3034 Guilford Ave · Indianapolis city (balance), IN 46205

$199,900

3 bd · 1.5 ba · 1,793 sqft · SingleFamily public records · 50 Days on market

Built 1910 6,403 sqft lot $111/sqft · 10% above area Est $294k · 32% under

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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).

• ARV discount +15.0/15.0
• Cash flow +10.4/30.0
• Rent growth +4.1/5.0
• 1% rule +3.2/10.0
• DSCR +3.0/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special. Looking for room? Look no more. This 4 bedroom, 2 full bath with a basement is what you need. Need more space? Check out the two detached garages!

Key facts

• Modern finishes
• Lvp flooring
• 6,403 sq ft lot

Tags

• CRAFTSMAN STYLE BUNGALOW
• UPDATED TOP TO BOTTOM
• MODERN FINISHES
• LVP FLOORING
• WHITE SHAKER CABINETS
• BUTCHER BLOCK COUNTERTOPS

Property features AI

Finance

• Other: Lot size approximately 0.15 acres (under 1/4 acre)

Exterior

• Parking: Detached 2-car garage (approximately 720 sq ft)
• Security: Security features noted in remarks
• Utilities: Public water; Municipal sewer connected; No solid waste service indicated
• Home design: Single-family residence; Updated/remodeled condition; Two levels
• Construction: Vinyl with brick exterior; Block foundation
• Exterior features: Covered patio/porch; Partial fencing

Interior

• Kitchen: Gas oven; Gas water heater; Eat-in layout
• Bedrooms: Four bedrooms total — two on the main level and two on the upper level
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Attic access; Eat-in kitchen; Unfinished basement; Laundry in unit; One fireplace in the family room
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-105 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $181k (9.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (17.6% below list).
• Recommended offer: $165k (17.6% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.4% in Indianapolis city (balance) — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Market conditions: Rents rising fast (+6.2%/yr); 314 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); 45% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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

• It's been on market 50 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 20y 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 $105k; list at $200k implies a 90% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,775 (17.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 5.66%
• Cash-on-cash: -2.25%
• DSCR: 0.90
• GRM: 10.1

CMA / ARV

• ARV (median comp): $294,418
• List price: $199,900
• Delta: -32.10%
• 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
641 E 30th St	0.30mi	2/2.0 (-1)	1,800 (+0%)	3mo	$116,000	$64	76
2805 Columbia Ave	0.36mi	3/1.5	1,775 (-1%)	10mo	$85,000	$48	73
3028 Hovey St	0.40mi	2/1.0 (-1)	1,810 (+1%)	7mo	$85,000	$47	67
3035 Guilford Ave	0.03mi	3/2.0	1,573 (-12%)	11mo	$215,000	$137	67
2841 Ruckle St	0.47mi	3/1.5	1,980 (+10%)	1mo	$275,000	$139	60
3050 Central Ave	0.51mi	3/2.0	1,926 (+7%)	4mo	$275,000	$143	59
3110 N Park Ave	0.39mi	3/2.5	1,976 (+10%)	4mo	$375,000	$190	58
2809 Columbia Ave	0.36mi	3/2.0	1,596 (-11%)	10mo	$75,000	$47	55
2720 Guilford Ave	0.40mi	3/2.5	2,007 (+12%)	9mo	$430,000	$214	50
3350 N Arsenal Ave	0.51mi	2/1.0 (-1)	1,632 (-9%)	5mo	$90,000	$55	50
3432 Ralston Ave	0.69mi	3/1.0	2,000 (+12%)	3mo	$130,000	$65	44
2460 Sheldon St	0.69mi	2/1.0 (-1)	1,530 (-15%)	3mo	$120,000	$78	34

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 · 6.21% rent growth · sell at horizon

5-year hold

• IRR: -16.4%
• Equity multiple: 0.40×
• Total profit: $-33,536
• Equity at exit: $29,806

10-year hold

• IRR: -3.2%
• Equity multiple: 0.76×
• Total profit: $-13,559
• Equity at exit: $17,284

Cash invested: $55,972 (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 46205

• Rents YoY: 6.2%
• Active inventory: 314
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,648 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$275 /mo · $3,300/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $-105

