2165 White Ave · Indianapolis city (balance), IN
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $717 – $1,331
Heat risk 4/10 · Minor
- Hot days now (above 102°F)
- 7 days/yr
- Hot days in 30 yrs
- 19 days/yr
Wind risk 2/10 · Minimal
- Chance of severe wind over 30 yrs
- 0.0%
Air-quality risk 4/10 · Minor
- Unhealthy air days now
- 5 days/yr
- Unhealthy air days in 30 yrs
- 7 days/yr
Risk factors via First Street. Map © Google.
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 +30.0/30.0
- ARV discount +15.0/15.0
- DSCR +10.0/10.0
- 1% rule +9.5/10.0
- Condition / age +2.8/5.0
- Livability +2.5/5.0
- Rent growth +2.4/5.0
- Schools +1.8/10.0
- Appreciation +0.0/10.0
$90,000
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
This 3-bedroom, 1 full bathroom home is a great addition to any investor's portfolio. The property is currently tenant-occupied, providing immediate rental income from day one. Tenants' rights apply, making this an ideal opportunity for buyers looking for a seamless, income-producing asset. This property is being offered as part of a portfolio sale alongside 857 W 25th Street, creating a unique opportunity to expand your holdings with multiple income streams. Whether you're a seasoned investor or looking to grow your rental portfolio, this package offers strong potential and long-term value.
Key facts
- 4,704 sq ft lot
- Built 1960
- Listed 95 days
Neighborhood map
What this means for you Summary
Snapshot
- This is a 3-bed/1.0-bath single-family listed at $90k. Condition is rated fair.
Deal economics
- At list price, monthly cash flow is $395 ($5k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($1k rent vs $90k).
- Recommended offer: $82k (9.0% below list) — sets the bar for market timing.
- Cap rate 11.6% vs local median 4.5% 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.
- Zoned schools: Center For Inquiry School 27 (math 25% / reading 29%, grade F, #737 of 994 statewide, top 76%, 525 students, 51% FRL); H L Harshman Middle School (math 3% / reading 16%, grade F, #316 of 330 statewide, top 96%, 549 students, 84% FRL).
- Market conditions: Rents soft (-0.4%/yr); 346 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 41d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $622 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 + 0.0% rent growth), your $25k cash investment doubles in ~9 years — after that, you're playing with house money.
Negotiation context
- It's been on market 96 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
- 2 sale attempts since 3y ago; this cycle's ask has dropped $30k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
Questions for the listing agent
- It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
- Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
- Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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.
- 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.
- 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
- 1.45% ✓
- Cap rate
- 11.56%
- Cash-on-cash
- 18.80%
- DSCR
- 1.84
- GRM
- 5.8
CMA / ARV
- ARV (median comp)
- $158,640
- List price
- $90,000
- Delta
- -37.59%
