7326 Sycamore Run Dr · Indianapolis city (balance), IN 46237

$329,999

4 bd · 1.5 ba · 2,498 sqft · SingleFamily public records · 159 Days on market

Built 2002 0.25 ac lot Est $387k · 15% under $30/mo HOA · 1% of rent

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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 +18.5/30.0
• ARV discount +14.1/15.0
• DSCR +5.8/10.0
• 1% rule +4.5/10.0
• Schools +4.0/10.0
• Rent growth +3.4/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wow! 4BR 2.5BA home with large bedrooms, all w/ wic, relax in the Jacuzzi tub. Open floor plan ideal for entertaining, large eat-in kitchen w/ an island, walk-in pantry & all appls stay. Spacious backyard has privacy fence w/ gate to nearby neighborhood pond. Plenty of room for a garden & to play. Roof was new last year. Only 1 owner. Conveniently located near I-65, many stores & restaurants & the Greenwood Mall. Seller is offering 1 year home warranty.

Key facts

• Large kitchen island
• Stone countertops
• Laundry room

Tags

• FIREPLACE
• STONE COUNTERTOPS
• SHAKER CABINETS
• LARGE KITCHEN ISLAND
• KITCHEN PENINSULA
• LAUNDRY ROOM

Property features AI

Finance

• Other: Property type: Residential; Property subtype: Single Family Residence; Lot approximately 0.25 acre
• HOA & community: HOA present; annual fee of $355; HOA covers maintenance and snow removal; HOA governed by covenants and restrictions

Exterior

• Parking: Attached 2-car garage (approx. 480 sq ft)
• Utilities: Public water; Municipal sewer connected; Solid waste service
• Home design: Single family residence; Two levels; Mandatory fee ownership
• Construction: Brick and vinyl exterior; Slab foundation
• Exterior features: Covered patio; Full privacy fence; Sidewalks; Small trees (under 20 ft)

Interior

• Kitchen: Dishwasher; Disposal; Electric oven; Range hood / Microhood; Refrigerator
• Bedrooms: 4 bedrooms on the upper level; Primary bedroom includes a walk-in closet
• Bathrooms: 2 full bathrooms; 1 half bathroom; Primary bathroom with tub, separate shower, and whirlpool tub
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Attic access; Kitchen island; Eat-in kitchen; Pantry; Walk-in closets; One fireplace with gas log and wood-burning options (located in family room and living room areas); Smoke alarm
• Laundry & utility: Upper-level laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $316 ($4k/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 $312k (5.4% below list).
• Recommended offer: $290k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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 C — affects rentability + tenant quality, not the cash-flow math above.
• Franklin Township Community School Corporation (urban): math 42% / reading 47% proficiency, ranked #87 of 301 in IN (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Bunker Hill Elementary School (math 67% / reading 52%, grade B-, #128 of 994 statewide, top 15%, 501 students, 42% FRL); Franklin Central High School (math 41% / reading 69%, grade C, #77 of 369 statewide, top 21%, 3,319 students, 46% FRL) — zoned schools average 44% FRL vs 29% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 57% at this address vs 44% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Franklin Township Community School Corporation average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.8%/yr); 270 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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).
• At $3,121/mo this rent would consume 47% of the median local household income ($79k/yr) (locally 1245% 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 $2k of loan paydown is wiped out by about $10k 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 159 days — a 12% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $35k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $176k; list at $330k implies a 87% gain — meaningful room to come down on a strong offer.

Recommended offer $290,399 (12.0% below list)

Questions for the listing agent

1. It's been on market 159 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.95% ✗
• Cap rate: 7.44%
• Cash-on-cash: 4.10%
• DSCR: 1.18
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $387,190
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7326 Sycamore Run Dr	0.00mi	4/2.5	2,498 (0%)	1mo	$323,000	$129	96
7327 Sycamore Run Dr	0.03mi	4/2.5	2,480 (-1%)	17mo	$327,500	$132	80
7203 Sycamore Run Dr	0.17mi	4/2.5	2,559 (+2%)	12mo	$410,000	$160	74
7302 Sycamore Run Dr	0.05mi	4/2.5	2,433 (-3%)	19mo	$325,000	$134	73
7251 Sycamore Run Dr	0.08mi	4/2.5	2,541 (+2%)	20mo	$394,000	$155	73
7441 Sycamore Run Dr	0.15mi	3/2.5 (-1)	2,360 (-6%)	3mo	$350,000	$148	73
7257 Sycamore Run Dr	0.07mi	4/2.5	2,277 (-9%)	16mo	$365,000	$160	65
7054 Lavender Ct	0.26mi	3/2.5 (-1)	2,764 (+11%)	15mo	$320,000	$116	49
5727 Sly Fox Ln	0.39mi	4/2.5	2,145 (-14%)	8mo	$350,000	$163	47
5606 Sly Fox Ln	0.31mi	3/2.5 (-1)	2,224 (-11%)	17mo	$350,000	$157	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 · 3.78% rent growth · sell at horizon

