1126 Union St · Indianapolis city (balance), IN 46225

$199,900

4 bd · 3.5 ba · 2,000 sqft · SingleFamily public records · 217 Days on market

Built 1920 7,579 sqft lot $100/sqft · 21% below area Est $313k · 36% 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 +19.5/30.0
• ARV discount +15.0/15.0
• 1% rule +7.5/10.0
• DSCR +6.2/10.0
• Rent growth +5.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

1126 Union St presents an excellent investment opportunity in the rapidly revitalizing Old Southside neighborhood. Just moments from Lucas Oil Stadium and downtown Indy, this 4 bed, 3.5 bath home (2,000 sq ft + 414 sq ft unfinished daylight basement) offers strong potential as a fix & flip, long-term hold, BRRRR strategy, or high-performing STR (projected $70k+ annual revenue). The home was taken to the studs and rebuilt a few years ago, but it was recently vandalized and now needs a full cosmetic renovation. Repairs needed include paint, flooring, kitchen, baths, fixtures, WH/HVAC, and exterior cleanup. The roof and composition cement siding appear to have been replaced within the past few years, so most of the heavy lifting is interior. ARV estimated at $350k+. The floorplan is ideal for renters or guests, featuring raised ceilings, open living/dining/kitchen layout, a main-level bedroom and full bath, plus a laundry room with adjacent half bath. Upstairs offers a primary suite with walk-in closet and full bath, along with two additional bedrooms and a shared full bath. Large covered front porch, deep lot that runs street-to-street, with gravel parking in the front and rear. No neighbors directly to the north, and revitalization is happening all around. Cash or hard money only. Sold as-is. A prime project in one of Indy's fastest developing urban districts-bring your vision and unlock big upside!

Key facts

• Raised ceilings
• Main level bedroom
• Gravel parking

Tags

• FULL COSMETIC RENOVATION
• RAISED CEILINGS
• MAIN LEVEL BEDROOM
• LARGE COVERED FRONT PORCH
• DEEP LOT
• GRAVEL PARKING

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $227 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: Frederick Douglass School 19 (math 9% / reading 13%, grade F, #909 of 994 statewide, top 92%, 444 students, 81% FRL); H L Harshman Middle School (math 3% / reading 16%, grade F, #316 of 330 statewide, top 96%, 549 students, 84% 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 80% FRL track the district average.
• Market conditions: Rents rising fast (+11.0%/yr); 131 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 1,906 units permitted in Marion County in 2024 (621 in 5+ unit buildings).
• At $2,508/mo this rent would consume 55% of the median local household income ($55k/yr) (locally 311% 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 $6k 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 + 8.0% rent growth), your $56k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 217 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 5y ago; this cycle's ask has dropped $30k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $175,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 217 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 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.25% ✓
• Cap rate: 7.65%
• Cash-on-cash: 4.86%
• DSCR: 1.22
• GRM: 6.6

CMA / ARV

• ARV (median comp): $312,618
• List price: $199,900
• Delta: -36.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
325 Sanders St	0.31mi	3/2.5 (-1)	2,042 (+2%)	1mo	$359,000	$176	72
1334 Union St	0.18mi	3/2.0 (-1)	2,080 (+4%)	3mo	$294,000	$141	71
1415 Union St	0.25mi	4/2.5	2,177 (+9%)	1mo	$439,000	$202	69
219 E Morris St	0.23mi	4/3.5	2,256 (+13%)	2mo	$432,500	$192	66
227 Sanders St	0.26mi	3/3.5 (-1)	1,819 (-9%)	2mo	$335,000	$184	66
1433 S Talbott St	0.31mi	4/2.5	2,177 (+9%)	3mo	$404,750	$186	65
717 S Illinois St	0.36mi	3/1.0 (-1)	1,948 (-3%)	1mo	$416,250	$214	63
518 Terrace Ave	0.54mi	3/2.5 (-1)	1,869 (-7%)	2mo	$335,000	$179	54
1666 Union St	0.52mi	3/2.0 (-1)	2,157 (+8%)	4mo	$270,000	$125	49
1918 Union St	0.70mi	4/2.0	1,848 (-8%)	0mo	$230,000	$124	48
410 Sanders St	0.38mi	3/2.0 (-1)	2,285 (+14%)	3mo	$239,500	$105	46
747 E Mccarty St	0.71mi	3/2.0 (-1)	2,215 (+11%)	2mo	$235,000	$106	36

