3726 N Layman Ave · Indianapolis city (balance), IN 46218

$134,900

3 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 13 Days on market

Built 1951 7,971 sqft lot Est $132k · 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 +16.3/30.0
• ARV discount +6.5/15.0
• DSCR +5.1/10.0
• 1% rule +4.8/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Amazing opportunity with great cash flow. Property is currently rented at $750.00 a month. Has a full basement, W/D hookups

Key facts

• 7,971 sq ft lot
• Garage
• Built 1951

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Municipal sewer
• Home design: Single-family residence; One level
• Construction: Vinyl siding; Brick/mortar foundation
• Exterior features: Property has a view; Lot under 1/4 acre (approximately 0.18 acre)

Interior

• Kitchen: Refrigerator; Range hood
• Bedrooms: 3 bedrooms on the main level (sizes include 11x10, 11x10, and 12x11)
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced-air heating (natural gas); Central air conditioning
• Interior features: Eat-in kitchen; Living room fireplace
• Laundry & utility: Basement laundry (9x8)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $75 ($898/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 $132k (2.1% below list).
• Recommended offer: $132k (2.1% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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.
• Zoned schools: Arlington Woods School 99 (math 2% / reading 8%, grade F, #970 of 994 statewide, top 99%, 335 students, 85% 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 81% FRL track the district average.
• Market conditions: Rents flat; 338 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,906 units permitted in Marion County in 2024 (621 in 5+ unit buildings).
• This rent runs 42% of the median local income ($38k/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 $933 of loan paydown is wiped out by about $4k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 10y 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 $49k; list at $135k implies a 175% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $132,046 (2.1% below list)

Questions for the listing agent

1. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.98% ✗
• Cap rate: 6.96%
• Cash-on-cash: 2.38%
• DSCR: 1.11
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $132,080
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3904 N Graham Ave	0.27mi	3/1.0	1,080 (+4%)	1mo	$107,000	$99	80
3715 N Irvington Ave	0.17mi	4/1.0 (+1)	1,104 (+6%)	5mo	$120,000	$109	72
3536 N Priscilla Ct	0.31mi	3/1.0	1,102 (+6%)	5mo	$133,500	$121	71
3607 N Graham Ave	0.27mi	3/1.0	1,102 (+6%)	8mo	$116,000	$105	70
5660 E 34th St	0.44mi	3/1.5	1,104 (+6%)	4mo	$115,000	$104	64
3614 N Whittier Pl	0.20mi	3/2.0	912 (-12%)	3mo	$171,999	$189	64
5765 E 35th St	0.39mi	3/1.0	888 (-15%)	1mo	$146,000	$164	57
3536 N Hawthorne Ln	0.37mi	3/2.0	925 (-11%)	6mo	$149,900	$162	55
4002 N Catherwood Ave	0.64mi	4/1.0 (+1)	984 (-5%)	2mo	$125,000	$127	55
5415 E 34th St	0.49mi	2/1.0 (-1)	908 (-13%)	2mo	$107,000	$118	49
4101 N Arlington Ave	0.65mi	3/1.0	944 (-9%)	6mo	$145,000	$154	49
3811 N Sheridan Ave	0.75mi	3/1.0	1,142 (+10%)	4mo	$185,000	$162	45

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 · 0.81% rent growth · sell at horizon

5-year hold

• IRR: -15.1%
• Equity multiple: 0.47×
• Total profit: $-19,898
• Equity at exit: $20,114

10-year hold

• IRR: -10.8%
• Equity multiple: 0.41×
• Total profit: $-22,200
• Equity at exit: $11,664

Cash invested: $37,772 (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 46218

• Home prices YoY: -17.1%
• Rents YoY: 0.8%
• Active inventory: 338
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,320 high
• Mortgage (P&I): −$707
• Tax from tax record: −$205 /mo · $2,456/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $75

Break-even live

Break-even rent $1,226

Max offer price $134,900

Occupancy floor 89%

Sensitivity live

Price	-10% $151	-5% $113	+0% $75	+5% $37	+10% $-2
Rent	-10% $-29	-5% $23	+0% $75	+5% $127	+10% $179
Rate	-1.0pp $143	-0.5pp $109	base $75	+0.5pp $40	+1.0pp $4

