13166 N Becks Grove Dr · Indianapolis city (balance), IN 46113

$230,000

3 bd · 2.0 ba · 1,323 sqft · SingleFamily public records · 6 Days on market

Built 2002 5,227 sqft lot Est $245k · 6% under $33/mo HOA · 2% of rent

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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 +18.8/30.0
• ARV discount +10.2/15.0
• DSCR +5.9/10.0
• 1% rule +3.9/10.0
• Schools +3.7/10.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Turnkey nice two story in The Commons at Heartland Crossing subdivision. Nicely landscaped. functional floor plan includes Greatroom with a warm and cozy gas log fireplace for all these cold winter nights. Large eat in kitchen with pantry, three bedrooms with walk in closets in two and two full baths. Lovely deck ready for cook outs this summer.

Key facts

• Open concept kitchen
• Backyard privacy
• Main level deck

Tags

• BACKYARD PRIVACY
• TREE LINED PROPERTY LINE
• OPEN CONCEPT KITCHEN
• STAINLESS STEEL APPLIANCES
• FINISHED GARAGE
• MAIN LEVEL DECK

Property features AI

Finance

• HOA & community: Homeowners association with annual fee (approximately $400/year); HOA amenities include clubhouse, pool, tennis courts, basketball court, playground, jogging path, park, maintenance of grounds; HOA disclosures include covenants & restrictions and transfer fee

Exterior

• Parking: Attached finished garage; Two-car garage (approximately 380 sq ft)
• Security: Smoke alarm(s) / smoke detector(s)
• Utilities: Public water; Municipal sewer connected; 200+ amp electrical service; Cable connected; Natural gas connected
• Home design: Single family residence; Two levels; Mandatory fee ownership interest
• Construction: Vinyl siding; Slab foundation
• Exterior features: Covered patio/porch; Deck; Tennis in community; Rural-subdivision lot with sidewalks, street lights, and small trees; No fence

Interior

• Kitchen: Dishwasher; Electric oven; Microwave with hood; Disposal; Refrigerator; Pantry
• Bedrooms: Three upper-level bedrooms; Primary bedroom has a walk-in closet
• Bathrooms: Two full bathrooms; Primary bathroom with full tub and shower
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Attic access; Walk-in closet(s); Pantry; Utility room; Gas log fireplace in the living room (1 fireplace)
• Laundry & utility: Upper-level laundry; Washer; Dryer; Water softener (owned); Electric and gas water heaters listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/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 $206k (10.6% below list).
• Recommended offer: $206k (10.6% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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.
• Mooresville Consolidated School Corporation (suburban): math 41% / reading 43% proficiency, ranked #111 of 301 in IN (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mooresville High School (math 43% / reading 74%, grade C, #60 of 369 statewide, top 16%, 1,404 students, 39% FRL).
• Zoned-school proficiency averages 58% at this address vs 42% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Mooresville Consolidated School Corporation average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.9%/yr); 63 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 330 units permitted in Morgan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Morgan County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 22y 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 $98k; list at $230k implies a 135% gain — meaningful room to come down on a strong offer.

Recommended offer $205,542 (10.6% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.89% ✗
• Cap rate: 7.50%
• Cash-on-cash: 4.31%
• DSCR: 1.19
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $244,755
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13116 N Becks Grove Dr	0.04mi	3/2.0	1,258 (-5%)	2mo	$220,000	$175	88
13026 N Becks Grove Dr	0.12mi	3/2.5	1,426 (+8%)	0mo	$239,900	$168	79
13446 N Carwood Ct	0.23mi	3/2.0	1,328 (+0%)	14mo	$235,000	$177	77
13250 N Brick Chapel Dr	0.12mi	3/2.0	1,240 (-6%)	14mo	$200,000	$161	72
13094 N Etna Green Dr	0.10mi	3/2.0	1,214 (-8%)	12mo	$240,000	$198	72
6261 E Ablington Ct	0.47mi	3/2.0	1,206 (-9%)	1mo	$232,000	$192	63
6150 E Terhune Ct	0.64mi	3/2.0	1,294 (-2%)	5mo	$240,000	$185	63
12905 N Bridgett Dr	0.66mi	3/2.0	1,300 (-2%)	7mo	$240,000	$185	61
5645 E Donald Ct	0.67mi	3/2.0	1,240 (-6%)	4mo	$221,000	$178	55
5650 E Donald Ct	0.66mi	3/2.0	1,240 (-6%)	6mo	$235,000	$190	54
5580 E Donald Ct	0.75mi	3/2.0	1,371 (+4%)	9mo	$289,000	$211	51
5690 E Donald Dr	0.62mi	4/2.0 (+1)	1,440 (+9%)	3mo	$235,000	$163	49

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 · 2.88% rent growth · sell at horizon

5-year hold

• IRR: -9.7%
• Equity multiple: 0.64×
• Total profit: $-22,882
• Equity at exit: $34,294