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -2.0%
• Equity multiple: 0.92×
• Total profit: $-4,443
• Equity at exit: $29,806

10-year hold

• IRR: 13.3%
• Equity multiple: 2.36×
• Total profit: $76,124
• Equity at exit: $17,284

Cash invested: $55,972 (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 46225

• Home prices YoY: -8.2%
• Rents YoY: 11.0%
• Active inventory: 131
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,508 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$623 /mo · $7,480/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$527
• Net cashflow: $227

Break-even live

Break-even rent $2,221

Max offer price $199,900

Occupancy floor 86%

Sensitivity live

Price	-10% $340	-5% $283	+0% $227	+5% $170	+10% $113
Rent	-10% $28	-5% $127	+0% $227	+5% $326	+10% $425
Rate	-1.0pp $327	-0.5pp $277	base $227	+0.5pp $175	+1.0pp $122

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
822 Union St Indianapolis, IN	3.0	3.0	2384	$3,700	$1.55	25d	1	0.26mi
818 Union St Indianapolis, IN	4.0	4.0	2624	$3,900	$1.49	25d	1	0.27mi
406 Orange St Indianapolis, IN	3.0	2.5	1820	$2,250	$1.24	45d	1	0.40mi
243 Terrace Ave Indianapolis, IN	4.0	2.0	1669	$2,700	$1.62	19d	1	0.40mi
406 Parkway Ave Indianapolis, IN	4.0	2.5	2481	$2,250	$0.91	25d	1	0.42mi
350 Terrace Ave Indianapolis, IN	4.0	2.5	2552	$3,000	$1.18	25d	1	0.42mi
350 Terrace Ave Indianapolis, IN	4.0	2.5	2552	$3,000	$1.18	6d	1	0.42mi
518 Prospect St Unit 1357365P Indianapolis, IN	3.0	2.0	1614	$2,594	$1.61	9d	1	0.47mi
518 Prospect St Unit 1353834P Indianapolis, IN	3.0	2.0	1603	$2,442	$1.52	16d	1	0.47mi
350 E Minnesota St Unit 1 Indianapolis, IN	4.0	2.5	2500	$3,000	$1.20	0d	1	0.64mi
734 Parkway Ave Indianapolis, IN	3.0	2.0	2110	$2,299	$1.09	25d	1	0.65mi
728 Cottage Ave Indianapolis, IN	3.0	2.5	1831	$2,550	$1.39	25d	1	0.68mi
1247 Wright St Indianapolis, IN	3.0	1.5	1809	$1,750	$0.97	45d	1	0.69mi
743 Cottage Ave Indianapolis, IN	5.0	2.0	2233	$1,995	$0.89	45d	1	0.71mi
752 Cottage Ave Indianapolis, IN	3.0	2.0	1548	$1,750	$1.13	16d	1	0.72mi
229 S Delaware St Indianapolis, IN	3.0	1.0–3.5	1207	$4,743	$3.93	0d	54	0.80mi
835 Weghorst St Unit 837 Indianapolis, IN	3.0	1.5	1500	$1,399	$0.93	25d	1	0.80mi
438 E Beecher St Indianapolis, IN	3.0	2.5	1500	$1,450	$0.97	25d	1	0.83mi
1830 Orleans St Indianapolis, IN	3.0	2.5	1586	$1,995	$1.26	45d	1	0.84mi
1301 Ringgold Ave Unit 1303750P Indianapolis, IN	3.0	3.0	2884	$6,514	$2.26	45d	1	0.88mi