5-year hold

• IRR: -9.1%
• Equity multiple: 0.67×
• Total profit: $-30,914
• Equity at exit: $49,204

10-year hold

• IRR: 1.4%
• Equity multiple: 1.10×
• Total profit: $9,150
• Equity at exit: $28,532

Cash invested: $92,400 (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 46237

• Rents YoY: 3.8%
• Active inventory: 270
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $3,121 medium
• Mortgage (P&I): −$1,731
• Tax from tax record: −$252 /mo · $3,018/yr
• Insurance: −$137
• HOA: −$30
• Vacancy / Maint / Mgmt: −$655
• Net cashflow: $316

Break-even live

Break-even rent $2,721

Max offer price $329,999

Occupancy floor 85%

Sensitivity live

Price	-10% $503	-5% $409	+0% $316	+5% $223	+10% $129
Rent	-10% $69	-5% $193	+0% $316	+5% $439	+10% $563
Rate	-1.0pp $482	-0.5pp $400	base $316	+0.5pp $230	+1.0pp $143

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7703 Janel Ct Indianapolis, IN	4.0	2.5	1824	$4,950	$2.71	25d	1	0.65mi
8130 Amble Way Indianapolis, IN	3.0	2.5	2144	$1,955	$0.91	5d	1	1.14mi
8107 Southern Trails Pl Indianapolis, IN	4.0	2.0	1746	$2,000	$1.15	6d	1	1.24mi

HOA detail

• Monthly dues: $30 · $360/yr

Listing history 16 events

1. 2026-05-09
   status Pending
2. 2026-04-13
   price $329,999
3. 2026-03-11
   price $339,999
4. 2026-02-18
   price $349,999
5. 2026-01-23
   price $359,999
6. 2025-12-01
   listed $365,000 Active
7. 2025-10-14
   historical
8. 2025-09-19
   price $379,000
9. 2025-09-09
   price $412,000
10. 2025-08-27
    price $419,000
11. 2025-08-15
    listed $424,000 Active
12. 2016-11-30
    soldstatus $176,500 Sold 473-char remark

    Show marketing remark (473 chars)

    Wow! 4BR 2.5BA home with large bedrooms, all w/ wic, relax in the Jacuzzi tub. Open floor plan ideal for entertaining, large eat-in kitchen w/ an island, walk-in pantry & all appls stay. Spacious backyard has privacy fence w/ gate to nearby neighborhood pond. Plenty of room for a garden & to play. Roof was new last year. Only 1 owner. Conveniently located near I-65, many stores & restaurants & the Greenwood Mall. Seller is offering 1 year home warranty.

13. 2016-10-25
    historical Active with Contingency 473-char remark

    Show marketing remark (473 chars)

    Wow! 4BR 2.5BA home with large bedrooms, all w/ wic, relax in the Jacuzzi tub. Open floor plan ideal for entertaining, large eat-in kitchen w/ an island, walk-in pantry & all appls stay. Spacious backyard has privacy fence w/ gate to nearby neighborhood pond. Plenty of room for a garden & to play. Roof was new last year. Only 1 owner. Conveniently located near I-65, many stores & restaurants & the Greenwood Mall. Seller is offering 1 year home warranty.

14. 2016-10-05
    price $179,900 473-char remark

    Show marketing remark (473 chars)

    Wow! 4BR 2.5BA home with large bedrooms, all w/ wic, relax in the Jacuzzi tub. Open floor plan ideal for entertaining, large eat-in kitchen w/ an island, walk-in pantry & all appls stay. Spacious backyard has privacy fence w/ gate to nearby neighborhood pond. Plenty of room for a garden & to play. Roof was new last year. Only 1 owner. Conveniently located near I-65, many stores & restaurants & the Greenwood Mall. Seller is offering 1 year home warranty.