- 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 |
|---|---|---|---|---|---|---|---|
| 2126 White Ave | 0.07mi | 3/1.0 | 920 (0%) | 19mo | $133,000 | $145 | 81 |
| 1006 Edgemont Ave | 0.45mi | 3/1.0 | 954 (+4%) | 4mo | $75,000 | $79 | 69 |
| 2171 Sugar Grove Ave | 0.07mi | 3/2.0 | 1,050 (+14%) | 17mo | $225,000 | $214 | 55 |
| 1802 Sugar Grove Ave | 0.41mi | 3/1.0 | 1,008 (+10%) | 12mo | $135,000 | $134 | 55 |
| 2142 Gent Ave | 0.06mi | 3/2.0 | 1,057 (+15%) | 17mo | $200,000 | $189 | 55 |
| 2041 N Dexter St | 0.17mi | 3/2.0 | 1,050 (+14%) | 12mo | $227,500 | $217 | 54 |
| 2193 N Dexter St | 0.13mi | 3/2.0 | 1,050 (+14%) | 15mo | $225,000 | $214 | 54 |
| 2189 N Dexter St | 0.13mi | 3/2.0 | 1,050 (+14%) | 18mo | $225,000 | $214 | 52 |
| 1273 W 26th St | 0.44mi | 3/2.0 | 1,050 (+14%) | 1mo | $210,000 | $200 | 51 |
| 2145 Sugar Grove Ave | 0.07mi | 3/2.0 | 1,050 (+14%) | 22mo | $222,500 | $212 | 50 |
| 1309 W 26th St | 0.45mi | 3/2.0 | 1,050 (+14%) | 2mo | $210,000 | $200 | 50 |
| 1156 Udell St | 0.72mi | 2/1.0 (-1) | 808 (-12%) | 16mo | $137,000 | $170 | 28 |
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 · 0.0% rent growth · sell at horizon
- IRR
- 7.1%
- Equity multiple
- 1.27×
- Total profit
- $6,770
- Equity at exit
- $13,419
- IRR
- 13.6%
- Equity multiple
- 1.94×
- Total profit
- $23,627
- Equity at exit
- $7,782
Cash invested: $25,200 (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
Active competition Active MLS
- For sale now
- 8 active · 3 under contract
- Months of supply
- 8.0 mo (12%/mo absorbed)
- Median asking
- $109,000 ($121/sqft)
- Median days on market
- 67 d
- This list price
- 25% of active listings are priced below it
- ARV vs active asking
- +43.0% above current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 46202
- Home prices YoY
- -26.2%
- Rents YoY
- -0.4%
- Active inventory
- 346
- Price-to-rent
- 5.8×
Monthly cashflow live
- Estimated rent
- $1,303 high interval (Pro) →
- Mortgage (P&I)
- −$472
- Tax from tax record
- −$125 /mo · $1,501/yr
- Insurance
- −$38
- HOA
- −$0
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$274
- Net cashflow
- $395
Break-even live
Sensitivity live
| Price | -10% $446 | -5% $420 | +0% $395 | +5% $369 | +10% $344 |
|---|---|---|---|---|---|
| Rent | -10% $292 | -5% $343 | +0% $395 | +5% $446 | +10% $498 |
| Rate | -1.0pp $440 | -0.5pp $418 | base $395 | +0.5pp $371 | +1.0pp $348 |
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
- $22,500
- Closing costs
- $2,700
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 1254 W 23rd St #2 Indianapolis, IN | 2.0 | 1.0 | 763 | $875 | $1.15 | 16d | 1 | 0.18mi |
| 1254 W 23rd St #2 Indianapolis, IN | 2.0 | 1.0 | 763 | $875 | $1.15 | 13d | 1 | 0.18mi |
| 1367 W Pruitt St Indianapolis, IN | 3.0 | 1.0 | 1088 | $1,450 | $1.33 | 93d | 1 | 0.19mi |
| 2248 N Harding St Indianapolis, IN | 2.0 | 1.0 | 1100 | $899 | $0.82 | 72d | 1 | 0.24mi |
| 1415 W Pruitt St Indianapolis, IN | 3.0 | 1.0 | 1001 | $1,249 | $1.25 | 72d | 1 | 0.24mi |
| 1415 W Pruitt St Indianapolis, IN | 3.0 | 1.0 | 1001 | $1,249 | $1.25 | 9d | 1 | 0.24mi |
| 1244 Edgemont Ave Indianapolis, IN | 2.0 | 1.0 | 1092 | $1,275 | $1.17 | 93d | 1 | 0.35mi |
