206 N Beville Ave · Indianapolis city (balance), IN 46201

$260,000

3 bd · 3.0 ba · 2,672 sqft · SingleFamily public records · 84 Days on market

Built 1955 4,792 sqft lot $97/sqft · 6% above area Est $324k · 20% under

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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).

• ARV discount +15.0/15.0
• Cash flow +9.7/30.0
• Rent growth +4.3/5.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fully renovated inside and out, this beautifully updated 5 bedroom 3 bath home is located in downtown Indianapolis and is near everything downtown Indy has to offer. Step inside to soaring ceilings and an open-concept layout that flows into a luxury chef's kitchen featuring high-end finishes and a massive island perfect for cooking and entertaining. The primary suite offers a true retreat with a fireplace and a spa-style his-and-hers bathroom featuring a standalone soaking tub. Upstairs includes three additional bedrooms and a full bath, providing ideal separation of space. Outside, enjoy a covered porch with a spacious backyard. Which is surrounded by new construction, in this up and coming neighborhood.

Key facts

• Massive island
• Covered porch
• Spacious backyard

Tags

• LUXURY CHEF'S KITCHEN
• MASSIVE ISLAND
• SPA-STYLE BATHROOM
• STANDALONE SOAKING TUB
• COVERED PORCH
• SPACIOUS BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-170 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (11.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (20.6% below list).
• Recommended offer: $207k (20.6% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 4.4% in Indianapolis city (balance) — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (+7.3%/yr); 480 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,906 units permitted in Marion County in 2024 (621 in 5+ unit buildings).
• At $2,065/mo this rent would consume 50% of the median local household income ($49k/yr) (locally 1906% 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 $8k 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 84 days — a 6% lower offer ($244k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 21y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $106k; list at $260k implies a 146% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $206,532 (20.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 0.79% ✗
• Cap rate: 5.51%
• Cash-on-cash: -2.81%
• DSCR: 0.87
• GRM: 10.5

CMA / ARV

• ARV (median comp): $324,221
• List price: $260,000
• Delta: -19.81%
• 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
206 N Randolph St	0.29mi	3/2.5	2,613 (-2%)	1mo	$269,000	$103	80
622 N Hamilton Ave	0.51mi	3/3.5	2,717 (+2%)	2mo	$430,000	$158	70
626 N Hamilton Ave	0.52mi	3/2.5	2,580 (-3%)	1mo	$470,000	$182	67
1409 E New York St	0.62mi	3/2.0	2,724 (+2%)	1mo	$405,000	$149	63
353 N Arsenal Ave	0.55mi	3/3.5	2,496 (-7%)	2mo	$585,600	$235	60
519 Woodruff Place Middle Dr	0.42mi	3/3.0	2,349 (-12%)	0mo	$420,000	$179	60
528 N Beville Ave	0.38mi	3/2.5	2,322 (-13%)	1mo	$380,000	$164	58
43 N Walcott St	0.32mi	3/2.0	2,296 (-14%)	1mo	$350,000	$152	57
545 N Hamilton Ave	0.43mi	4/2.5 (+1)	2,942 (+10%)	0mo	$350,000	$119	56
1205 E Vermont St	0.73mi	3/2.0	2,802 (+5%)	2mo	$310,000	$111	52
1214 E New York St	0.72mi	3/2.5	2,856 (+7%)	1mo	$540,000	$189	52
916 N Tacoma Ave	0.72mi	3/3.0	2,918 (+9%)	0mo	$350,000	$120	51

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: -16.3%
• Equity multiple: 0.40×
• Total profit: $-43,610
• Equity at exit: $38,767

10-year hold

• IRR: -1.7%
• Equity multiple: 0.86×
• Total profit: $-9,898
• Equity at exit: $22,480

Cash invested: $72,800 (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: 10.5×

Monthly cashflow live

• Estimated rent: $2,065 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$330 /mo · $3,963/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $-170

