200	$1,550	$1.29	15d	1	0.19mi
953 N Tuxedo St Indianapolis, IN	3.0	1.0	1200	$950	$0.79	24d	1	0.23mi
1421 N Olney St Indianapolis, IN	2.0	1.0	1064	$975	$0.92	10d	1	0.23mi
1216 N Oakland Ave Indianapolis, IN	3.0	2.0	1464	$1,550	$1.06	14d	1	0.25mi
1214 N Oakland Ave Indianapolis, IN	3.0	2.0	1464	$1,350	$0.92	14d	1	0.25mi
1505 N Tuxedo St Unit 1507 Indianapolis, IN	2.0	1.0	1000	$1,100	$1.10	44d	1	0.26mi
933 N Dearborn St Indianapolis, IN	3.0	1.5	1204	$1,500	$1.25	44d	1	0.31mi
3030 E 10th St Indianapolis, IN	2.0	1.0	950	$900	$0.95	22d	1	0.33mi
3101 E 10th St #301 Indianapolis, IN	2.0	1.0	921	$1,195	$1.30	44d	1	0.33mi
910 N Ewing St Unit 910 Ewing Indianapolis, IN	1.0	1.0	832	$625	$0.75	24d	1	0.34mi
1521 N Kealing Ave Indianapolis, IN	3.0	1.0	1250	$1,250	$1.00	18d	1	0.36mi
3601 Brookside Parkway South Dr Indianapolis, IN	2.0	1.0	1025	$995	$0.97	24d	1	0.36mi
3601 Brookside Parkway South Dr Indianapolis, IN	2.0	1.0	1025	$995	$0.97	44d	1	0.36mi
1531 N Kealing Ave Unit A Indianapolis, IN	3.0	2.0	1250	$1,397	$1.12	24d	1	0.37mi
1531 N Kealing Ave Indianapolis, IN	3.0	2.0	1250	$1,500	$1.20	24d	1	0.37mi
1113 N Oxford St Indianapolis, IN	3.0	2.0	1100	$1,495	$1.36	7d	1	0.37mi
3617 Brookside Parkway South Dr Indianapolis, IN	2.0	1.0	800	$999	$1.25	24d	1	0.37mi
850 N Dearborn St Indianapolis, IN	1.0	1.0	784	$750	$0.96	44d	1	0.39mi
840 N Lasalle St Indianapolis, IN	3.0	1.0	1215	$1,100	$0.91	24d	1	0.39mi
1532 N Sherman Dr Unit 1530 Sherman Indianapolis, IN	1.0	1.0	768	$550	$0.72	2d	1	0.40mi
3709 Brookside Parkway South Dr Indianapolis, IN	1.0	1.0	742	$825	$1.11	24d	1	0.40mi
1424 N Denny St Indianapolis, IN	3.0	1.0	1206	$1,295	$1.07	44d	1	0.41mi
1417 N Denny St Indianapolis, IN	2.0	1.0	1000	$1,125	$1.12	24d	1	0.43mi
1315 N Rural St Indianapolis, IN	1.0	1.0	700	$1,000	$1.43	4d	1	0.45mi
1112 N Rural St Unit 1110 Indianapolis, IN	2.0	1.5	1204	$1,150	$0.96	24d	1	0.47mi
818 N Oakland Ave Unit 46201 Indianapolis, IN	3.0	1.5	1332	$1,550	$1.16	44d	1	0.49mi
1513 N Denny St Indianapolis, IN	3.0	1.0	874	$1,399	$1.60	24d	1	0.49mi
639 N Gray St Indianapolis, IN	3.0	1.5	1120	$1,220	$1.09	44d	1	0.50mi
637 N Gray St Indianapolis, IN	3.0	1.5	1120	$1,150	$1.03	44d	1	0.50mi
632 N Gray St Indianapolis, IN	3.0	1.0	960	$1,800	$1.88	44d	1	0.52mi
822 N Bradley Ave Unit 822 Indianapolis, IN	3.0	1.0	1100	$1,200	$1.09	44d	1	0.53mi
3058 Brookside Parkway North Dr Indianapolis, IN	1.0	1.0	700	$875	$1.25	12d	1	0.53mi
1509 N Chester Ave Indianapolis, IN	2.0	1.0	950	$1,100	$1.16	22d	1	0.54mi