15. 2016-09-19
    price $185,000 473-char remark

    Show marketing remark (473 chars)

    Wow! 4BR 2.5BA home with large bedrooms, all w/ wic, relax in the Jacuzzi tub. Open floor plan ideal for entertaining, large eat-in kitchen w/ an island, walk-in pantry & all appls stay. Spacious backyard has privacy fence w/ gate to nearby neighborhood pond. Plenty of room for a garden & to play. Roof was new last year. Only 1 owner. Conveniently located near I-65, many stores & restaurants & the Greenwood Mall. Seller is offering 1 year home warranty.

16. 2016-08-31
    listed $189,000 Active 473-char remark

    Show marketing remark (473 chars)

    Wow! 4BR 2.5BA home with large bedrooms, all w/ wic, relax in the Jacuzzi tub. Open floor plan ideal for entertaining, large eat-in kitchen w/ an island, walk-in pantry & all appls stay. Spacious backyard has privacy fence w/ gate to nearby neighborhood pond. Plenty of room for a garden & to play. Roof was new last year. Only 1 owner. Conveniently located near I-65, many stores & restaurants & the Greenwood Mall. Seller is offering 1 year home warranty.

ⓘ 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: $3,018 · $252/mo
• Projected year-2 tax: $3,018 · $252/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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,452
• − Mortgage interest: −$18,485
• − Property taxes: −$3,018
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,996
• − Management: −$2,996
• − HOA: −$360
• − Depreciation: −$9,600
• Taxable loss: −$1,654
• Est. tax savings @ 24.0%: +$397
• After-tax cash flow: $4,189/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: Franklin Township Community School Corporation
• NCES district ID: 1803750
• Math proficiency: 42% ▼ -12.00%
• Reading proficiency: 47% ▼ -6.00%
• Median HH income: $67,825
• Composite: 39.91/100
• National rank: #3852
• State rank: #87 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): 43,473
• Household income: $79,078
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 1245.0

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 White (71%)
• Race & ethnicity: White 71% Asian 13% Hispanic / Latino 7% Two or more races 6% Black 5%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 2% Lithuanian 2% Romanian 2%
• Foreign-born: 12% · Canada, Philippines
• Languages at home: 84% English-only · Other Asian/Pacific 5% Spanish 5% Other Indo-European 4%

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: ▼ -180.33%
• Current HPI: 238.9661
• Rent YoY: ▲ 3.78%
• 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

+74.6% since first listed

16 events — show timeline

• 2026-05-09 Pending — MIBOR as Distributed by MLS Grid
• 2026-04-13 Price Changed $329,999 MIBOR as Distributed by MLS Grid
• 2026-03-11 Price Changed $339,999 MIBOR as Distributed by MLS Grid
• 2026-02-18 Price Changed $349,999 MIBOR as Distributed by MLS Grid
• 2026-01-23 Price Changed $359,999 MIBOR as Distributed by MLS Grid
• 2025-12-01 Listed $365,000 MIBOR as Distributed by MLS Grid
• 2025-10-14 Listing Removed — MIBOR as Distributed by MLS Grid
• 2025-09-19 Price Changed $379,000 MIBOR as Distributed by MLS Grid
• 2025-09-09 Price Changed $412,000 MIBOR as Distributed by MLS Grid
• 2025-08-27 Price Changed $419,000 MIBOR as Distributed by MLS Grid
• 2025-08-15 Listed $424,000 MIBOR as Distributed by MLS Grid
• 2016-11-30 Sold (MLS) $176,500 MIBOR as Distributed by MLS Grid
• 2016-10-25 Contingent — MIBOR as Distributed by MLS Grid
• 2016-10-05 Price Changed $179,900 MIBOR as Distributed by MLS Grid
• 2016-09-19 Price Changed $185,000 MIBOR as Distributed by MLS Grid
• 2016-08-31 Listed $189,000 MIBOR as Distributed by MLS Grid

Property tax history

+4.7%/yr

Latest (2025): $3,018 · +0.6% YoY. Source: county tax records.