1835 Applegate St Indianapolis, IN	4.0	3.0	2024	$2,300	$1.14	45d	1	0.91mi
1337 Barth Ave Unit NA Indianapolis, IN	3.0	1.0	2468	$1,700	$0.69	6d	1	0.93mi
1337 Barth Ave Indianapolis, IN	3.0	1.0	2468	$1,700	$0.69	9d	1	0.93mi
1337 Barth Ave Indianapolis, IN	3.0	1.0	2468	$1,700	$0.69	12d	1	0.93mi
1337 Barth Ave Indianapolis, IN	3.0	1.0	2468	$1,700	$0.69	18d	1	0.93mi
1703 Ringgold Ave Indianapolis, IN	3.0	2.0	1712	$1,700	$0.99	0d	1	0.98mi
1140 Hoyt Ave Indianapolis, IN	4.0	1.5	1831	$1,895	$1.03	45d	1	1.09mi
1205 Cottage Ave Unit 1372938P Indianapolis, IN	4.0	3.5	2680	$6,638	$2.48	45d	1	1.10mi
1135 Spann Ave Indianapolis, IN	4.0	2.5	1836	$2,495	$1.36	19d	1	1.12mi
50 N Illinois St Unit 1534468P Indianapolis, IN	1.0–5.0	1.5–4.0	1770	$6,658	$3.76	0d	5	1.12mi
50 N Illinois St Unit 1534466P Indianapolis, IN	3.0	2.0	1593	$4,136	$2.60	16d	1	1.12mi
2283 Union St Indianapolis, IN	3.0	2.0	1824	$1,820	$1.00	25d	1	1.18mi
114 W Market St Indianapolis, IN	1.0–3.0	1.0–2.0	1193	$2,879	$2.41	46d	9	1.18mi
1409 Linden St Unit 1028898P Indianapolis, IN	5.0	6.0	2895	$14,651	$5.06	25d	1	1.18mi
1330 Laurel St Indianapolis, IN	3.0	2.0	1911	$2,250	$1.18	22d	1	1.21mi
220 N Meridian St Indianapolis, IN	3.0	1.0–3.0	1038	$3,995	$3.85	21d	28	1.28mi
1258 E Naomi St Indianapolis, IN	3.0	2.0	1608	$1,450	$0.90	9d	1	1.30mi
307 N Pennsylvania St Indianapolis, IN	3.0	1.0–2.5	1172	$3,258	$2.78	0d	22	1.37mi
233 N East St Indianapolis, IN	4.0	1.5	1700	$2,300	$1.35	0d	1	1.38mi
233 N East St Indianapolis, IN	4.0	1.5	1700	$2,370	$1.39	5d	1	1.38mi

Listing history 45 events

1. 2026-06-21
   days on market $199,900 Active 217 DOM
2. 2026-06-18
   days on market $199,900 Active 214 DOM
3. 2026-06-17
   days on market $199,900 Active 213 DOM
4. 2026-06-16
   days on market $199,900 Active 212 DOM
5. 2026-06-15
   days on market $199,900 Active 211 DOM
6. 2026-06-13
   days on market $199,900 Active 209 DOM
7. 2026-06-13
   days on market $199,900 Active 208 DOM
8. 2026-06-09
   days on market $199,900 Active 205 DOM
9. 2026-06-08
   days on market $199,900 Active 204 DOM
10. 2026-06-07
    days on market $199,900 Active 203 DOM
11. 2026-06-03
    days on market $199,900 Active 199 DOM
12. 2026-06-02
    days on market $199,900 Active 198 DOM
13. 2026-06-01
    days on market $199,900 Active 197 DOM
14. 2026-05-31
    days on market $199,900 Active 196 DOM
15. 2026-03-27
    price $209,900 1425-char remark

    Show marketing remark (1425 chars)