Listing history 23 events

1. 2026-06-18
   days on market $65,000 Active 207 DOM
2. 2026-06-17
   days on market $65,000 Active 206 DOM
3. 2026-06-16
   days on market $65,000 Active 205 DOM
4. 2026-06-15
   days on market $65,000 Active 204 DOM
5. 2026-06-13
   days on market $65,000 Active 202 DOM
6. 2026-06-13
   days on market $65,000 Active 201 DOM
7. 2026-06-09
   days on market $65,000 Active 198 DOM
8. 2026-06-08
   days on market $65,000 Active 197 DOM
9. 2026-06-07
   days on market $65,000 Active 196 DOM
10. 2026-06-03
    days on market $65,000 Active 192 DOM
11. 2026-06-02
    days on market $65,000 Active 191 DOM
12. 2026-06-01
    days on market $65,000 Active 190 DOM
13. 2026-05-31
    days on market $65,000 Active 189 DOM
14. 2026-05-22
    status Active
15. 2026-04-06
    status Pending
16. 2026-03-02
    price $65,000
17. 2026-01-05
    price $75,000
18. 2025-09-17
    listed $85,000 Active
19. 2023-08-28
    soldstatus $45,000
20. 2023-08-21
    soldstatus $50,000 Closed 371-char remark

    Show marketing remark (371 chars)

    INVESTOR ALERT!!! A great opportunity In Brookside Park neighborhood! The area is filled with renovated and new construction homes-many possibilities with the house. You can remodel int0 rental Or AirBnB or a Flip it!! Located just a few blocks from Paramount School + Brookside Park and just minutes from KanKan Cinema, Amelia's Bread, North Mass Boulder, CCIC and more!

21. 2023-07-13
    price $50,000 371-char remark

    Show marketing remark (371 chars)

    INVESTOR ALERT!!! A great opportunity In Brookside Park neighborhood! The area is filled with renovated and new construction homes-many possibilities with the house. You can remodel int0 rental Or AirBnB or a Flip it!! Located just a few blocks from Paramount School + Brookside Park and just minutes from KanKan Cinema, Amelia's Bread, North Mass Boulder, CCIC and more!

22. 2023-07-12
    price $67,500 371-char remark

    Show marketing remark (371 chars)

    INVESTOR ALERT!!! A great opportunity In Brookside Park neighborhood! The area is filled with renovated and new construction homes-many possibilities with the house. You can remodel int0 rental Or AirBnB or a Flip it!! Located just a few blocks from Paramount School + Brookside Park and just minutes from KanKan Cinema, Amelia's Bread, North Mass Boulder, CCIC and more!

23. 2023-06-08
    listed $69,000 Active 371-char remark

    Show marketing remark (371 chars)

    INVESTOR ALERT!!! A great opportunity In Brookside Park neighborhood! The area is filled with renovated and new construction homes-many possibilities with the house. You can remodel int0 rental Or AirBnB or a Flip it!! Located just a few blocks from Paramount School + Brookside Park and just minutes from KanKan Cinema, Amelia's Bread, North Mass Boulder, CCIC and more!

ⓘ 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 3/10 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: $13,514
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,081
• − Management: −$1,081
• − Depreciation: −$1,891
• Taxable income: $4,520
• Est. tax owed @ 24.0%: −$1,085
• After-tax cash flow: $4,201/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

-5.8% since first listed

10 events — show timeline

• 2026-05-22 Relisted — MIBOR as Distributed by MLS Grid
• 2026-04-06 Pending — MIBOR as Distributed by MLS Grid
• 2026-03-02 Price Changed $65,000 MIBOR as Distributed by MLS Grid
• 2026-01-05 Price Changed $75,000 MIBOR as Distributed by MLS Grid
• 2025-09-17 Listed $85,000 MIBOR as Distributed by MLS Grid
• 2023-08-28 Sold (Public Records) $45,000 Public Records
• 2023-08-21 Sold (MLS) $50,000 MIBOR as Distributed by MLS Grid
• 2023-07-13 Price Changed $50,000 MIBOR as Distributed by MLS Grid
• 2023-07-12 Price Changed $67,500 MIBOR as Distributed by MLS Grid
• 2023-06-08 Listed $69,000 MIBOR as Distributed by MLS Grid

Property tax history

+28.3%/yr

Latest (2025): $4,320 · +19.7% YoY. Source: county tax records.