6445 Muirfield Way · Indianapolis city (balance), IN 46237

$285,000

3 bd · 1.0 ba · 1,979 sqft · SingleFamily public records · 6 Days on market

Built 1985 0.40 ac lot Est $291k · 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 +13.3/30.0
• ARV discount +8.4/15.0
• DSCR +4.0/10.0
• Schools +4.0/10.0
• Rent growth +3.4/5.0
• 1% rule +3.2/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

WOW-WHAT A NICE HOME! FORMER MODEL RANCH ON LG CORNER LOT W LOTS OF LANDSCAPING! 1979 SQ. FT.-GREAT RM 24X20 ADDED IN '93. BEAMED CATH CEILINGS RECESSED LIGHTING & OPENING INTO LG KITCHEN 16X13 WHICH AJOINS LIVING RM W/ FIREPLACE. SOUTHWEST DECOR VERY NICELY DONE W/NEUTRAL COLORS. LARGE ENTRY W/CERAMIC TILE. MSTR BDR HAS SEP. DRESSING TABLE AREA. EXCLUDE SHELVING IN MSTR BDR + 3RD BDR + BASKETBALL GOAL. 3 TIER DECK W/PRIVACY FENCE & GAR DEN.

Key facts

• New flooring
• New appliances
• Corner lot

Tags

• CORNER LOT
• FRESHLY PAINTED INTERIOR
• SPACIOUS EAT-IN KITCHEN
• NEW APPLIANCES
• NEW FLOORING
• MULTIPLE LIVING SPACES

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Municipal sewer connected; Solid waste service available
• Home design: Single-family residence; One story
• Construction: Cement siding; Crawl space foundation
• Exterior features: Covered patio/porch; Mini barn; Complete privacy fencing; Corner lot with small trees

Interior

• Kitchen: Electric cooktop; Dishwasher; Microwave with hood; Refrigerator
• Bedrooms: Three main-level bedrooms; Primary bedroom with walk-in closet
• Bathrooms: Two full bathrooms; Primary bathroom with double sinks
• Heating & cooling: Electric heating; Forced air; Heat pump; Central air conditioning
• Interior features: Vaulted ceilings; Eat-in kitchen; Walk-in closets
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $2 ($19/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 $234k (17.9% below list).
• Recommended offer: $234k (17.9% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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.
• Franklin Township Community School Corporation (urban): math 42% / reading 47% proficiency, ranked #87 of 301 in IN (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Franklin Central High School (math 41% / reading 69%, grade C, #77 of 369 statewide, top 21%, 3,319 students, 46% FRL) — zoned schools average 46% FRL vs 29% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.8%/yr); 261 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,906 units permitted in Marion County in 2024 (621 in 5+ unit buildings).
• This rent runs 36% of the median local income ($79k/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 $2k of loan paydown is wiped out by about $9k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 26y 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 $133k; list at $285k implies a 114% gain — meaningful room to come down on a strong offer.

Recommended offer $234,058 (17.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 0.82% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.02%
• DSCR: 1.00
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $290,913
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7746 Inverness Dr	0.31mi	4/1.5 (+1)	1,914 (-3%)	3mo	$189,900	$99	71
7841 Rosebush Dr	0.28mi	4/2.5 (+1)	2,000 (+1%)	6mo	$295,000	$148	70
7843 Almond Dr	0.18mi	4/2.5 (+1)	1,868 (-6%)	3mo	$275,000	$147	69
7724 Gordon Way	0.37mi	4/2.0 (+1)	2,060 (+4%)	5mo	$249,900	$121	63
6543 Calla Lily Dr	0.25mi	4/2.5 (+1)	2,111 (+7%)	8mo	$325,000	$154	60
6351 E Southport Rd	0.73mi	3/1.0	1,968 (-1%)	7mo	$249,900	$127	59
7822 Mullis Ln	0.24mi	4/2.5 (+1)	2,232 (+13%)	1mo	$315,000	$141	56
6235 Bunting Dr	0.56mi	4/2.5 (+1)	2,053 (+4%)	3mo	$334,900	$163	54
8126 Milender Blvd	0.62mi	3/2.0	1,822 (-8%)	1mo	$310,000	$170	53
8056 Milender Blvd	0.55mi	2/2.0 (-1)	1,888 (-5%)	7mo	$278,000	$147	52
8122 Amarillo Dr	0.40mi	3/2.0	1,722 (-13%)	5mo	$270,000	$157	51
8437 Crosser Dr	0.74mi	4/2.5 (+1)	1,964 (-1%)	7mo	$283,000	$144	48