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3718 N Audubon Rd Indianapolis, IN	3.0	1.0	875	$1,300	$1.49	25d	1	0.12mi
3636 N Whittier Pl Indianapolis, IN	3.0	1.0	912	$995	$1.09	9d	1	0.20mi
3836 Priscilla Ave Indianapolis, IN	3.0	1.5	1040	$1,275	$1.23	3d	1	0.26mi
5602 Glencoe St Indianapolis, IN	3.0	1.0	1000	$1,749	$1.75	19d	1	0.41mi
3516 N Hawthorne Ln Indianapolis, IN	3.0	1.0	925	$1,225	$1.32	6d	1	0.43mi
3815 N Grand Ave Unit 3815 Indianapolis, IN	2.0	1.0	965	$1,250	$1.30	6d	1	0.47mi
3912 N Webster Ave Indianapolis, IN	4.0	1.0	1274	$1,350	$1.06	23d	1	0.53mi
3639 N Emerson Ave Indianapolis, IN	4.0	1.0	1000	$1,450	$1.45	23d	1	0.56mi
3319 N Hawthorne Ln Indianapolis, IN	3.0	1.0	1084	$1,100	$1.01	25d	1	0.65mi
3301 Mardenna Ave Indianapolis, IN	3.0	1.0	925	$1,200	$1.30	45d	1	0.72mi
3316 N Emerson Ave Indianapolis, IN	3.0	1.0	912	$1,100	$1.21	25d	1	0.80mi
3070 N Layman Ave #1 Indianapolis, IN	3.0	2.0	1480	$1,700	$1.15	45d	1	0.85mi
3734 Manor Ct Indianapolis, IN	3.0	1.0	1414	$1,399	$0.99	9d	1	0.99mi
4404 Park Forest Ct Indianapolis, IN	2.0	1.0	928	$1,180	$1.27	23d	2	1.01mi
4411 Park Forest Ct Indianapolis, IN	2.0	1.0	928	$1,180	$1.27	45d	1	1.02mi
3332 Wallace Ave Indianapolis, IN	3.0	1.0	936	$1,600	$1.71	25d	1	1.03mi
4430 Park Forest Ct Indianapolis, IN	2.0	1.0	928	$1,180	$1.27	45d	1	1.04mi
4429 Park Forest Ct Indianapolis, IN	2.0	1.0	928	$1,180	$1.27	0d	1	1.05mi
4438 Park Forest Ct Indianapolis, IN	2.0	1.0	928	$1,180	$1.27	45d	1	1.06mi
4437 Park Forest Ct Indianapolis, IN	2.0	1.0	928	$1,180	$1.27	45d	1	1.07mi
5865 E 46th St Indianapolis, IN	3.0	2.0	1400	$1,500	$1.07	45d	1	1.07mi
4445 Park Forest Ct Indianapolis, IN	2.0	1.0	928	$1,180	$1.27	4d	1	1.07mi
4521 Park Forest Ct Indianapolis, IN	2.0	1.0	700	$1,180	$1.69	5d	1	1.11mi
4504 Park Forest Ct Indianapolis, IN	2.0	1.0	928	$1,180	$1.27	4d	1	1.11mi
4555 N Arlington Ave Indianapolis, IN	1.0–3.0	1.0–1.5	880	$1,379	$1.57	5d	30	1.13mi
4537 Park Forest Ct Indianapolis, IN	2.0	1.0	928	$1,180	$1.27	45d	1	1.18mi
4545 Park Forest Ct Indianapolis, IN	2.0	1.0	928	$1,180	$1.27	45d	1	1.18mi
3167 Shick Dr Indianapolis, IN	4.0	1.0	1141	$2,350	$2.06	45d	1	1.18mi
2703 Kristen Dr E Indianapolis, IN	3.0	1.0	1155	$1,700	$1.47	45d	1	1.21mi
4405 Park Forest Ct Indianapolis, IN	2.0	1.0	928	$1,180	$1.27	25d	1	1.21mi
3315 N Euclid Ave Indianapolis, IN	2.0	1.0	780	$1,300	$1.67	16d	1	1.23mi
4511 N Kenmore Rd Indianapolis, IN	4.0	2.0	1200	$2,095	$1.75	6d	1	1.31mi
2950 N Dequincy St Indianapolis, IN	3.0	1.0	888	$1,375	$1.55	15d	1	1.35mi
4307 N Edmondson Ave Indianapolis, IN	3.0	1.0	900	$1,299	$1.44	3d	1	1.37mi
3142 N Euclid Ave Indianapolis, IN	3.0	1.0	1050	$1,050	$1.00	45d	1	1.38mi
6563 E 46th St Indianapolis, IN	3.0	1.5	1185	$1,250	$1.05	6d	1	1.40mi
3900 N Shadeland Ave Indianapolis, IN	1.0–2.0	1.0	1070	$1,075	$1.00	4d	6	1.42mi
2932 Arthington Blvd Indianapolis, IN	3.0	1.0	900	$1,350	$1.50	25d	1	1.44mi
3149 N Gladstone Ave Indianapolis, IN	3.0	1.5	1036	$1,350	$1.30	9d	1	1.47mi
6005 Dickson Rd Unit 4 Indianapolis, IN	2.0	1.0	873	$725	$0.83	45d	1	1.49mi