Break-even live

Break-even rent $2,281

Max offer price $229,885

Occupancy floor —

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 N Keystone Ave Indianapolis, IN	4.0	2.0	2024	$2,200	$1.09	7d	1	0.05mi
238 Eastern Ave Indianapolis, IN	3.0	2.0	1850	$1,900	$1.03	23d	1	0.28mi
17 N Randolph St Indianapolis, IN	3.0	2.0	1822	$2,075	$1.14	4d	1	0.30mi
409 N Temple Ave Indianapolis, IN	3.0	2.0	2106	$1,650	$0.78	43d	1	0.32mi
420 Eastern Ave Indianapolis, IN	3.0	1.0	1900	$1,325	$0.70	43d	1	0.36mi
29 N Walcott St Indianapolis, IN	4.0	3.0	2200	$2,400	$1.09	43d	1	0.42mi
2822 E Michigan St Indianapolis, IN	3.0	2.0	1918	$1,999	$1.04	21d	1	0.50mi
322 N Summit St Unit 4 Indianapolis, IN	3.0	3.5	2546	$3,100	$1.22	7d	1	0.51mi
1531 Sturm Ave Indianapolis, IN	3.0	2.0	1806	$1,515	$0.84	23d	1	0.53mi
1529 Sturm Ave Indianapolis, IN	3.0	2.0	1806	$1,515	$0.84	23d	1	0.53mi
656 N Beville Ave Indianapolis, IN	3.0	2.5	2121	$3,500	$1.65	23d	1	0.54mi
1430 E Ohio St Indianapolis, IN	3.0	1.5	2174	$1,745	$0.80	43d	1	0.59mi
117 S Arsenal Ave Indianapolis, IN	3.0	2.0	2592	$1,800	$0.69	43d	1	0.63mi
1223 E New York St Indianapolis, IN	3.0	3.0	2154	$2,300	$1.07	4d	1	0.71mi
49 S Lasalle St Unit 1540092P Indianapolis, IN	3.0	2.0	1991	$3,053	$1.53	3d	1	0.75mi
1643 Fletcher Ave Indianapolis, IN	3.0	2.0	2019	$2,249	$1.11	23d	1	0.95mi
1613 Fletcher Ave Indianapolis, IN	2.0	1.0	2208	$2,149	$0.97	23d	1	0.97mi
931 N Lasalle St Indianapolis, IN	4.0	2.5	2544	$2,300	$0.90	43d	1	1.00mi
1226 N Beville Ave Indianapolis, IN	3.0	2.5	3273	$4,129	$1.26	23d	1	1.01mi
2201 Pleasant St Indianapolis, IN	4.0	3.0	2063	$2,495	$1.21	4d	1	1.04mi
3712 E Market St Indianapolis, IN	3.0	1.0	1800	$1,450	$0.81	14d	1	1.05mi
1548 Lexington Ave Indianapolis, IN	4.0	3.0	2224	$2,250	$1.01	3d	1	1.07mi
1135 Spann Ave Indianapolis, IN	4.0	2.5	1836	$2,495	$1.36	17d	1	1.15mi
519 Fulton St Indianapolis, IN	3.0	2.5	1830	$6,000	$3.28	43d	1	1.16mi
1140 Hoyt Ave Indianapolis, IN	4.0	1.5	1831	$1,895	$1.03	43d	1	1.22mi
890 Massachusetts Ave Unit 1014223P Indianapolis, IN	3.0	3.0	1991	$5,540	$2.78	2d	1	1.24mi
2418 E 16th St Indianapolis, IN	2.0	1.5	1863	$2,125	$1.14	23d	1	1.26mi
1153 Villa Ave Indianapolis, IN	4.0	2.0	2880	$2,100	$0.73	23d	1	1.32mi
706 Massachusetts Ave Indianapolis, IN	2.0	2.5	1908	$2,700	$1.42	11d	1	1.36mi
1441 Prospect St Indianapolis, IN	2.0	1.0–2.0	2840	$2,000	$0.70	1d	13	1.37mi
2536 E 17th St Indianapolis, IN	2.0	2.0	2086	$1,450	$0.70	4d	1	1.38mi
1230 Harlan St Indianapolis, IN	3.0	3.5	2167	$2,600	$1.20	1d	1	1.38mi
1027 Hosbrook St Indianapolis, IN	4.0	3.5	3612	$4,750	$1.32	17d	1	1.44mi
1706 Ingram St Indianapolis, IN	3.0	2.0	2592	$2,000	$0.77	7d	1	1.44mi
800 N Park Ave Indianapolis, IN	2.0	2.0	2101	$2,000	$0.95	21d	1	1.45mi
323 N Gladstone Ave Indianapolis, IN	3.0	2.0	2580	$1,285	$0.50	43d	1	1.45mi
325 N Gladstone Ave Indianapolis, IN	3.0	2.0	2580	$1,285	$0.50	43d	1	1.45mi

Listing history 35 events

1. 2026-06-02
   status $260,000 Pending 84 DOM
2. 2026-06-01
   days on market $260,000 Active 84 DOM
3. 2026-05-31
   days on market $260,000 Active 83 DOM
4. 2026-04-06
   price $260,000 734-char remark

   Show marketing remark (734 chars)

   Fully renovated inside and out, this beautifully updated 5 bedroom 3 bath home is located in downtown Indianapolis and is near everything downtown Indy has to offer. Step inside to soaring ceilings and an open-concept layout that flows into a luxury chef's kitchen featuring high-end finishes and a massive island perfect for cooking and entertaining. The primary suite offers a true retreat with a fireplace and a spa-style his-and-hers bathroom featuring a standalone soaking tub. Upstairs includes three additional bedrooms and a full bath, providing ideal separation of space. Outside, enjoy a covered porch with a spacious backyard. Which is surrounded by new construction, in this up and coming neighborhood.

5. 2026-03-07
   listed $270,000 Active 734-char remark

   Show marketing remark (734 chars)

   Fully renovated inside and out, this beautifully updated 5 bedroom 3 bath home is located in downtown Indianapolis and is near everything downtown Indy has to offer. Step inside to soaring ceilings and an open-concept layout that flows into a luxury chef's kitchen featuring high-end finishes and a massive island perfect for cooking and entertaining. The primary suite offers a true retreat with a fireplace and a spa-style his-and-hers bathroom featuring a standalone soaking tub. Upstairs includes three additional bedrooms and a full bath, providing ideal separation of space. Outside, enjoy a covered porch with a spacious backyard. Which is surrounded by new construction, in this up and coming neighborhood.

