4422 N Campbell Ave · Indianapolis city (balance), IN 46226

$114,900

3 bd · 1.5 ba · 1,092 sqft · SingleFamily public records · 46 Days on market

Built 1955 0.26 ac lot $105/sqft · 17% above area Est $196k · 41% under

---

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 +19.4/30.0
• ARV discount +15.0/15.0
• 1% rule +6.1/10.0
• DSCR +6.1/10.0
• Rent growth +4.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 3-bedroom, 1.5-bathroom ranch nestled in the heart of the established Meadowview subdivision! This well-maintained home features a classic 1950s layout with over 1,000 sq. ft. of main-level living space plus a massive unfinished basement offering endless possibilities for a home gym, workshop, or additional family room. The interior boasts neutral tones and durable flooring, with a spacious kitchen that flows seamlessly into the dining and living areas-perfect for entertaining. Step outside to a sprawling 0.26-acre lot featuring a large, private backyard and a dedicated patio space for summer BBQs. Recent updates include a newer furnace, water heater, and central A/C, ensuring peace of mind for years to come. Complete with a 1-car attached garage and easy access to local parks, shopping, and I-70, this home is a fantastic find for first-time buyers or investors alike.

Key facts

• Newer furnace
• Private backyard
• Water heater

Tags

• MASSIVE UNFINISHED BASEMENT
• PRIVATE BACKYARD
• DEDICATED PATIO SPACE
• NEWER FURNACE
• WATER HEATER
• CENTRAL A/C

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $128 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $111k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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.
• Market conditions: Rents rising fast (+6.8%/yr); 151 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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).
• This rent runs 30% of the median local income ($50k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $794 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 + 6.8% rent growth), your $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $95k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $111,453 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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. 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.
5. 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.
6. 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: 1.11% ✓
• Cap rate: 7.63%
• Cash-on-cash: 4.78%
• DSCR: 1.21
• GRM: 7.5

CMA / ARV

• ARV (median comp): $195,731
• List price: $114,900
• Delta: -41.30%
• 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
4464 N Campbell Ave	0.09mi	3/1.5	1,176 (+8%)	5mo	$160,000	$136	79
4463 N Bolton Ave	0.10mi	3/1.0	1,176 (+8%)	6mo	$148,500	$126	76
4509 Priscilla Ave	0.19mi	3/1.0	1,176 (+8%)	3mo	$125,000	$106	74
4511 N Kenmore Rd	0.49mi	3/1.5	1,160 (+6%)	1mo	$121,000	$104	66
3904 N Graham Ave	0.69mi	3/1.0	1,080 (-1%)	1mo	$107,000	$99	63
4443 N Kenyon Dr	0.54mi	3/1.0	1,160 (+6%)	1mo	$133,000	$115	62
6401 E 44th Pl	0.50mi	3/1.0	1,180 (+8%)	0mo	$155,000	$131	61
4502 N Kitley Ave	0.59mi	3/1.5	1,160 (+6%)	7mo	$135,000	$116	56
4101 N Arlington Ave	0.44mi	3/1.0	944 (-14%)	6mo	$145,000	$154	50
4002 N Catherwood Ave	0.57mi	4/1.0 (+1)	984 (-10%)	2mo	$125,000	$127	48
3946 N Layman Ave	0.71mi	3/1.5	1,200 (+10%)	6mo	$115,000	$96	46
4312 N Pasadena	0.66mi	3/1.0	1,250 (+14%)	3mo	$132,000	$106	40

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 · 6.76% rent growth · sell at horizon

5-year hold

• IRR: -4.3%
• Equity multiple: 0.83×
• Total profit: $-5,372
• Equity at exit: $17,132

10-year hold

• IRR: 9.6%
• Equity multiple: 1.88×
• Total profit: $28,328
• Equity at exit: $9,934

Cash invested: $32,172 (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 46226

• Rents YoY: 6.8%
• Active inventory: 151
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,275 high
• Mortgage (P&I): −$603
• Tax from tax record: −$229 /mo · $2,743/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $128

