31 N Forest Ave · Indianapolis city (balance), IN 46201

$99,750

2 bd · 1.0 ba · 756 sqft · SingleFamily public records · 140 Days on market

Built 1945 3,615 sqft lot $132/sqft · 7% below area Est $107k · 7% under

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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 +27.8/30.0
• ARV discount +10.5/15.0
• DSCR +9.8/10.0
• 1% rule +6.5/10.0
• 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

Discover the potential of 31 N Forest Ave, a charming property that has fresh new paint and perfectly positioned near the heart of downtown Indianapolis. This home features a versatile layout, along with a completely updated full bathroom with a tiled shower and a large, open main living space. The spacious kitchen offers plenty of room to customize it to your heart's content. Its classic character pairs with ample space, giving buyers the opportunity to move in with a pease of mind. Located in a growing and revitalizing area, you'll enjoy quick access to parks, dining, cultural attractions, and major city conveniences. This property can become your ideal home for you.

Key facts

• Spacious kitchen
• Tiled shower
• 3,615 sq ft lot

Tags

• UPDATED FULL BATHROOM
• TILED SHOWER
• LARGE OPEN MAIN LIVING SPACE
• SPACIOUS KITCHEN
• QUICK ACCESS TO PARKS
• QUICK ACCESS TO DINING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $305 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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 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.
• Market conditions: Rents rising fast (+7.3%/yr); 483 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $690 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 + 7.3% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 21y ago; this cycle's ask has dropped $18k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,780 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 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 1945 — 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: 1.15% ✓
• Cap rate: 9.96%
• Cash-on-cash: 13.11%
• DSCR: 1.58
• GRM: 7.3

CMA / ARV

• ARV (median comp): $106,916
• List price: $99,750
• Delta: -6.70%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
46 Jefferson Ave	0.20mi	1/1.0 (-1)	756 (0%)	5mo	$65,000	$86	81
35 N Forest Ave	0.01mi	2/1.0	672 (-11%)	18mo	$99,999	$149	66
239 S Temple Ave	0.37mi	3/1.0 (+1)	768 (+2%)	20mo	$110,000	$143	59
2217 Spann Ave	0.74mi	2/1.0	720 (-5%)	3mo	$177,000	$246	55
238 S Temple Ave	0.36mi	2/1.0	840 (+11%)	13mo	$65,000	$77	54
215 N Randolph St	0.39mi	2/2.0	816 (+8%)	14mo	$170,500	$209	53
524 S Rural St	0.72mi	2/1.0	720 (-5%)	7mo	$148,000	$206	53
520 S Rural St	0.71mi	2/1.0	720 (-5%)	8mo	$95,000	$132	52
418 S Oxford St	0.62mi	2/1.0	816 (+8%)	14mo	$151,000	$185	46
330 N Lasalle St	0.63mi	2/1.0	840 (+11%)	8mo	$35,000	$42	45
425 S Oakland Ave	0.70mi	2/1.0	834 (+10%)	13mo	$105,000	$126	40
543 Leeds Ave	0.75mi	2/1.0	856 (+13%)	13mo	$172,500	$202	32

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: 7.4%
• Equity multiple: 1.30×
• Total profit: $8,400
• Equity at exit: $14,873

10-year hold

• IRR: 19.9%
• Equity multiple: 2.98×
• Total profit: $55,377
• Equity at exit: $8,625

Cash invested: $27,930 (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: 483
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,143 high
• Mortgage (P&I): −$523
• Tax from tax record: −$33 /mo · $400/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $305

Break-even live

Break-even rent $757

Max offer price $99,750

Occupancy floor 68%

Sensitivity live

Price	-10% $362	-5% $333	+0% $305	+5% $277	+10% $249
Rent	-10% $215	-5% $260	+0% $305	+5% $350	+10% $395
Rate	-1.0pp $355	-0.5pp $330	base $305	+0.5pp $279	+1.0pp $253