    1126 Union St presents an excellent investment opportunity in the rapidly revitalizing Old Southside neighborhood. Just moments from Lucas Oil Stadium and downtown Indy, this 4 bed, 3.5 bath home (2,000 sq ft + 414 sq ft unfinished daylight basement) offers strong potential as a fix & flip, long-term hold, BRRRR strategy, or high-performing STR (projected $70k+ annual revenue). The home was taken to the studs and rebuilt a few years ago, but it was recently vandalized and now needs a full cosmetic renovation. Repairs needed include paint, flooring, kitchen, baths, fixtures, WH/HVAC, and exterior cleanup. The roof and composition cement siding appear to have been replaced within the past few years, so most of the heavy lifting is interior. ARV estimated at $350k+. The floorplan is ideal for renters or guests, featuring raised ceilings, open living/dining/kitchen layout, a main-level bedroom and full bath, plus a laundry room with adjacent half bath. Upstairs offers a primary suite with walk-in closet and full bath, along with two additional bedrooms and a shared full bath. Large covered front porch, deep lot that runs street-to-street, with gravel parking in the front and rear. No neighbors directly to the north, and revitalization is happening all around. Cash or hard money only. Sold as-is. A prime project in one of Indy's fastest developing urban districts-bring your vision and unlock big upside!

16. 2026-02-19
    status Active 1425-char remark

    Show marketing remark (1425 chars)

    1126 Union St presents an excellent investment opportunity in the rapidly revitalizing Old Southside neighborhood. Just moments from Lucas Oil Stadium and downtown Indy, this 4 bed, 3.5 bath home (2,000 sq ft + 414 sq ft unfinished daylight basement) offers strong potential as a fix & flip, long-term hold, BRRRR strategy, or high-performing STR (projected $70k+ annual revenue). The home was taken to the studs and rebuilt a few years ago, but it was recently vandalized and now needs a full cosmetic renovation. Repairs needed include paint, flooring, kitchen, baths, fixtures, WH/HVAC, and exterior cleanup. The roof and composition cement siding appear to have been replaced within the past few years, so most of the heavy lifting is interior. ARV estimated at $350k+. The floorplan is ideal for renters or guests, featuring raised ceilings, open living/dining/kitchen layout, a main-level bedroom and full bath, plus a laundry room with adjacent half bath. Upstairs offers a primary suite with walk-in closet and full bath, along with two additional bedrooms and a shared full bath. Large covered front porch, deep lot that runs street-to-street, with gravel parking in the front and rear. No neighbors directly to the north, and revitalization is happening all around. Cash or hard money only. Sold as-is. A prime project in one of Indy's fastest developing urban districts-bring your vision and unlock big upside!

17. 2026-02-13
    status Pending 1425-char remark

    Show marketing remark (1425 chars)

    1126 Union St presents an excellent investment opportunity in the rapidly revitalizing Old Southside neighborhood. Just moments from Lucas Oil Stadium and downtown Indy, this 4 bed, 3.5 bath home (2,000 sq ft + 414 sq ft unfinished daylight basement) offers strong potential as a fix & flip, long-term hold, BRRRR strategy, or high-performing STR (projected $70k+ annual revenue). The home was taken to the studs and rebuilt a few years ago, but it was recently vandalized and now needs a full cosmetic renovation. Repairs needed include paint, flooring, kitchen, baths, fixtures, WH/HVAC, and exterior cleanup. The roof and composition cement siding appear to have been replaced within the past few years, so most of the heavy lifting is interior. ARV estimated at $350k+. The floorplan is ideal for renters or guests, featuring raised ceilings, open living/dining/kitchen layout, a main-level bedroom and full bath, plus a laundry room with adjacent half bath. Upstairs offers a primary suite with walk-in closet and full bath, along with two additional bedrooms and a shared full bath. Large covered front porch, deep lot that runs street-to-street, with gravel parking in the front and rear. No neighbors directly to the north, and revitalization is happening all around. Cash or hard money only. Sold as-is. A prime project in one of Indy's fastest developing urban districts-bring your vision and unlock big upside!

