3425 Kinnear Ave · Indianapolis city (balance), IN 46218

$99,000

3 bd · 1.0 ba · 824 sqft · SingleFamily public records · 45 Days on market

Built 1949 5,881 sqft lot $120/sqft · 108% above area Est $95k · at est.

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +5.6/15.0
• 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

This home needs to be upgraded but is filled with potential! Just needs your personal touches and ideas! You can fix it up and sell or rent out--making this the perfect investment! Just perfect for a large or growing family!

Key facts

• Security cameras
• Large basement
• Major bus routes

Tags

• FENCED BACKYARD
• SECURITY CAMERAS
• NEW VINYL FLOORING
• LARGE BASEMENT
• MAJOR BUS ROUTES

Property features AI

Finance

• Other: Property is on a lot under 1/4 acre (approx. 0.14 acre)

Exterior

• Utilities: Public water; Municipal sewer connection; Municipal solid waste service
• Home design: Single-family residence; One story
• Construction: Wood foundation; Wood siding
• Exterior features: Full yard fence

Interior

• Kitchen: Electric oven; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Hardwood floors
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating (natural gas); No central air
• Interior features: Hardwood floors; Finished basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $373 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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 flat; 334 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 $684 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 + 0.8% rent growth), your $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $11k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $33k; list at $99k implies a 201% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 1949 — 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: 1.34% ✓
• Cap rate: 10.82%
• Cash-on-cash: 16.15%
• DSCR: 1.72
• GRM: 6.2

CMA / ARV

• ARV (median comp): $95,024
• List price: $99,000
• Delta: 4.18%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3511 N Keystone Ave	0.30mi	2/1.0 (-1)	837 (+2%)	10mo	$113,500	$136	70
3706 Baltimore Ave	0.33mi	2/1.0 (-1)	812 (-2%)	13mo	$40,000	$49	66
3714 Hillside Ave	0.39mi	2/2.0 (-1)	844 (+2%)	4mo	$143,900	$170	66
2217 E 34th St	0.19mi	3/1.0	912 (+11%)	15mo	$163,450	$179	61
2120 E 34th St	0.10mi	3/2.0	900 (+9%)	19mo	$115,000	$128	60
3331 Orchard Ave	0.15mi	2/1.0 (-1)	720 (-13%)	14mo	$115,000	$160	56
3419 Hillside Ave	0.15mi	3/2.0	912 (+11%)	19mo	$134,900	$148	55
3051 N Tacoma Ave	0.57mi	2/1.0 (-1)	856 (+4%)	15mo	$101,000	$118	50
3038 Baltimore Ave	0.48mi	2/1.0 (-1)	924 (+12%)	4mo	$98,500	$107	49
3930 Caroline Ave	0.61mi	2/1.0 (-1)	812 (-2%)	18mo	$102,500	$126	49
3932 Millersville Dr	0.63mi	3/1.0	925 (+12%)	10mo	$100,000	$108	42
3112 N Temple Ave	0.55mi	2/1.0 (-1)	725 (-12%)	22mo	$130,000	$179	31

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: 4.7%
• Equity multiple: 1.18×
• Total profit: $4,880
• Equity at exit: $14,761

10-year hold

• IRR: 12.0%
• Equity multiple: 1.85×
• Total profit: $23,691
• Equity at exit: $8,560

Cash invested: $27,720 (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: 334
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,324 high
• Mortgage (P&I): −$519
• Tax from tax record: −$113 /mo · $1,350/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $373