Listing history 13 events

1. 2026-06-07
   statusdays on market $134,900 Pending 13 DOM
2. 2026-06-03
   days on market $134,900 Active 12 DOM
3. 2026-06-02
   days on market $134,900 Active 11 DOM
4. 2026-06-01
   days on market $134,900 Active 10 DOM
5. 2026-05-31
   days on market $134,900 Active 9 DOM
6. 2026-05-22
   listed $134,900 Active
7. 2019-02-05
   soldstatus $49,000
8. 2019-01-24
   soldstatus $49,000 Sold 124-char remark

   Show marketing remark (124 chars)

   Amazing opportunity with great cash flow. Property is currently rented at $750.00 a month. Has a full basement, W/D hookups

9. 2018-12-07
   status Pending 124-char remark

   Show marketing remark (124 chars)

   Amazing opportunity with great cash flow. Property is currently rented at $750.00 a month. Has a full basement, W/D hookups

10. 2018-12-03
    listed $54,900 Active 124-char remark

    Show marketing remark (124 chars)

    Amazing opportunity with great cash flow. Property is currently rented at $750.00 a month. Has a full basement, W/D hookups

11. 2016-10-13
    soldstatus $33,000 Sold 223-char remark

    Show marketing remark (223 chars)

    Nice home in a quiet neighborhood, with Living Room, 3 Bedrooms, Eat in Kitchen, with a full finished basement with a detached garage. Home being sold "AS IS. Perfect for an investor with just cosmetics updates needed.

12. 2016-09-22
    historical Active with Contingency 223-char remark

    Show marketing remark (223 chars)

    Nice home in a quiet neighborhood, with Living Room, 3 Bedrooms, Eat in Kitchen, with a full finished basement with a detached garage. Home being sold "AS IS. Perfect for an investor with just cosmetics updates needed.

13. 2016-07-28
    listed $40,000 Active 223-char remark

    Show marketing remark (223 chars)

    Nice home in a quiet neighborhood, with Living Room, 3 Bedrooms, Eat in Kitchen, with a full finished basement with a detached garage. Home being sold "AS IS. Perfect for an investor with just cosmetics updates needed.

ⓘ 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: $2,456 · $205/mo
• Projected year-2 tax: $2,456 · $205/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: $15,846
• − Mortgage interest: −$7,556
• − Property taxes: −$2,456
• − Insurance: −$674
• − Repairs & maintenance: −$1,268
• − Management: −$1,268
• − Depreciation: −$3,924
• Taxable loss: −$1,301
• Est. tax savings @ 24.0%: +$312
• After-tax cash flow: $1,210/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): 29,360
• Household income: $38,063
• Rent vs Own: 47.2% rent · 52.8% own
• Severe rent burden: 2340.0

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 Black (68%)
• Race & ethnicity: Black 68% White 18% Hispanic / Latino 9% Two or more races 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 1%
• Foreign-born: 5% · Canada, Philippines
• Languages at home: 92% English-only · Spanish 7%

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: ▼ -81.57%
• Current HPI: 395.7071
• Rent YoY: ▲ 0.81%
• 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

+237.2% since first listed

8 events — show timeline

• 2026-05-22 Listed $134,900 MIBOR as Distributed by MLS Grid
• 2019-02-05 Sold (Public Records) $49,000 Public Records
• 2019-01-24 Sold (MLS) $49,000 MIBOR as Distributed by MLS Grid
• 2018-12-07 Pending — MIBOR as Distributed by MLS Grid
• 2018-12-03 Listed $54,900 MIBOR as Distributed by MLS Grid
• 2016-10-13 Sold (MLS) $33,000 MIBOR as Distributed by MLS Grid
• 2016-09-22 Contingent — MIBOR as Distributed by MLS Grid
• 2016-07-28 Listed $40,000 MIBOR as Distributed by MLS Grid

Property tax history

+13.8%/yr

Latest (2025): $2,456 · +13.5% YoY. Source: county tax records.