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: $24,938
• Closing costs: $2,992
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2211 E New York St Unit B Indianapolis, IN	1.0	1.0	650	$725	$1.12	23d	1	0.21mi
225 N Hamilton Ave Indianapolis, IN	2.0	2.0	1008	$1,695	$1.68	45d	1	0.24mi
313 Eastern Ave Indianapolis, IN	2.0	1.0	1040	$950	$0.91	23d	1	0.29mi
49 S Rural St Indianapolis, IN	2.0	1.5	750	$950	$1.27	11d	1	0.29mi
439 N Forest Ave Indianapolis, IN	3.0	2.0	1030	$1,200	$1.17	25d	1	0.33mi
418 Eastern Ave Indianapolis, IN	3.0	1.0	1008	$1,325	$1.31	25d	1	0.34mi
228 N Randolph St Indianapolis, IN	2.0	2.0	1008	$1,695	$1.68	45d	1	0.41mi
613-615 N Jefferson Indianapolis, IN	3.0	1.0	1030	$1,600	$1.55	16d	1	0.45mi
235 N Oakland Ave Indianapolis, IN	2.0	1.0	800	$1,000	$1.25	45d	1	0.46mi
415 N Oxford St Indianapolis, IN	1.0	1.0	580	$650	$1.12	25d	1	0.46mi
2810 E Michigan St Unit C Indianapolis, IN	2.0	1.5	949	$1,350	$1.42	45d	1	0.47mi
2814 E Michigan St Unit D Indianapolis, IN	2.0	1.5	949	$1,350	$1.42	45d	1	0.48mi
408 N Oakland Ave Unit A Indianapolis, IN	2.0	2.0	1100	$995	$0.90	19d	1	0.49mi
2034 Southeastern Ave Indianapolis, IN	1.0	1.0	525	$850	$1.62	16d	1	0.50mi
225 Hamilton Ave Indianapolis, IN	2.0	2.0	1008	$1,695	$1.68	45d	1	0.51mi
323 S Rural St Indianapolis, IN	3.0	1.5	1090	$1,050	$0.96	45d	1	0.52mi
330 S Rural St Indianapolis, IN	2.0	1.0	960	$1,050	$1.09	8d	1	0.53mi
2025 Southeastern Ave Indianapolis, IN	1.0	1.0	663	$775	$1.17	45d	1	0.54mi
28 S Dearborn St Unit A Indianapolis, IN	3.0	1.0	1100	$1,400	$1.27	11d	1	0.55mi
437 N State Ave Indianapolis, IN	2.0	1.5	933	$1,500	$1.61	45d	1	0.56mi
437 N State Ave Indianapolis, IN	2.0	1.5	933	$1,350	$1.45	13d	1	0.56mi
437 N State Ave Indianapolis, IN	2.0	1.5	933	$1,350	$1.45	25d	1	0.56mi
350 S Oxford St Indianapolis, IN	3.0	1.0	826	$1,300	$1.57	45d	1	0.58mi
1718 Southeastern Ave Indianapolis, IN	1.0	1.0	700	$1,080	$1.54	45d	1	0.59mi
1529 E Ohio St Indianapolis, IN	2.0	1.0	1118	$1,299	$1.16	45d	1	0.60mi
245 S Randolph St Indianapolis, IN	2.0	1.0	720	$750	$1.04	45d	1	0.61mi
471 N State Ave Unit 1 Indianapolis, IN	1.0	1.0	634	$785	$1.24	45d	1	0.61mi
471 N State Ave Apt 4 Indianapolis, IN	1.0	1.0	800	$865	$1.08	21d	1	0.61mi
247 S Randolph St Indianapolis, IN	2.0	1.0	720	$750	$1.04	45d	1	0.61mi
621 Tecumseh St Indianapolis, IN	2.0	1.0	726	$1,025	$1.41	45d	1	0.61mi
639 N Rural St Indianapolis, IN	3.0	1.0	1000	$1,675	$1.68	19d	1	0.62mi
679 Woodruff Place East Dr Indianapolis, IN	1.0	1.0	600	$895	$1.49	25d	1	0.63mi
628 N Oxford St Indianapolis, IN	1.0	1.0	536	$775	$1.45	25d	1	0.63mi
2631 Southeastern Ave Indianapolis, IN	3.0	2.0	1072	$1,195	$1.11	13d	1	0.63mi
301 S Gray St Indianapolis, IN	2.0	1.0	841	$1,025	$1.22	25d	1	0.64mi
510 N Dearborn St Indianapolis, IN	3.0	1.0	1008	$1,350	$1.34	45d	1	0.67mi
37 S Tuxedo St Indianapolis, IN	3.0	1.0	950	$1,150	$1.21	45d	1	0.69mi
423 Villa Ave Indianapolis, IN	1.0	1.0	593	$799	$1.35	25d	1	0.69mi
332 N Arsenal Ave Unit A Indianapolis, IN	2.0	1.0	750	$1,150	$1.53	8d	1	0.69mi
330 N Arsenal Ave Unit B Indianapolis, IN	2.0	1.0	700	$1,100	$1.57	8d	1	0.69mi