Break-even live

Break-even rent $852

Max offer price $99,000

Occupancy floor 67%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3363 Nicholas Ave Indianapolis, IN	2.0	1.0	720	$1,000	$1.39	3d	1	0.10mi
1902 E 35th St Indianapolis, IN	3.0	1.0	1100	$1,600	$1.45	43d	1	0.15mi
3709 Kinnear Ave Indianapolis, IN	2.0	1.0	650	$1,000	$1.54	43d	1	0.31mi
3207 N Arsenal Ave Indianapolis, IN	3.0	1.0	994	$1,195	$1.20	23d	1	0.52mi
3741 N Tacoma Ave Indianapolis, IN	3.0	1.0	913	$2,200	$2.41	17d	1	0.54mi
3132 Dr Andrew J Brown Ave Indianapolis, IN	2.0	1.0–2.0	791	$2,120	$2.68	1d	46	0.64mi
3535 N Oxford St Indianapolis, IN	3.0	1.0	1015	$1,500	$1.48	21d	1	0.67mi
2931 N Tacoma Ave Unit 31 Indianapolis, IN	2.0	1.0	800	$950	$1.19	7d	1	0.74mi
3139 Guilford Ave Indianapolis, IN	3.0	1.0	1068	$1,345	$1.26	43d	1	0.78mi
2820 Caroline Ave Indianapolis, IN	3.0	1.5	1112	$1,250	$1.12	23d	1	0.79mi
3472 N Dearborn St Indianapolis, IN	2.0	1.0	890	$1,099	$1.23	19d	1	0.79mi
916 Fairfield Ave Unit 918 Indianapolis, IN	3.0	1.0	1000	$1,300	$1.30	7d	1	0.80mi
3203 Sutherland Ave Unit 1310761P Indianapolis, IN	2.0	1.0	1097	$3,668	$3.34	1d	1	0.83mi
3909 Winthrop Ave Unit B Indianapolis, IN	2.0	1.5	931	$1,550	$1.66	11d	1	0.92mi
3359 N College Ave Unit 3359 Indianapolis, IN	2.0	1.5	1082	$1,895	$1.75	23d	1	0.94mi
3716 N College Ave Unit 3 Indianapolis, IN	2.0	2.0	1100	$1,450	$1.32	43d	1	1.03mi
3522 N Olney St Indianapolis, IN	3.0	1.0	768	$1,300	$1.69	43d	1	1.05mi
2010 E 25th St Indianapolis, IN	2.0	1.0	792	$775	$0.98	23d	1	1.06mi
636 E 37th St Unit 5 Indianapolis, IN	2.0	1.0	700	$695	$0.99	23d	1	1.07mi
2920 N Lasalle St Indianapolis, IN	3.0	1.0	875	$1,095	$1.25	17d	1	1.07mi
3421 N Olney St Indianapolis, IN	2.0	1.0	720	$1,195	$1.66	16d	1	1.08mi
633 E 38th St #4 Indianapolis, IN	3.0	1.0	650	$1,050	$1.62	43d	1	1.09mi
2906 N Lasalle St Indianapolis, IN	4.0	1.0	1032	$950	$0.92	23d	1	1.09mi
4303 Norwaldo Ave Indianapolis, IN	3.0	1.0	1050	$1,200	$1.14	43d	1	1.10mi
2549 Columbia Ave Unit 1332865P Indianapolis, IN	3.0	2.0	893	$2,274	$2.55	1d	1	1.10mi
2949 Adams St Indianapolis, IN	2.0	1.0	978	$1,150	$1.18	43d	1	1.12mi
4309 Ralston Ave Indianapolis, IN	3.0	1.0	918	$1,600	$1.74	14d	1	1.14mi
4326 Crittenden Ave Indianapolis, IN	2.0	1.0	812	$1,045	$1.29	20d	1	1.14mi
2372 Beckwith Dr Indianapolis, IN	4.0	1.0–1.5	779	$1,206	$1.55	1d	32	1.22mi
3383 Station St Indianapolis, IN	3.0	1.0	744	$1,250	$1.68	23d	1	1.23mi
3615 Sherman Forest Dr Indianapolis, IN	4.0	1.0–2.5	1057	$1,544	$1.46	4d	1	1.27mi
2529 Guilford Ave Unit A Indianapolis, IN	2.0	1.5	1000	$1,495	$1.50	43d	1	1.29mi
4115 Meadows Dr Indianapolis, IN	1.0–3.0	1.0–2.0	1013	$1,592	$1.57	43d	9	1.30mi
3725 N Sherman Dr #7 Indianapolis, IN	2.0	1.0	729	$845	$1.16	3d	1	1.36mi
3558 Washington Blvd Indianapolis, IN	3.0	1.0	975	$1,199	$1.23	7d	1	1.37mi
2722 N Olney St Indianapolis, IN	2.0	1.0	650	$795	$1.22	43d	1	1.37mi
3815 Washington Blvd Indianapolis, IN	2.0	1.0	1000	$1,250	$1.25	7d	1	1.37mi
4521 Norwaldo Ave Unit A Indianapolis, IN	2.0	1.5	1024	$1,525	$1.49	23d	1	1.38mi
4521 Norwaldo Ave Unit B Indianapolis, IN	2.0	1.5	1054	$1,600	$1.52	43d	1	1.38mi
4400 E Fall Creek Parkway North Dr Indianapolis, IN	1.0–2.0	1.0–1.5	857	$1,349	$1.57	1d	31	1.40mi

