3419 Carrollton Ave · Indianapolis city (balance), IN 46205

$179,000

3 bd · 1.0 ba · 1,260 sqft · Townhouse public records · 41 Days on market

Built 1921 2,788 sqft lot $142/sqft · 53% above area Est $175k · at est.

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Why this score? — see what drove the D 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 +16.2/30.0
• ARV discount +6.5/15.0
• DSCR +5.0/10.0
• Rent growth +4.1/5.0
• 1% rule +3.7/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into style with this beautiful 3-bedroom townhome that perfectly balances modern luxury with urban convenience. The open-concept main floor features stunning luxury vinyl plank flooring and a bright, white chef's kitchen complete with stainless steel appliances, a sleek breakfast bar, and a custom tile backsplash. Upstairs, you'll find three spacious bedrooms and updated bathrooms designed with a contemporary flair. Rare for the area, this home boasts a fully fenced rear yard-perfect for pets, gardening, or private weekend BBQs. Located just minutes from the Monon Trail, The Children's Museum, and the Red Line, you are perfectly positioned between the energy of Downtown and the charm of Broad Ripple.

Key facts

• Built 1921
• Listed 41 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $179k.

Deal economics

• At list price, monthly cash flow is $96 ($1k/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 $156k (13.0% below list).
• Recommended offer: $156k (13.0% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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 D — 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 (+6.2%/yr); 317 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); 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 $1k of loan paydown is wiped out by about $5k 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 41 days — a 3% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 15y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1921 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,807 (13.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1921 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.87% ✗
• Cap rate: 6.94%
• Cash-on-cash: 2.31%
• DSCR: 1.10
• GRM: 9.6

CMA / ARV

• ARV (median comp): $175,000
• List price: $179,000
• Delta: 2.29%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3419 N Pennsylvania St Unit A2	0.54mi	2/1.0 (-1)	1,229 (-2%)	9mo	$145,000	$118	58
3419 N Pennsylvania St Unit E3	0.54mi	2/1.0 (-1)	1,167 (-7%)	5mo	$161,500	$138	53
3419 N Pennsylvania St Unit C6	0.54mi	2/1.0 (-1)	1,090 (-14%)	24mo	$142,500	$131	27

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 · 6.21% rent growth · sell at horizon

5-year hold

• IRR: -9.4%
• Equity multiple: 0.65×
• Total profit: $-17,711
• Equity at exit: $26,689

10-year hold

• IRR: 3.7%
• Equity multiple: 1.30×
• Total profit: $15,092
• Equity at exit: $15,477

Cash invested: $50,120 (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 46205

• Rents YoY: 6.2%
• Active inventory: 317
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,558 high
• Mortgage (P&I): −$939
• Tax from tax record: −$121 /mo · $1,454/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $96

Break-even live

Break-even rent $1,436

Max offer price $179,000

Occupancy floor 89%

Sensitivity live

Price	-10% $198	-5% $147	+0% $96	+5% $46	+10% $-5
Rent	-10% $-27	-5% $35	+0% $96	+5% $158	+10% $220
Rate	-1.0pp $187	-0.5pp $142	base $96	+0.5pp $50	+1.0pp $3