Listing history 40 events

1. 2026-06-21
   days on market $99,750 Active 140 DOM
2. 2026-06-18
   days on market $99,750 Active 137 DOM
3. 2026-06-17
   days on market $99,750 Active 136 DOM
4. 2026-06-16
   days on market $99,750 Active 135 DOM
5. 2026-06-15
   remarks 696-char remark
6. 2026-06-15
   days on market $99,750 Active 134 DOM
7. 2026-06-13
   days on market $99,750 Active 132 DOM
8. 2026-06-13
   days on market $99,750 Active 131 DOM
9. 2026-06-09
   days on market $99,750 Active 128 DOM
10. 2026-06-08
    days on market $99,750 Active 127 DOM
11. 2026-06-07
    days on market $99,750 Active 126 DOM
12. 2026-06-03
    days on market $99,750 Active 122 DOM
13. 2026-06-02
    days on market $99,750 Active 121 DOM
14. 2026-06-01
    days on market $99,750 Active 120 DOM
15. 2026-05-31
    days on market $99,750 Active 119 DOM
16. 2026-05-19
    status Active 679-char remark

    Show marketing remark (679 chars)

    Discover the potential of 31 N Forest Ave, a charming property that has fresh new paint and perfectly positioned near the heart of downtown Indianapolis. This home features a versatile layout, along with a completely updated full bathroom with a tiled shower and a large, open main living space. The spacious kitchen offers plenty of room to customize it to your heart's content. Its classic character pairs with ample space, giving buyers the opportunity to move in with a pease of mind. Located in a growing and revitalizing area, you'll enjoy quick access to parks, dining, cultural attractions, and major city conveniences. This property can become your ideal home for you.

17. 2026-05-06
    status Pending 679-char remark

    Show marketing remark (679 chars)

    Discover the potential of 31 N Forest Ave, a charming property that has fresh new paint and perfectly positioned near the heart of downtown Indianapolis. This home features a versatile layout, along with a completely updated full bathroom with a tiled shower and a large, open main living space. The spacious kitchen offers plenty of room to customize it to your heart's content. Its classic character pairs with ample space, giving buyers the opportunity to move in with a pease of mind. Located in a growing and revitalizing area, you'll enjoy quick access to parks, dining, cultural attractions, and major city conveniences. This property can become your ideal home for you.

18. 2026-04-22
    price $99,899 679-char remark

    Show marketing remark (679 chars)

    Discover the potential of 31 N Forest Ave, a charming property that has fresh new paint and perfectly positioned near the heart of downtown Indianapolis. This home features a versatile layout, along with a completely updated full bathroom with a tiled shower and a large, open main living space. The spacious kitchen offers plenty of room to customize it to your heart's content. Its classic character pairs with ample space, giving buyers the opportunity to move in with a pease of mind. Located in a growing and revitalizing area, you'll enjoy quick access to parks, dining, cultural attractions, and major city conveniences. This property can become your ideal home for you.

19. 2026-04-18
    price $99,900 679-char remark

    Show marketing remark (679 chars)

    Discover the potential of 31 N Forest Ave, a charming property that has fresh new paint and perfectly positioned near the heart of downtown Indianapolis. This home features a versatile layout, along with a completely updated full bathroom with a tiled shower and a large, open main living space. The spacious kitchen offers plenty of room to customize it to your heart's content. Its classic character pairs with ample space, giving buyers the opportunity to move in with a pease of mind. Located in a growing and revitalizing area, you'll enjoy quick access to parks, dining, cultural attractions, and major city conveniences. This property can become your ideal home for you.

20. 2026-04-17
    status Active 679-char remark

    Show marketing remark (679 chars)

    Discover the potential of 31 N Forest Ave, a charming property that has fresh new paint and perfectly positioned near the heart of downtown Indianapolis. This home features a versatile layout, along with a completely updated full bathroom with a tiled shower and a large, open main living space. The spacious kitchen offers plenty of room to customize it to your heart's content. Its classic character pairs with ample space, giving buyers the opportunity to move in with a pease of mind. Located in a growing and revitalizing area, you'll enjoy quick access to parks, dining, cultural attractions, and major city conveniences. This property can become your ideal home for you.

21. 2026-04-03
    status Active 679-char remark

    Show marketing remark (679 chars)

    Discover the potential of 31 N Forest Ave, a charming property that has fresh new paint and perfectly positioned near the heart of downtown Indianapolis. This home features a versatile layout, along with a completely updated full bathroom with a tiled shower and a large, open main living space. The spacious kitchen offers plenty of room to customize it to your heart's content. Its classic character pairs with ample space, giving buyers the opportunity to move in with a pease of mind. Located in a growing and revitalizing area, you'll enjoy quick access to parks, dining, cultural attractions, and major city conveniences. This property can become your ideal home for you.