18. 2026-01-22
    price $219,900 1425-char remark

    Show marketing remark (1425 chars)

    1126 Union St presents an excellent investment opportunity in the rapidly revitalizing Old Southside neighborhood. Just moments from Lucas Oil Stadium and downtown Indy, this 4 bed, 3.5 bath home (2,000 sq ft + 414 sq ft unfinished daylight basement) offers strong potential as a fix & flip, long-term hold, BRRRR strategy, or high-performing STR (projected $70k+ annual revenue). The home was taken to the studs and rebuilt a few years ago, but it was recently vandalized and now needs a full cosmetic renovation. Repairs needed include paint, flooring, kitchen, baths, fixtures, WH/HVAC, and exterior cleanup. The roof and composition cement siding appear to have been replaced within the past few years, so most of the heavy lifting is interior. ARV estimated at $350k+. The floorplan is ideal for renters or guests, featuring raised ceilings, open living/dining/kitchen layout, a main-level bedroom and full bath, plus a laundry room with adjacent half bath. Upstairs offers a primary suite with walk-in closet and full bath, along with two additional bedrooms and a shared full bath. Large covered front porch, deep lot that runs street-to-street, with gravel parking in the front and rear. No neighbors directly to the north, and revitalization is happening all around. Cash or hard money only. Sold as-is. A prime project in one of Indy's fastest developing urban districts-bring your vision and unlock big upside!

19. 2025-11-10
    listed $229,900 Active 1425-char remark

    Show marketing remark (1425 chars)

    1126 Union St presents an excellent investment opportunity in the rapidly revitalizing Old Southside neighborhood. Just moments from Lucas Oil Stadium and downtown Indy, this 4 bed, 3.5 bath home (2,000 sq ft + 414 sq ft unfinished daylight basement) offers strong potential as a fix & flip, long-term hold, BRRRR strategy, or high-performing STR (projected $70k+ annual revenue). The home was taken to the studs and rebuilt a few years ago, but it was recently vandalized and now needs a full cosmetic renovation. Repairs needed include paint, flooring, kitchen, baths, fixtures, WH/HVAC, and exterior cleanup. The roof and composition cement siding appear to have been replaced within the past few years, so most of the heavy lifting is interior. ARV estimated at $350k+. The floorplan is ideal for renters or guests, featuring raised ceilings, open living/dining/kitchen layout, a main-level bedroom and full bath, plus a laundry room with adjacent half bath. Upstairs offers a primary suite with walk-in closet and full bath, along with two additional bedrooms and a shared full bath. Large covered front porch, deep lot that runs street-to-street, with gravel parking in the front and rear. No neighbors directly to the north, and revitalization is happening all around. Cash or hard money only. Sold as-is. A prime project in one of Indy's fastest developing urban districts-bring your vision and unlock big upside!

20. 2024-11-04
    price $304,900
21. 2024-09-03
    price $314,900
22. 2024-08-05
    listed $324,900 Active
23. 2024-06-06
    historical
24. 2024-05-08
    price $330,000
25. 2024-04-02
    price $340,000
26. 2024-02-20
    price $350,000
27. 2023-12-12
    price $370,000
28. 2023-11-29
    price $380,000
29. 2023-10-18
    status Active
30. 2023-09-06
    status Active
31. 2023-09-05
    historical
32. 2023-09-05
    historical
33. 2023-07-25
    price $390,000
34. 2023-07-05
    listed $395,000 Active
35. 2023-03-27
    historical
36. 2023-02-17
    price $439,000
37. 2022-11-15
    listed $449,000 Active
38. 2021-06-16
    historical
39. 2021-06-12
    status Active
40. 2021-04-26
    status Pending
41. 2021-04-20
    status Active
42. 2021-04-20
    price $99,900
43. 2021-03-25
    status Pending
44. 2021-03-12
    price $125,000
45. 2021-02-12
    listed $150,000 Active