Listing history 17 events

1. 2026-06-18
   days on market $99,000 Active 45 DOM
2. 2026-06-17
   days on market $99,000 Active 44 DOM
3. 2026-06-16
   days on market $99,000 Active 43 DOM
4. 2026-06-15
   days on market $99,000 Active 42 DOM
5. 2026-06-13
   days on market $99,000 Active 40 DOM
6. 2026-06-13
   days on market $99,000 Active 39 DOM
7. 2026-06-09
   days on market $99,000 Active 36 DOM
8. 2026-06-08
   days on market $99,000 Active 35 DOM
9. 2026-06-07
   days on market $99,000 Active 34 DOM
10. 2026-06-03
    days on market $99,000 Active 30 DOM
11. 2026-06-02
    days on market $99,000 Active 29 DOM
12. 2026-06-01
    days on market $99,000 Active 28 DOM
13. 2026-05-31
    days on market $99,000 Active 27 DOM
14. 2026-05-04
    listed $110,000 Active 411-char remark
15. 2020-06-30
    soldstatus $32,900 Sold 224-char remark

    Show marketing remark (224 chars)

    This home needs to be upgraded but is filled with potential! Just needs your personal touches and ideas! You can fix it up and sell or rent out--making this the perfect investment! Just perfect for a large or growing family!

16. 2020-06-08
    status Pending 224-char remark

    Show marketing remark (224 chars)

    This home needs to be upgraded but is filled with potential! Just needs your personal touches and ideas! You can fix it up and sell or rent out--making this the perfect investment! Just perfect for a large or growing family!

17. 2020-05-13
    listed $32,900 Active 224-char remark

    Show marketing remark (224 chars)

    This home needs to be upgraded but is filled with potential! Just needs your personal touches and ideas! You can fix it up and sell or rent out--making this the perfect investment! Just perfect for a large or growing family!

ⓘ 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: $1,350 · $113/mo
• Projected year-2 tax: $1,350 · $113/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 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°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: $15,890
• − Mortgage interest: −$5,546
• − Property taxes: −$1,350
• − Insurance: −$495
• − Repairs & maintenance: −$1,271
• − Management: −$1,271
• − Depreciation: −$2,880
• Taxable income: $3,077
• Est. tax owed @ 24.0%: −$738
• After-tax cash flow: $3,739/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

+200.9% since first listed

5 events — show timeline

• 2026-05-20 Price Changed $99,000 MIBOR as Distributed by MLS Grid
• 2026-05-04 Listed $110,000 MIBOR as Distributed by MLS Grid
• 2020-06-30 Sold (MLS) $32,900 MIBOR as Distributed by MLS Grid
• 2020-06-08 Pending — MIBOR as Distributed by MLS Grid
• 2020-05-13 Listed $32,900 MIBOR as Distributed by MLS Grid

Property tax history

+17.0%/yr

Latest (2025): $1,350 · +5.4% YoY. Source: county tax records.