22. 2026-03-18
    price $108,999 679-char remark

    Show marketing remark (679 chars)

    Discover the potential of 31 N Forest Ave, a charming property that has fresh new paint and perfectly positioned near the heart of downtown Indianapolis. This home features a versatile layout, along with a completely updated full bathroom with a tiled shower and a large, open main living space. The spacious kitchen offers plenty of room to customize it to your heart's content. Its classic character pairs with ample space, giving buyers the opportunity to move in with a pease of mind. Located in a growing and revitalizing area, you'll enjoy quick access to parks, dining, cultural attractions, and major city conveniences. This property can become your ideal home for you.

23. 2026-03-09
    price $109,000 679-char remark

    Show marketing remark (679 chars)

    Discover the potential of 31 N Forest Ave, a charming property that has fresh new paint and perfectly positioned near the heart of downtown Indianapolis. This home features a versatile layout, along with a completely updated full bathroom with a tiled shower and a large, open main living space. The spacious kitchen offers plenty of room to customize it to your heart's content. Its classic character pairs with ample space, giving buyers the opportunity to move in with a pease of mind. Located in a growing and revitalizing area, you'll enjoy quick access to parks, dining, cultural attractions, and major city conveniences. This property can become your ideal home for you.

24. 2026-02-16
    price $115,900 679-char remark

    Show marketing remark (679 chars)

    Discover the potential of 31 N Forest Ave, a charming property that has fresh new paint and perfectly positioned near the heart of downtown Indianapolis. This home features a versatile layout, along with a completely updated full bathroom with a tiled shower and a large, open main living space. The spacious kitchen offers plenty of room to customize it to your heart's content. Its classic character pairs with ample space, giving buyers the opportunity to move in with a pease of mind. Located in a growing and revitalizing area, you'll enjoy quick access to parks, dining, cultural attractions, and major city conveniences. This property can become your ideal home for you.

25. 2026-01-17
    listed $117,500 Active 679-char remark

    Show marketing remark (679 chars)

    Discover the potential of 31 N Forest Ave, a charming property that has fresh new paint and perfectly positioned near the heart of downtown Indianapolis. This home features a versatile layout, along with a completely updated full bathroom with a tiled shower and a large, open main living space. The spacious kitchen offers plenty of room to customize it to your heart's content. Its classic character pairs with ample space, giving buyers the opportunity to move in with a pease of mind. Located in a growing and revitalizing area, you'll enjoy quick access to parks, dining, cultural attractions, and major city conveniences. This property can become your ideal home for you.

26. 2025-04-25
    soldstatus $95,000 Closed 322-char remark

    Show marketing remark (322 chars)

    Excellent investment or owner occupant opportunity on Indy's East side. This home features a full bathroom with tiled shower, and large open main living space. The kitchen is spacious with room to customize it to your heart's content With a little work and TLC this property can be your new home or investment property.

27. 2025-03-25
    status Pending 322-char remark

    Show marketing remark (322 chars)

    Excellent investment or owner occupant opportunity on Indy's East side. This home features a full bathroom with tiled shower, and large open main living space. The kitchen is spacious with room to customize it to your heart's content With a little work and TLC this property can be your new home or investment property.

28. 2025-03-05
    price $100,000 322-char remark

    Show marketing remark (322 chars)

    Excellent investment or owner occupant opportunity on Indy's East side. This home features a full bathroom with tiled shower, and large open main living space. The kitchen is spacious with room to customize it to your heart's content With a little work and TLC this property can be your new home or investment property.

29. 2025-02-26
    status Active 322-char remark

    Show marketing remark (322 chars)

    Excellent investment or owner occupant opportunity on Indy's East side. This home features a full bathroom with tiled shower, and large open main living space. The kitchen is spacious with room to customize it to your heart's content With a little work and TLC this property can be your new home or investment property.

30. 2025-02-05
    status Pending 322-char remark

    Show marketing remark (322 chars)

    Excellent investment or owner occupant opportunity on Indy's East side. This home features a full bathroom with tiled shower, and large open main living space. The kitchen is spacious with room to customize it to your heart's content With a little work and TLC this property can be your new home or investment property.

31. 2025-01-24
    price $105,000 322-char remark

    Show marketing remark (322 chars)

    Excellent investment or owner occupant opportunity on Indy's East side. This home features a full bathroom with tiled shower, and large open main living space. The kitchen is spacious with room to customize it to your heart's content With a little work and TLC this property can be your new home or investment property.