| 1228 W 18th St Indianapolis, IN | 2.0 | 1.0 | 1050 | $1,200 | $1.14 | 93d | 1 | 0.39mi |
| 1230 W 18th St Indianapolis, IN | 3.0 | 1.0 | 920 | $1,299 | $1.41 | 17d | 1 | 0.39mi |
| 970 Edgemont Ave Indianapolis, IN | 2.0 | 1.0 | 740 | $845 | $1.14 | 47d | 1 | 0.49mi |
| 970 Edgemont Ave Indianapolis, IN | 2.0 | 1.0 | 740 | $845 | $1.14 | 53d | 1 | 0.49mi |
| 906 Burdsal Pkwy Indianapolis, IN | 2.0 | 1.0 | 936 | $1,150 | $1.23 | 30d | 1 | 0.52mi |
| 908 Burdsal Pkwy Marion, IN | 2.0 | 1.0 | 936 | $1,150 | $1.23 | 30d | 1 | 0.52mi |
| 1319 W 27th St Indianapolis, IN | 2.0 | 1.0 | 651 | $900 | $1.38 | 34d | 1 | 0.58mi |
| 1319 W 27th St Indianapolis, IN | 2.0 | 1.0 | 651 | $900 | $1.38 | 61d | 1 | 0.58mi |
| 1519 W 28th St Indianapolis, IN | 2.0 | 1.0 | 816 | $895 | $1.10 | 93d | 1 | 0.71mi |
| 1510 Stadium Way Unit Stadium Flats-2203 Indianapolis, IN | 2.0 | 1.0 | 770 | $1,462 | $1.90 | 47d | 1 | 0.72mi |
| 918 W 27th St Indianapolis, IN | 2.0 | 1.0 | 820 | $995 | $1.21 | 37d | 1 | 0.73mi |
| 1410 Breedlove Ln Indianapolis, IN | 2.0 | 1.0–2.0 | 886 | $2,557 | $2.88 | 9d | 49 | 0.74mi |
| 801 Roache St Indianapolis, IN | 3.0 | 2.5 | 1056 | $1,700 | $1.61 | 15d | 1 | 0.76mi |
| 1227 W 29th St Indianapolis, IN | 3.0 | 1.5 | 1056 | $1,250 | $1.18 | 72d | 1 | 0.76mi |
| 2235 Doctor Martin Luther King Junior St Indianapolis, IN | 3.0 | 1.5 | 948 | $1,700 | $1.79 | 93d | 1 | 0.80mi |
| 1457 W 29th St Indianapolis, IN | 2.0 | 1.0 | 686 | $995 | $1.45 | 69d | 1 | 0.81mi |
| 524 W 23rd St Indianapolis, IN | 2.0 | 1.0 | 664 | $949 | $1.43 | 93d | 1 | 0.83mi |
| 524 W 23rd St Unit 2 Indianapolis, IN | 2.0 | 1.0 | 669 | $949 | $1.42 | 47d | 1 | 0.83mi |
| 1201 Indiana Ave Indianapolis, IN | 1.0–3.0 | 1.0–3.5 | 1060 | $2,199 | $2.07 | 9d | 26 | 0.85mi |
| 1441 W Lynn Dr Indianapolis, IN | 3.0 | 2.0 | 967 | $1,550 | $1.60 | 93d | 1 | 1.02mi |
| 1150 N White River Pkwy West Dr Indianapolis, IN | 1.0–2.0 | 1.0 | 722 | $1,324 | $1.83 | 11d | 21 | 1.05mi |
| 518 W 28th St Indianapolis, IN | 2.0 | 1.0 | 1005 | $1,100 | $1.09 | 22d | 1 | 1.05mi |
| 516 W 28th St Indianapolis, IN | 2.0 | 1.0 | 1005 | $1,100 | $1.09 | 72d | 1 | 1.06mi |
| 1458 Congress Ave Indianapolis, IN | 3.0 | 1.0 | 806 | $950 | $1.18 | 16d | 1 | 1.09mi |
| 1261 W 32nd St Indianapolis, IN | 2.0 | 1.0 | 832 | $975 | $1.17 | 93d | 1 | 1.10mi |
| 538 W 29th St Unit B Indianapolis, IN | 3.0 | 1.0 | 1031 | $1,349 | $1.31 | 40d | 1 | 1.11mi |
| 538 W 29th St Unit B Indianapolis, IN | 3.0 | 1.0 | 1031 | $1,349 | $1.31 | 16d | 1 | 1.11mi |
| 538 W 29th St Unit B Indianapolis, IN | 3.0 | 1.0 | 1031 | $1,349 | $1.31 | 47d | 1 | 1.11mi |
| 538 W 29th St Unit B Indianapolis, IN | 3.0 | 1.0 | 1031 | $1,349 | $1.31 | 32d | 1 | 1.11mi |
| 538 W 29th St Unit B Indianapolis, IN | 3.0 | 1.0 | 1031 | $1,349 | $1.31 | 22d | 1 | 1.11mi |
| 1401 Doctor Martin Luther King Junior St Indianapolis, IN | 1.0–2.0 | 1.0 | 982 | $1,800 | $1.83 | 18d | 1 | 1.14mi |
| 2602 Mansion Dr Indianapolis, IN | 2.0 | 2.0 | 1100 | $1,369 | $1.24 | 9d | 5 | 1.14mi |
| 930 W 10th St Indianapolis, IN | 2.0–4.0 | 2.0–4.0 | 1123 | $2,957 | $2.63 | 20d | 1 | 1.15mi |
Property features AI
Exterior
- Utilities