Break-even live

Break-even rent $1,113

Max offer price $114,900

Occupancy floor 85%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5865 E 46th St Indianapolis, IN	3.0	2.0	1400	$1,500	$1.07	44d	1	0.22mi
4555 N Arlington Ave Indianapolis, IN	1.0–3.0	1.0–1.5	880	$1,379	$1.57	3d	30	0.25mi
4430 Park Forest Ct Indianapolis, IN	2.0	1.0	928	$1,180	$1.27	44d	1	0.25mi
4438 Park Forest Ct Indianapolis, IN	2.0	1.0	928	$1,180	$1.27	44d	1	0.26mi
4404 Park Forest Ct Indianapolis, IN	2.0	1.0	928	$1,180	$1.27	22d	2	0.26mi
4504 Park Forest Ct Indianapolis, IN	2.0	1.0	928	$1,180	$1.27	3d	1	0.28mi
4437 Park Forest Ct Indianapolis, IN	2.0	1.0	928	$1,180	$1.27	44d	1	0.28mi
4411 Park Forest Ct Indianapolis, IN	2.0	1.0	928	$1,180	$1.27	44d	1	0.28mi
4445 Park Forest Ct Indianapolis, IN	2.0	1.0	928	$1,180	$1.27	3d	1	0.29mi
4521 Park Forest Ct Indianapolis, IN	2.0	1.0	700	$1,180	$1.69	4d	1	0.30mi
4537 Park Forest Ct Indianapolis, IN	2.0	1.0	928	$1,180	$1.27	44d	1	0.33mi
4545 Park Forest Ct Indianapolis, IN	2.0	1.0	928	$1,180	$1.27	44d	1	0.33mi
4405 Park Forest Ct Indianapolis, IN	2.0	1.0	928	$1,180	$1.27	23d	1	0.36mi
5602 Glencoe St Indianapolis, IN	3.0	1.0	1000	$1,749	$1.75	18d	1	0.50mi
4511 N Kenmore Rd Indianapolis, IN	4.0	2.0	1200	$2,095	$1.75	4d	1	0.52mi
6005 Dickson Rd Unit 4 Indianapolis, IN	2.0	1.0	873	$725	$0.83	44d	1	0.61mi
3912 N Webster Ave Indianapolis, IN	4.0	1.0	1274	$1,350	$1.06	22d	1	0.62mi
6015 Dickson Rd #1 Indianapolis, IN	2.0	1.0	825	$950	$1.15	44d	1	0.62mi
6049 Dickson Rd Apt 4 Indianapolis, IN	2.0	1.0	750	$950	$1.27	44d	1	0.64mi
6563 E 46th St Indianapolis, IN	3.0	1.5	1185	$1,250	$1.05	4d	1	0.65mi
6048 Dickson Rd #3 Indianapolis, IN	2.0	1.0	725	$900	$1.24	44d	1	0.67mi
4839 N Kenmore Rd Indianapolis, IN	3.0	2.0	1215	$1,533	$1.26	22d	1	0.67mi
6108 Dickson Rd Unit 3 Indianapolis, IN	2.0	1.0	750	$900	$1.20	44d	1	0.68mi
6118 Dickson Rd Apt 3 Indianapolis, IN	2.0	1.0	750	$950	$1.27	44d	1	0.69mi
3836 Priscilla Ave Indianapolis, IN	3.0	1.5	1040	$1,275	$1.23	2d	1	0.71mi
6051 Laurel Hall Dr Apt 4 Indianapolis, IN	2.0	1.0	750	$950	$1.27	44d	1	0.71mi
6111 Laurel Hall Dr #3 Indianapolis, IN	2.0	1.0	725	$950	$1.31	44d	1	0.73mi
6111 Laurel Hall Dr #1 Indianapolis, IN	2.0	1.0	725	$950	$1.31	23d	1	0.73mi
6028 Laurel Hall Dr #3 Indianapolis, IN	2.0	1.0	875	$950	$1.09	44d	1	0.74mi
4307 N Edmondson Ave Indianapolis, IN	3.0	1.0	900	$1,299	$1.44	2d	1	0.86mi
3718 N Audubon Rd Indianapolis, IN	3.0	1.0	875	$1,300	$1.49	23d	1	0.90mi
3815 N Grand Ave Unit 3815 Indianapolis, IN	2.0	1.0	965	$1,250	$1.30	4d	1	1.06mi
3636 N Whittier Pl Indianapolis, IN	3.0	1.0	912	$995	$1.09	7d	1	1.07mi
3900 N Shadeland Ave Indianapolis, IN	1.0–2.0	1.0	1070	$1,075	$1.00	3d	6	1.19mi
3639 N Emerson Ave Indianapolis, IN	4.0	1.0	1000	$1,450	$1.45	22d	1	1.28mi
3516 N Hawthorne Ln Indianapolis, IN	3.0	1.0	925	$1,225	$1.32	4d	1	1.28mi

Listing history 20 events

1. 2026-06-18
   days on market $114,900 Active 46 DOM
2. 2026-06-17
   days on market $114,900 Active 45 DOM
3. 2026-06-16
   pricedays on market $114,900 Active 44 DOM
4. 2026-06-15
   days on market $124,900 Active 43 DOM
5. 2026-06-13
   days on market $124,900 Active 41 DOM
6. 2026-06-13
   days on market $124,900 Active 40 DOM
7. 2026-06-09
   days on market $124,900 Active 37 DOM
8. 2026-06-08
   days on market $124,900 Active 36 DOM
9. 2026-06-07
   days on market $124,900 Active 35 DOM
10. 2026-06-03
    days on market $124,900 Active 31 DOM
11. 2026-06-02
    days on market $124,900 Active 30 DOM
12. 2026-06-01
    days on market $124,900 Active 29 DOM
13. 2026-05-31
    days on market $124,900 Active 28 DOM
14. 2026-05-06
    status Pending 908-char remark

    Show marketing remark (908 chars)

    Welcome to this charming 3-bedroom, 1.5-bathroom ranch nestled in the heart of the established Meadowview subdivision! This well-maintained home features a classic 1950s layout with over 1,000 sq. ft. of main-level living space plus a massive unfinished basement offering endless possibilities for a home gym, workshop, or additional family room. The interior boasts neutral tones and durable flooring, with a spacious kitchen that flows seamlessly into the dining and living areas-perfect for entertaining. Step outside to a sprawling 0.26-acre lot featuring a large, private backyard and a dedicated patio space for summer BBQs. Recent updates include a newer furnace, water heater, and central A/C, ensuring peace of mind for years to come. Complete with a 1-car attached garage and easy access to local parks, shopping, and I-70, this home is a fantastic find for first-time buyers or investors alike.