6. 2026-01-25
   historical
7. 2026-01-22
   price $260,000
8. 2025-11-11
   price $270,000
9. 2025-10-08
   price $275,000
10. 2025-09-23
    status Active
11. 2025-09-23
    historical
12. 2025-09-22
    listed $285,000 Active
13. 2025-09-16
    historical
14. 2025-08-18
    price $295,000
15. 2025-07-31
    price $300,000
16. 2025-07-22
    price $307,000
17. 2025-07-11
    price $315,000
18. 2025-06-30
    price $325,000
19. 2025-06-18
    listed $335,000 Active
20. 2024-09-26
    soldstatus $105,500 Closed
21. 2024-08-05
    status Pending
22. 2024-08-02
    status Active
23. 2024-08-01
    status Pending
24. 2024-07-26
    listed $120,000 Active
25. 2021-12-01
    soldstatus $160,000 Closed
26. 2021-11-19
    historical
27. 2021-11-19
    listed $160,000
28. 2019-05-08
    historical
29. 2018-10-29
    listed $94,000 Active
30. 2018-01-05
    soldstatus $46,000 Sold
31. 2017-05-19
    status Pending
32. 2017-04-05
    price $49,900
33. 2016-08-19
    listed $51,900 Active
34. 2006-12-28
    historical
35. 2005-12-29
    listed $59,900

ⓘ 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: $3,963 · $330/mo
• Projected year-2 tax: $3,963 · $330/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 ≥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: $24,784
• − Mortgage interest: −$14,564
• − Property taxes: −$3,963
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,983
• − Management: −$1,983
• − Depreciation: −$7,564
• Taxable loss: −$6,573
• Est. tax savings @ 24.0%: +$1,577
• After-tax cash flow: $-468/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

+334.1% since first listed

32 events — show timeline

• 2026-04-06 Price Changed $260,000 MIBOR as Distributed by MLS Grid
• 2026-03-07 Listed $270,000 MIBOR as Distributed by MLS Grid
• 2026-01-25 Listing Removed — MIBOR as Distributed by MLS Grid
• 2026-01-22 Price Changed $260,000 MIBOR as Distributed by MLS Grid
• 2025-11-11 Price Changed $270,000 MIBOR as Distributed by MLS Grid
• 2025-10-08 Price Changed $275,000 MIBOR as Distributed by MLS Grid
• 2025-09-23 Relisted — MIBOR as Distributed by MLS Grid
• 2025-09-23 Listing Removed — MIBOR as Distributed by MLS Grid
• 2025-09-22 Listed $285,000 MIBOR as Distributed by MLS Grid
• 2025-09-16 Listing Removed — MIBOR as Distributed by MLS Grid
• 2025-08-18 Price Changed $295,000 MIBOR as Distributed by MLS Grid
• 2025-07-31 Price Changed $300,000 MIBOR as Distributed by MLS Grid
• 2025-07-22 Price Changed $307,000 MIBOR as Distributed by MLS Grid
• 2025-07-11 Price Changed $315,000 MIBOR as Distributed by MLS Grid
• 2025-06-30 Price Changed $325,000 MIBOR as Distributed by MLS Grid
• 2025-06-18 Listed $335,000 MIBOR as Distributed by MLS Grid
• 2024-09-26 Sold (MLS) $105,500 MIBOR as Distributed by MLS Grid
• 2024-08-05 Pending — MIBOR as Distributed by MLS Grid
• 2024-08-02 Relisted — MIBOR as Distributed by MLS Grid
• 2024-08-01 Pending — MIBOR as Distributed by MLS Grid
• 2024-07-26 Listed $120,000 MIBOR as Distributed by MLS Grid
• 2021-12-01 Sold (MLS) $160,000 MIBOR as Distributed by MLS Grid
• 2021-11-19 Listed $160,000 MIBOR as Distributed by MLS Grid
• 2021-11-19 Listing Removed — MIBOR as Distributed by MLS Grid
• 2019-05-08 Listing Removed — MIBOR as Distributed by MLS Grid
• 2018-10-29 Listed $94,000 MIBOR as Distributed by MLS Grid
• 2018-01-05 Sold (MLS) $46,000 MIBOR as Distributed by MLS Grid
• 2017-05-19 Pending — MIBOR as Distributed by MLS Grid
• 2017-04-05 Price Changed $49,900 MIBOR as Distributed by MLS Grid
• 2016-08-19 Listed $51,900 MIBOR as Distributed by MLS Grid
• 2006-12-28 Listing Removed — MIBOR as Distributed by MLS Grid
• 2005-12-29 Listed $59,900 MIBOR as Distributed by MLS Grid

Property tax history

+19.2%/yr

Latest (2025): $3,963 · -5.2% YoY. Source: county tax records.