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
728 E 34th St Indianapolis, IN	3.0	1.0	1491	$1,400	$0.94	21d	1	0.05mi
728 E 34th St Indianapolis, IN	3.0	1.0	1491	$1,400	$0.94	5d	1	0.05mi
3359 N College Ave Indianapolis, IN	2.0	1.5	1450	$1,795	$1.24	11d	1	0.10mi
3359 N College Ave Unit 3359 Indianapolis, IN	2.0	1.5	1082	$1,895	$1.75	24d	1	0.10mi
3370 N College Ave Indianapolis, IN	3.0	1.0	1680	$1,275	$0.76	3d	1	0.12mi
3509 Guilford Ave Indianapolis, IN	3.0	1.5	1351	$1,445	$1.07	15d	1	0.14mi
3365 Broadway St Indianapolis, IN	3.0	2.0	1300	$1,700	$1.31	44d	1	0.16mi
3476 Birchwood Ave Indianapolis, IN	3.0	1.5	1420	$1,625	$1.14	24d	1	0.22mi
916 Fairfield Ave Unit 918 Indianapolis, IN	3.0	1.0	1000	$1,300	$1.30	8d	1	0.22mi
3541 Birchwood Ave Indianapolis, IN	3.0	1.0	1400	$1,549	$1.11	13d	1	0.30mi
3203 Sutherland Ave Unit 1310761P Indianapolis, IN	2.0	1.0	1097	$3,668	$3.34	3d	1	0.34mi
3208 Guilford Ave Indianapolis, IN	3.0	3.0	1800	$1,700	$0.94	13d	1	0.35mi
514 E 33rd St Indianapolis, IN	3.0	1.0	1208	$1,200	$0.99	24d	1	0.36mi
512 E 33rd St Indianapolis, IN	3.0	1.0	1208	$1,200	$0.99	24d	1	0.36mi
3141 N Park Ave Indianapolis, IN	3.0	1.0	1390	$1,000	$0.72	44d	1	0.39mi
3139 Guilford Ave Indianapolis, IN	3.0	1.0	1068	$1,345	$1.26	44d	1	0.39mi
3106 N College Ave Indianapolis, IN	3.0	1.5	1400	$1,700	$1.21	8d	1	0.40mi
3110 Guilford Ave Indianapolis, IN	3.0	1.5	1250	$1,295	$1.04	24d	1	0.43mi
3558 Central Ave Indianapolis, IN	3.0	1.0	1215	$2,100	$1.73	24d	1	0.43mi
3716 N College Ave Unit 3 Indianapolis, IN	2.0	2.0	1100	$1,450	$1.32	44d	1	0.43mi
3132 Dr Andrew J Brown Ave Indianapolis, IN	2.0	1.0–2.0	791	$2,120	$2.68	2d	46	0.49mi
3558 Washington Blvd Indianapolis, IN	3.0	1.0	975	$1,199	$1.23	8d	1	0.55mi
2950 Winthrop Ave Indianapolis, IN	3.0	2.0	1224	$1,449	$1.18	44d	1	0.56mi
3207 N Arsenal Ave Indianapolis, IN	3.0	1.0	994	$1,195	$1.20	24d	1	0.58mi
2960 N Park Ave Indianapolis, IN	3.0	2.0	1400	$1,595	$1.14	44d	1	0.59mi
2960 N Park Ave Indianapolis, IN	3.0	1.5	1400	$1,550	$1.11	24d	1	0.59mi
2958 N Park Ave Unit 2958 Indianapolis, IN	3.0	1.5	1350	$1,450	$1.07	4d	1	0.59mi
3851 Broadway St Indianapolis, IN	3.0	1.0	1513	$1,950	$1.29	18d	1	0.60mi
321 E 31st St Indianapolis, IN	3.0	1.0	1390	$1,400	$1.01	44d	1	0.61mi
2950 Ruckle St Indianapolis, IN	3.0	1.0	1450	$1,300	$0.90	44d	1	0.63mi
3909 Winthrop Ave Unit B Indianapolis, IN	2.0	1.5	931	$1,550	$1.66	13d	1	0.64mi
3815 Washington Blvd Indianapolis, IN	2.0	1.0	1000	$1,250	$1.25	8d	1	0.68mi
2920 Ruckle St Indianapolis, IN	3.0	1.5	1272	$1,700	$1.34	8d	1	0.69mi
2830 N Park Ave Indianapolis, IN	2.0	3.0	1500	$1,600	$1.07	44d	1	0.73mi
1902 E 35th St Indianapolis, IN	3.0	1.0	1100	$1,600	$1.45	44d	1	0.73mi
3541 N Meridian St Indianapolis, IN	1.0–2.0	1.0	987	$880	$0.89	44d	1	0.73mi
2751 Guilford Ave Unit B Indianapolis, IN	3.0	2.0	1250	$1,750	$1.40	15d	1	0.76mi
2751 Guilford Ave Unit Aunit Indianapolis, IN	3.0	2.0	1250	$1,750	$1.40	44d	1	0.76mi
3004 N Delaware St Indianapolis, IN	3.0	1.5	1600	$1,599	$1.00	8d	1	0.76mi
3707 N Meridian St Indianapolis, IN	2.0	1.0–2.0	1042	$1,199	$1.15	44d	1	0.78mi

Listing history 22 events

1. 2026-05-06
   status Pending 717-char remark

   Show marketing remark (717 chars)

   Step into style with this beautiful 3-bedroom townhome that perfectly balances modern luxury with urban convenience. The open-concept main floor features stunning luxury vinyl plank flooring and a bright, white chef's kitchen complete with stainless steel appliances, a sleek breakfast bar, and a custom tile backsplash. Upstairs, you'll find three spacious bedrooms and updated bathrooms designed with a contemporary flair. Rare for the area, this home boasts a fully fenced rear yard-perfect for pets, gardening, or private weekend BBQs. Located just minutes from the Monon Trail, The Children's Museum, and the Red Line, you are perfectly positioned between the energy of Downtown and the charm of Broad Ripple.

2. 2026-04-27
   price $179,000 717-char remark

   Show marketing remark (717 chars)

   Step into style with this beautiful 3-bedroom townhome that perfectly balances modern luxury with urban convenience. The open-concept main floor features stunning luxury vinyl plank flooring and a bright, white chef's kitchen complete with stainless steel appliances, a sleek breakfast bar, and a custom tile backsplash. Upstairs, you'll find three spacious bedrooms and updated bathrooms designed with a contemporary flair. Rare for the area, this home boasts a fully fenced rear yard-perfect for pets, gardening, or private weekend BBQs. Located just minutes from the Monon Trail, The Children's Museum, and the Red Line, you are perfectly positioned between the energy of Downtown and the charm of Broad Ripple.