15. 2026-04-10
    listed $124,900 Active 908-char remark

    Show marketing remark (908 chars)

    Welcome to this charming 3-bedroom, 1.5-bathroom ranch nestled in the heart of the established Meadowview subdivision! This well-maintained home features a classic 1950s layout with over 1,000 sq. ft. of main-level living space plus a massive unfinished basement offering endless possibilities for a home gym, workshop, or additional family room. The interior boasts neutral tones and durable flooring, with a spacious kitchen that flows seamlessly into the dining and living areas-perfect for entertaining. Step outside to a sprawling 0.26-acre lot featuring a large, private backyard and a dedicated patio space for summer BBQs. Recent updates include a newer furnace, water heater, and central A/C, ensuring peace of mind for years to come. Complete with a 1-car attached garage and easy access to local parks, shopping, and I-70, this home is a fantastic find for first-time buyers or investors alike.

16. 2021-06-30
    soldstatus $95,000 Closed 293-char remark

    Show marketing remark (293 chars)

    Welcome to 4422 Campbell Avenue! This 3 bedroom 1 and a half bath has a full unfinished basement that is ready for you to make your own! This home is located minutes away from Broad Ripple with easy highway access to Downtown. Stop by 4422 Campbell Ave today to see everything it has to offer!

17. 2021-05-29
    status Pending 293-char remark

    Show marketing remark (293 chars)

    Welcome to 4422 Campbell Avenue! This 3 bedroom 1 and a half bath has a full unfinished basement that is ready for you to make your own! This home is located minutes away from Broad Ripple with easy highway access to Downtown. Stop by 4422 Campbell Ave today to see everything it has to offer!

18. 2021-05-28
    status Active 293-char remark

    Show marketing remark (293 chars)

    Welcome to 4422 Campbell Avenue! This 3 bedroom 1 and a half bath has a full unfinished basement that is ready for you to make your own! This home is located minutes away from Broad Ripple with easy highway access to Downtown. Stop by 4422 Campbell Ave today to see everything it has to offer!

19. 2021-05-19
    status Pending 293-char remark

    Show marketing remark (293 chars)

    Welcome to 4422 Campbell Avenue! This 3 bedroom 1 and a half bath has a full unfinished basement that is ready for you to make your own! This home is located minutes away from Broad Ripple with easy highway access to Downtown. Stop by 4422 Campbell Ave today to see everything it has to offer!

20. 2021-05-12
    listed $112,000 Active 293-char remark

    Show marketing remark (293 chars)

    Welcome to 4422 Campbell Avenue! This 3 bedroom 1 and a half bath has a full unfinished basement that is ready for you to make your own! This home is located minutes away from Broad Ripple with easy highway access to Downtown. Stop by 4422 Campbell Ave today to see everything it has to offer!

ⓘ 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: $2,743 · $229/mo
• Projected year-2 tax: $2,743 · $229/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 3/10 Moderate 7 d/yr ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $15,300
• − Mortgage interest: −$6,436
• − Property taxes: −$2,743
• − Insurance: −$574
• − Repairs & maintenance: −$1,224
• − Management: −$1,224
• − Depreciation: −$3,343
• Taxable loss: −$244
• Est. tax savings @ 24.0%: +$59
• After-tax cash flow: $1,598/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): 47,099
• Household income: $50,325
• Rent vs Own: 53.8% rent · 46.2% own
• Severe rent burden: 2742.0

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 0.62)
• Race & ethnicity: Black 53% White 25% Hispanic / Latino 17% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 1% Italian 1% Romanian 1%
• Foreign-born: 11% · Canada
• Languages at home: 86% English-only · Spanish 10% French/Haitian/Cajun 1% Other Asian/Pacific 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: ▼ -218.85%
• Current HPI: 239.43
• Rent YoY: ▲ 6.76%
• 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

+11.5% since first listed

7 events — show timeline

• 2026-05-06 Pending — MIBOR as Distributed by MLS Grid
• 2026-04-10 Listed $124,900 MIBOR as Distributed by MLS Grid
• 2021-06-30 Sold (MLS) $95,000 MIBOR as Distributed by MLS Grid
• 2021-05-29 Pending — MIBOR as Distributed by MLS Grid
• 2021-05-28 Relisted — MIBOR as Distributed by MLS Grid
• 2021-05-19 Pending — MIBOR as Distributed by MLS Grid
• 2021-05-12 Listed $112,000 MIBOR as Distributed by MLS Grid

Property tax history

+16.2%/yr

Latest (2025): $2,743 · -5.2% YoY. Source: county tax records.