- Public waterMunicipal sewer connected
- Home design
- Single-family residenceOne story
- Construction
- Wood sidingSlab foundation
- Exterior features
- Lot under 1/4 acre
Interior
- Kitchen
- Gas ovenRefrigerator
- Bedrooms
- 3 bedrooms (all on the main level)
- Bathrooms
- 1 full bathroom
- Heating & cooling
- Forced air heating (natural gas)Central air conditioning
- Interior features
- Dining roomLiving room
- Laundry & utility
- WasherDryer
Listing history 50 events
-
2026-08-08days on market $90,000 Active 96 DOM
-
2026-08-07days on market $90,000 Active 95 DOM
-
2026-08-06days on market $90,000 Active 94 DOM
-
2026-08-05days on market $90,000 Active 93 DOM
-
2026-08-04pricedays on market $90,000 Active 92 DOM
-
2026-08-03days on market $99,000 Active 91 DOM
-
2026-07-31days on market $99,000 Active 88 DOM
-
2026-07-30days on market $99,000 Active 87 DOM
-
2026-07-30days on market $99,000 Active 86 DOM
-
2026-07-28days on market $99,000 Active 85 DOM
-
2026-07-26days on market $99,000 Active 83 DOM
-
2026-07-24days on market $99,000 Active 81 DOM
-
2026-07-23days on market $99,000 Active 80 DOM
-
2026-07-22days on market $99,000 Active 79 DOM
-
2026-07-21days on market $99,000 Active 78 DOM
-
2026-07-20pricedays on market $99,000 Active 77 DOM
-
2026-07-18days on market $105,000 Active 75 DOM
-
2026-07-18days on market $105,000 Active 74 DOM
-
2026-07-16days on market $105,000 Active 73 DOM
-
2026-07-15days on market $105,000 Active 72 DOM
-
2026-07-14days on market $105,000 Active 71 DOM
-
2026-07-13days on market $105,000 Active 70 DOM
-
2026-07-13days on market $105,000 Active 69 DOM
-
2026-07-11days on market $105,000 Active 68 DOM
-
2026-07-10days on market $105,000 Active 67 DOM
-
2026-07-09days on market $105,000 Active 66 DOM
-
2026-07-07days on market $105,000 Active 64 DOM
-
2026-07-06price $105,000 Active 63 DOM
-
2026-07-06days on market $110,000 Active 63 DOM
-
2026-07-05days on market $110,000 Active 62 DOM
-
2026-07-03days on market $110,000 Active 60 DOM
-
2026-07-02days on market $110,000 Active 59 DOM
-
2026-07-01days on market $110,000 Active 58 DOM
-
2026-06-30days on market $110,000 Active 57 DOM
-
2026-06-29days on market $110,000 Active 56 DOM
-
2026-06-28days on market $110,000 Active 55 DOM
-
2026-06-27days on market $110,000 Active 54 DOM
-
2026-06-26days on market $110,000 Active 53 DOM
-
2026-06-25days on market $110,000 Active 51 DOM
-
2026-06-22days on market $110,000 Active 49 DOM
-
2026-06-21days on market $110,000 Active 48 DOM
-
2026-06-18days on market $110,000 Active 45 DOM
-
2026-06-17days on market $110,000 Active 44 DOM
-
2026-06-16days on market $110,000 Active 43 DOM
-
2026-06-15days on market $110,000 Active 42 DOM
-
2026-06-13days on market $110,000 Active 40 DOM
-
2026-06-13pricedays on market $110,000 Active 39 DOM
-
2026-06-09days on market $115,000 Active 36 DOM
-
2026-06-08days on market $115,000 Active 35 DOM
-
2026-06-07days on market $115,000 Active 34 DOM
ⓘ 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
- $1,501 · $125/mo
- Projected year-2 tax
- $1,501 · $125/mo
- Expected delta
- $0/yr ($0/mo · 0.0%)
ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.