10-year hold

• IRR: -0.5%
• Equity multiple: 0.96×
• Total profit: $-2,344
• Equity at exit: $19,886

Cash invested: $64,400 (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 46113

• Home prices YoY: -13.0%
• Rents YoY: 2.9%
• Active inventory: 63
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,055 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$58 /mo · $691/yr
• Insurance: −$96
• HOA: −$33
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $231

Break-even live

Break-even rent $1,763

Max offer price $230,000

Occupancy floor 84%

Sensitivity live

Price	-10% $361	-5% $296	+0% $231	+5% $166	+10% $101
Rent	-10% $69	-5% $150	+0% $231	+5% $312	+10% $394
Rate	-1.0pp $347	-0.5pp $290	base $231	+0.5pp $172	+1.0pp $111

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13147 N Becks Grove Ct Camby, IN	3.0	2.0	1440	$1,885	$1.31	5d	1	0.08mi
13134 N Etna Green Dr Camby, IN	3.0	2.5	1613	$1,855	$1.15	16d	1	0.10mi
13857 N Mardenis Dr W Camby, IN	3.0	2.0	1440	$1,905	$1.32	24d	1	1.15mi
10893 Glenayr Dr Camby, IN	3.0	2.0	1171	$1,659	$1.42	11d	1	1.22mi
10817 Sweetsen Rd Camby, IN	3.0	2.5	1739	$1,880	$1.08	2d	1	1.31mi
10801 Sweetsen Rd Camby, IN	4.0	2.5	1752	$1,925	$1.10	8d	1	1.32mi
10762 Glenayr Dr Camby, IN	3.0	2.5	1816	$1,810	$1.00	44d	1	1.34mi
8607 Bluff Point Dr Camby, IN	3.0	2.0	1224	$1,650	$1.35	20d	1	1.45mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: gas

Listing history 5 events

1. 2026-06-13
   statusdays on market $230,000 Pending 6 DOM
2. 2026-06-09
   days on market $230,000 Active 5 DOM
3. 2026-06-08
   days on market $230,000 Active 4 DOM
4. 2026-06-07
   remarks 695-char remark
5. 2026-06-07
   listed $230,000 Active 3 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: $691 · $58/mo
• Projected year-2 tax: $1,323 · $110/mo
• Expected delta: +$632/yr (+$53/mo · 91.4%)

ⓘ 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 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,665
• − Mortgage interest: −$12,884
• − Property taxes: −$691
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,973
• − Management: −$1,973
• − HOA: −$396
• − Depreciation: −$6,691
• Taxable loss: −$1,093
• Est. tax savings @ 24.0%: +$262
• After-tax cash flow: $3,037/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: Mooresville Consolidated School Corporation
• NCES district ID: 1807140
• Math proficiency: 41% ▼ -11.00%
• Reading proficiency: 43% ▼ -9.00%
• Median HH income: $59,316
• Composite: 37.04/100
• National rank: #4511
• State rank: #111 of 301 in IN

Livability — Indianapolis city (balance)

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Marion County · 998,460 people
• City population: 881,119
• Metro: Indianapolis-Carmel-Anderson, IN
• Population (ZIP): 17,192
• Household income: $84,463
• Rent vs Own: 25.2% rent · 74.8% own
• Severe rent burden: 201.0

Population outlook (Morgan County) Hauer SSP2

• Today (2025): 71,081 people
• By 2030: 71,178 · +0.1%
• By 2040: 69,907 · -1.7%
• By 2050: 66,455 · -6.5%
• By 2075: 57,291 · -19.4%
• By 2100: 43,782 · -38.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 16% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Hispanic 5% Lithuanian 3% Slovak 2%
• Foreign-born: 10% · Canada
• Languages at home: 88% English-only · Spanish 5% French/Haitian/Cajun 5%

Political lean MEDSL · Morgan

• 2024 margin: Solid R (+54.3) · D 22.0% · R 76.3% · Other 1.7%
• 2008→2024 swing: -27.3pp toward R · 2008: -27.1pp · 2024: -54.3pp
• All cycles: 2024: R+54.3 2020: R+54.6 2016: R+56.6 2012: R+41.1 2008: R+27.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -33.73%
• Current HPI: 225.185
• Rent YoY: ▲ 2.88%
• 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

+109.3% since first listed

6 events — show timeline

• 2026-06-04 Listed $230,000 MIBOR as Distributed by MLS Grid
• 2011-03-09 Listing Removed — MIBOR as Distributed by MLS Grid
• 2011-03-08 Sold (MLS) $98,000 MIBOR as Distributed by MLS Grid
• 2011-01-10 Listed $99,900 MIBOR as Distributed by MLS Grid
• 2004-11-28 Listing Removed — MIBOR as Distributed by MLS Grid
• 2004-05-28 Listed $109,900 MIBOR as Distributed by MLS Grid

Property tax history

+4.4%/yr

Latest (2025): $691 · -23.2% YoY. Source: county tax records.