32. 2024-11-25
    status Active 322-char remark

    Show marketing remark (322 chars)

    Excellent investment or owner occupant opportunity on Indy's East side. This home features a full bathroom with tiled shower, and large open main living space. The kitchen is spacious with room to customize it to your heart's content With a little work and TLC this property can be your new home or investment property.

33. 2024-11-22
    historical 322-char remark

    Show marketing remark (322 chars)

    Excellent investment or owner occupant opportunity on Indy's East side. This home features a full bathroom with tiled shower, and large open main living space. The kitchen is spacious with room to customize it to your heart's content With a little work and TLC this property can be your new home or investment property.

34. 2024-10-14
    price $115,000 322-char remark

    Show marketing remark (322 chars)

    Excellent investment or owner occupant opportunity on Indy's East side. This home features a full bathroom with tiled shower, and large open main living space. The kitchen is spacious with room to customize it to your heart's content With a little work and TLC this property can be your new home or investment property.

35. 2024-08-16
    listed $120,000 Active 322-char remark

    Show marketing remark (322 chars)

    Excellent investment or owner occupant opportunity on Indy's East side. This home features a full bathroom with tiled shower, and large open main living space. The kitchen is spacious with room to customize it to your heart's content With a little work and TLC this property can be your new home or investment property.

36. 2008-11-13
    soldstatus $5,500
37. 2008-07-14
    listed $6,000
38. 2005-07-06
    soldstatus $16,000
39. 2005-06-09
    listed $17,500
40. 2000-09-20
    soldstatus $53,200

ⓘ 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: $400 · $33/mo
• Projected year-2 tax: $624 · $52/mo
• Expected delta: +$224/yr (+$19/mo · 56.0%)

ⓘ 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 ≥101°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: $13,718
• − Mortgage interest: −$5,588
• − Property taxes: −$400
• − Insurance: −$499
• − Repairs & maintenance: −$1,097
• − Management: −$1,097
• − Depreciation: −$2,902
• Taxable income: $2,135
• Est. tax owed @ 24.0%: −$512
• After-tax cash flow: $3,149/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

+87.8% since first listed

25 events — show timeline

• 2026-05-19 Relisted — MIBOR as Distributed by MLS Grid
• 2026-05-06 Pending — MIBOR as Distributed by MLS Grid
• 2026-04-22 Price Changed $99,899 MIBOR as Distributed by MLS Grid
• 2026-04-18 Price Changed $99,900 MIBOR as Distributed by MLS Grid
• 2026-04-17 Relisted — MIBOR as Distributed by MLS Grid
• 2026-04-03 Relisted — MIBOR as Distributed by MLS Grid
• 2026-03-18 Price Changed $108,999 MIBOR as Distributed by MLS Grid
• 2026-03-09 Price Changed $109,000 MIBOR as Distributed by MLS Grid
• 2026-02-16 Price Changed $115,900 MIBOR as Distributed by MLS Grid
• 2026-01-17 Listed $117,500 MIBOR as Distributed by MLS Grid
• 2025-04-25 Sold (MLS) $95,000 MIBOR as Distributed by MLS Grid
• 2025-03-25 Pending — MIBOR as Distributed by MLS Grid
• 2025-03-05 Price Changed $100,000 MIBOR as Distributed by MLS Grid
• 2025-02-26 Relisted — MIBOR as Distributed by MLS Grid
• 2025-02-05 Pending — MIBOR as Distributed by MLS Grid
• 2025-01-24 Price Changed $105,000 MIBOR as Distributed by MLS Grid
• 2024-11-25 Relisted — MIBOR as Distributed by MLS Grid
• 2024-11-22 Listing Removed — MIBOR as Distributed by MLS Grid
• 2024-10-14 Price Changed $115,000 MIBOR as Distributed by MLS Grid
• 2024-08-16 Listed $120,000 MIBOR as Distributed by MLS Grid
• 2008-11-13 Sold (MLS) $5,500 MIBOR as Distributed by MLS Grid
• 2008-07-14 Listed $6,000 MIBOR as Distributed by MLS Grid
• 2005-07-06 Sold (MLS) $16,000 MIBOR as Distributed by MLS Grid
• 2005-06-09 Listed $17,500 MIBOR as Distributed by MLS Grid
• 2000-09-20 Sold (Public Records) $53,200 Public Records

Property tax history

+9.5%/yr

Latest (2025): $400 · -18.0% YoY. Source: county tax records.