Climate risk First Street
- Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
- Wildfire 1/10 Low
- Heat 4/10 Moderate 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
- Wind 2/10 Low 0% chance of damaging wind over 30 yrs
- Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $15,635
- − Mortgage interest
- −$5,041
- − Property taxes
- −$1,501
- − Insurance
- −$450
- − Repairs & maintenance
- −$1,251
- − Management
- −$1,251
- − Depreciation
- −$2,618
- Taxable income
- $3,523
- Est. tax owed @ 24.0%
- −$846
- After-tax cash flow
- $3,892/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.
Condition & rehab AI · 9 photos
This 3-bedroom, 1 full bathroom home requires moderate repairs and maintenance to improve its condition and value. Painting, flooring replacement, bathroom and kitchen upgrades are recommended to enhance both resale and rental potential.
Repairs flagged
- Minor Paint — Paint appears to have minor scuffs or discoloration.
- Minor Flooring — Hardwood flooring may have minor scratches or scuffs.
- Minor Bathroom Fixtures — Bathroom may have outdated or worn fixtures.
- Minor Kitchen Appliances — Kitchen may have outdated or worn appliances.
Value-add opportunities
- Both Painting — Fresh paint can improve the home's curb appeal and interior aesthetics, enhancing both resale and rental value. ↑
- Both Flooring Replacement — Replacing worn hardwood flooring with a more modern material can significantly improve the home's appearance and value. ↑
- Both Bathroom Remodel — Updating outdated bathroom fixtures and possibly the layout can increase the home's appeal and value. ↑
- Both Kitchen Upgrade — Replacing outdated kitchen appliances and possibly the layout can increase the home's appeal and value. ↑
ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
Zoned Schools
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 · 1,025,572 people
- City population
- 881,119
- Metro
- Indianapolis-Carmel-Anderson, IN
- Population (ZIP)
- 20,180
- Household income
- $63,506
- Rent vs Own
- Severe rent burden
- 9% of renters
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 0.57)
- Race & ethnicity
- White 62% Black 20% Hispanic / Latino 8% Asian 6% Two or more races 5%
- Hispanic origin (detail)
- Mexican 5%
- Common ancestry
- Italian 4% Romanian 3% Slovak 3%
- Foreign-born
- 11% · Canada, China
- Languages at home
- 86% English-only · Spanish 6% Other Indo-European 3% Arabic 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
- ▼ -136.75%
- Current HPI
- 385.5518
- Rent YoY
- ▼ -0.37%
- 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
+9900.0% since first listed9 events — show timeline
- 2026-06-10 Price Changed $110,000 MIBOR as Distributed by MLS Grid
- 2026-05-25 Price Changed $115,000 MIBOR as Distributed by MLS Grid
- 2026-05-04 Listed $120,000 MIBOR as Distributed by MLS Grid
- 2024-04-30 Rental Removed $895 PROPERTYWARE
- 2024-03-26 Price Changed $895 PROPERTYWARE
- 2024-03-13 Price Changed $940 PROPERTYWARE
- 2024-02-13 Price Changed $990 PROPERTYWARE
- 2024-01-31 Price Changed $1,045 PROPERTYWARE
- 2023-12-30 Listed for Rent $1,100 PROPERTYWARE
Property tax history
+9.9%/yrLatest (2025): $1,501 · +10.6% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…