ⓘ 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: $7,480 · $623/mo
• Projected year-2 tax: $7,480 · $623/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 4/10 Moderate FEMA zone X (unshaded) · 13% 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
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,098
• − Mortgage interest: −$11,198
• − Property taxes: −$7,480
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,408
• − Management: −$2,408
• − Depreciation: −$5,815
• Taxable loss: −$210
• Est. tax savings @ 24.0%: +$50
• After-tax cash flow: $2,769/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): 6,037
• Household income: $55,190
• Rent vs Own: 44.0% rent · 56.0% own
• Severe rent burden: 311.0

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 (68%)
• Race & ethnicity: White 68% Two or more races 12% Black 11% Hispanic / Latino 10% Asian 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 2% Italian 2% Slovak 1%
• Foreign-born: 9% · Canada
• Languages at home: 88% English-only · Spanish 10% German/W. Germanic 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: ▼ -36.19%
• Current HPI: 403.9271
• Rent YoY: ▲ 10.98%
• 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

+39.9% since first listed

31 events — show timeline

• 2026-03-27 Price Changed $209,900 MIBOR as Distributed by MLS Grid
• 2026-02-19 Relisted — MIBOR as Distributed by MLS Grid
• 2026-02-13 Pending — MIBOR as Distributed by MLS Grid
• 2026-01-22 Price Changed $219,900 MIBOR as Distributed by MLS Grid
• 2025-11-10 Listed $229,900 MIBOR as Distributed by MLS Grid
• 2024-11-04 Price Changed $304,900 IRMLS
• 2024-09-03 Price Changed $314,900 IRMLS
• 2024-08-05 Listed $324,900 IRMLS
• 2024-06-06 Listing Removed — MIBOR as Distributed by MLS Grid
• 2024-05-08 Price Changed $330,000 MIBOR as Distributed by MLS Grid
• 2024-04-02 Price Changed $340,000 MIBOR as Distributed by MLS Grid
• 2024-02-20 Price Changed $350,000 MIBOR as Distributed by MLS Grid
• 2023-12-12 Price Changed $370,000 MIBOR as Distributed by MLS Grid
• 2023-11-29 Price Changed $380,000 MIBOR as Distributed by MLS Grid
• 2023-10-18 Relisted — MIBOR as Distributed by MLS Grid
• 2023-09-06 Relisted — MIBOR as Distributed by MLS Grid
• 2023-09-05 Listing Removed — MIBOR as Distributed by MLS Grid
• 2023-09-05 Listing Removed — MIBOR as Distributed by MLS Grid
• 2023-07-25 Price Changed $390,000 MIBOR as Distributed by MLS Grid
• 2023-07-05 Listed $395,000 MIBOR as Distributed by MLS Grid
• 2023-03-27 Listing Removed — MIBOR as Distributed by MLS Grid
• 2023-02-17 Price Changed $439,000 MIBOR as Distributed by MLS Grid
• 2022-11-15 Listed $449,000 MIBOR as Distributed by MLS Grid
• 2021-06-16 Listing Removed — MIBOR as Distributed by MLS Grid
• 2021-06-12 Relisted — MIBOR as Distributed by MLS Grid
• 2021-04-26 Pending — MIBOR as Distributed by MLS Grid
• 2021-04-20 Relisted — MIBOR as Distributed by MLS Grid
• 2021-04-20 Price Changed $99,900 MIBOR as Distributed by MLS Grid
• 2021-03-25 Pending — MIBOR as Distributed by MLS Grid
• 2021-03-12 Price Changed $125,000 MIBOR as Distributed by MLS Grid
• 2021-02-12 Listed $150,000 MIBOR as Distributed by MLS Grid

Property tax history

+15.9%/yr

Latest (2025): $7,480 · +2.4% YoY. Source: county tax records.