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 · 3.78% rent growth · sell at horizon

5-year hold

• IRR: -15.5%
• Equity multiple: 0.45×
• Total profit: $-44,268
• Equity at exit: $42,494

10-year hold

• IRR: -5.8%
• Equity multiple: 0.61×
• Total profit: $-30,859
• Equity at exit: $24,642

Cash invested: $79,800 (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 46237

• Rents YoY: 3.8%
• Active inventory: 261
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,341 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$234 /mo · $2,809/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $2

Break-even live

Break-even rent $2,339

Max offer price $285,000

Occupancy floor 95%

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7825 Jaclyn Dr Indianapolis, IN	3.0	2.0	1244	$1,875	$1.51	4d	1	0.34mi
6404 Amarillo Way Indianapolis, IN	3.0	2.0	1494	$1,845	$1.23	4d	1	0.34mi
8107 Southern Trails Pl Indianapolis, IN	4.0	2.0	1746	$2,000	$1.15	4d	1	0.40mi
7703 Janel Ct Indianapolis, IN	4.0	2.5	1824	$4,950	$2.71	23d	1	0.43mi
6210 Carrie Cir Indianapolis, IN	3.0	2.0	1226	$1,890	$1.54	4d	1	0.44mi
8130 Amble Way Indianapolis, IN	3.0	2.5	2144	$1,955	$0.91	4d	1	0.48mi
7925 Carlington Rd Indianapolis, IN	2.0	2.0	1455	$2,079	$1.43	1d	17	1.07mi
5945 Arlo Dr Indianapolis, IN	1.0–3.0	1.0–2.0	1092	$2,020	$1.85	1d	12	1.12mi
7251 Windsor Lakes Dr Indianapolis, IN	1.0–3.0	1.0–2.0	1103	$1,800	$1.63	1d	36	1.28mi

Listing history 6 events

1. 2026-06-13
   statusdays on market $285,000 Pending 6 DOM
2. 2026-06-10
   price $285,000 Active 4 DOM
3. 2026-06-09
   days on market $295,000 Active 4 DOM
4. 2026-06-08
   days on market $295,000 Active 3 DOM
5. 2026-06-07
   remarks 699-char remark
6. 2026-06-07
   listed $295,000 Active 2 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: $2,809 · $234/mo
• Projected year-2 tax: $2,809 · $234/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 ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,087
• − Mortgage interest: −$15,964
• − Property taxes: −$2,809
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,247
• − Management: −$2,247
• − Depreciation: −$8,291
• Taxable loss: −$4,897
• Est. tax savings @ 24.0%: +$1,175
• After-tax cash flow: $1,195/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: Franklin Township Community School Corporation
• NCES district ID: 1803750
• Math proficiency: 42% ▼ -12.00%
• Reading proficiency: 47% ▼ -6.00%
• Median HH income: $67,825
• Composite: 39.91/100
• National rank: #3852
• State rank: #87 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): 43,473
• Household income: $79,078
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 1245.0

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 White (71%)
• Race & ethnicity: White 71% Asian 13% Hispanic / Latino 7% Two or more races 6% Black 5%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 2% Lithuanian 2% Romanian 2%
• Foreign-born: 12% · Canada, Philippines
• Languages at home: 84% English-only · Other Asian/Pacific 5% Spanish 5% Other Indo-European 4%

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: ▼ -180.33%
• Current HPI: 238.9661
• Rent YoY: ▲ 3.78%
• 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

+136.2% since first listed

4 events — show timeline

• 2026-06-05 Listed $295,000 MIBOR as Distributed by MLS Grid
• 2001-01-02 Sold (Public Records) $132,893 Public Records
• 2000-11-30 Sold (MLS) $124,900 MIBOR as Distributed by MLS Grid
• 2000-09-22 Listed $124,900 MIBOR as Distributed by MLS Grid

Property tax history

+6.8%/yr

Latest (2025): $2,809 · -4.4% YoY. Source: county tax records.