3. 2026-03-26
   listed $189,000 Active 717-char remark

   Show marketing remark (717 chars)

   Step into style with this beautiful 3-bedroom townhome that perfectly balances modern luxury with urban convenience. The open-concept main floor features stunning luxury vinyl plank flooring and a bright, white chef's kitchen complete with stainless steel appliances, a sleek breakfast bar, and a custom tile backsplash. Upstairs, you'll find three spacious bedrooms and updated bathrooms designed with a contemporary flair. Rare for the area, this home boasts a fully fenced rear yard-perfect for pets, gardening, or private weekend BBQs. Located just minutes from the Monon Trail, The Children's Museum, and the Red Line, you are perfectly positioned between the energy of Downtown and the charm of Broad Ripple.

4. 2026-01-13
   historical
5. 2025-10-31
   listed $189,000 Active
6. 2025-08-28
   historical
7. 2025-05-30
   price $195,000
8. 2025-02-24
   listed $205,000 Active
9. 2024-10-02
   historical $1,595
10. 2024-09-21
    price $1,595
11. 2024-08-14
    listed $1,695
12. 2024-08-13
    historical
13. 2024-07-15
    price $199,000
14. 2024-06-12
    listed $210,000 Active
15. 2022-02-11
    soldstatus $185,000 Closed
16. 2022-01-04
    status Pending
17. 2021-11-30
    price $199,900
18. 2021-11-15
    price $209,900
19. 2021-11-02
    listed $224,900 Active
20. 2012-03-22
    historical
21. 2012-03-16
    soldstatus $16,000
22. 2011-12-05
    listed $17,000

ⓘ 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: $1,454 · $121/mo
• Projected year-2 tax: $1,488 · $124/mo
• Expected delta: +$34/yr (+$3/mo · 2.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 72% 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: $18,697
• − Mortgage interest: −$10,027
• − Property taxes: −$1,454
• − Insurance: −$895
• − Repairs & maintenance: −$1,496
• − Management: −$1,496
• − Depreciation: −$5,207
• Taxable loss: −$1,878
• Est. tax savings @ 24.0%: +$451
• After-tax cash flow: $1,608/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): 28,259
• Household income: $72,417
• Rent vs Own: 46.3% rent · 53.7% own
• Severe rent burden: 1149.0

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 0.64)
• Race & ethnicity: White 50% Black 32% Two or more races 10% Hispanic / Latino 7% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 3% Slovak 2% Romanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 6% Other Indo-European 2% 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: ▼ -322.77%
• Current HPI: 380.5407
• Rent YoY: ▲ 6.21%
• 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

+952.9% since first listed

22 events — show timeline

• 2026-05-06 Pending — MIBOR as Distributed by MLS Grid
• 2026-04-27 Price Changed $179,000 MIBOR as Distributed by MLS Grid
• 2026-03-26 Listed $189,000 MIBOR as Distributed by MLS Grid
• 2026-01-13 Listing Removed — MIBOR as Distributed by MLS Grid
• 2025-10-31 Listed $189,000 MIBOR as Distributed by MLS Grid
• 2025-08-28 Listing Removed — MIBOR as Distributed by MLS Grid
• 2025-05-30 Price Changed $195,000 MIBOR as Distributed by MLS Grid
• 2025-02-24 Listed $205,000 MIBOR as Distributed by MLS Grid
• 2024-10-02 Rental Removed $1,595 MIBOR
• 2024-09-21 Price Changed $1,595 MIBOR
• 2024-08-14 Listed for Rent $1,695 MIBOR
• 2024-08-13 Listing Removed — MIBOR as Distributed by MLS Grid
• 2024-07-15 Price Changed $199,000 MIBOR as Distributed by MLS Grid
• 2024-06-12 Listed $210,000 MIBOR as Distributed by MLS Grid
• 2022-02-11 Sold (MLS) $185,000 MIBOR as Distributed by MLS Grid
• 2022-01-04 Pending — MIBOR as Distributed by MLS Grid
• 2021-11-30 Price Changed $199,900 MIBOR as Distributed by MLS Grid
• 2021-11-15 Price Changed $209,900 MIBOR as Distributed by MLS Grid
• 2021-11-02 Listed $224,900 MIBOR as Distributed by MLS Grid
• 2012-03-22 Listing Removed — MIBOR as Distributed by MLS Grid
• 2012-03-16 Sold (MLS) $16,000 MIBOR as Distributed by MLS Grid
• 2011-12-05 Listed $17,000 MIBOR as Distributed by MLS Grid

Property tax history

-3.7%/yr

Latest (2021): $1,454 · +4.8% YoY. Source: county tax records.