Break-even live

Break-even rent $1,780

Max offer price $181,380

Occupancy floor —

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3110 Guilford Ave Indianapolis, IN	3.0	1.5	1250	$1,295	$1.04	24d	1	0.02mi
3208 Guilford Ave Indianapolis, IN	3.0	3.0	1800	$1,700	$0.94	12d	1	0.10mi
3106 N College Ave Indianapolis, IN	3.0	1.5	1400	$1,700	$1.21	8d	1	0.28mi
3128 Broadway St Indianapolis, IN	4.0	1.5	1999	$2,200	$1.10	24d	1	0.34mi
2751 Guilford Ave Unit Aunit Indianapolis, IN	3.0	2.0	1250	$1,750	$1.40	44d	1	0.35mi
2751 Guilford Ave Unit B Indianapolis, IN	3.0	2.0	1250	$1,750	$1.40	14d	1	0.35mi
3141 N Park Ave Indianapolis, IN	3.0	1.0	1390	$1,000	$0.72	44d	1	0.39mi
2757 Columbia Ave Unit 2757-B Indianapolis, IN	3.0	2.0	1350	$1,525	$1.13	44d	1	0.40mi
2960 N Park Ave Indianapolis, IN	3.0	2.0	1400	$1,595	$1.14	44d	1	0.42mi
2960 N Park Ave Indianapolis, IN	3.0	1.5	1400	$1,550	$1.11	24d	1	0.42mi
2958 N Park Ave Unit 2958 Indianapolis, IN	3.0	1.5	1350	$1,450	$1.07	3d	1	0.42mi
2711 Guilford Ave Indianapolis, IN	3.0	2.0	1250	$1,695	$1.36	24d	1	0.43mi
3359 N College Ave Indianapolis, IN	2.0	1.5	1450	$1,795	$1.24	11d	1	0.45mi
728 E 34th St Indianapolis, IN	3.0	1.0	1491	$1,400	$0.94	4d	1	0.45mi
728 E 34th St Indianapolis, IN	3.0	1.0	1491	$1,400	$0.94	20d	1	0.45mi
3370 N College Ave Indianapolis, IN	3.0	1.0	1680	$1,275	$0.76	2d	1	0.47mi
2950 Ruckle St Indianapolis, IN	3.0	1.0	1450	$1,300	$0.90	44d	1	0.48mi
2830 N Park Ave Indianapolis, IN	2.0	3.0	1500	$1,600	$1.07	44d	1	0.48mi
3365 Broadway St Indianapolis, IN	3.0	2.0	1300	$1,700	$1.31	44d	1	0.48mi
2709 N College Ave Indianapolis, IN	3.0	2.0	1500	$2,200	$1.47	24d	1	0.49mi
2707 N College Ave Indianapolis, IN	3.0	2.0	1500	$2,200	$1.47	18d	1	0.50mi
2920 Ruckle St Indianapolis, IN	3.0	1.5	1272	$1,700	$1.34	8d	1	0.50mi
2553 Columbia Ave Unit 2553-B Indianapolis, IN	3.0	2.0	1350	$1,525	$1.13	44d	1	0.52mi
3476 Birchwood Ave Indianapolis, IN	3.0	1.5	1420	$1,625	$1.14	24d	1	0.55mi
3509 Guilford Ave Indianapolis, IN	3.0	1.5	1351	$1,445	$1.07	15d	1	0.56mi
321 E 31st St Indianapolis, IN	3.0	1.0	1390	$1,400	$1.01	44d	1	0.60mi
2519 N College Ave Unit 1 Indianapolis, IN	3.0	2.5	1416	$1,850	$1.31	44d	1	0.62mi
3541 Birchwood Ave Indianapolis, IN	3.0	1.0	1400	$1,549	$1.11	12d	1	0.65mi
2955 N Delaware St Indianapolis, IN	3.0	1.5	1400	$1,600	$1.14	44d	1	0.71mi
2517 N Park Ave Indianapolis, IN	3.0	1.5	2000	$1,800	$0.90	44d	1	0.72mi
2925 N Delaware St Indianapolis, IN	3.0	1.5	1322	$1,275	$0.96	24d	1	0.72mi
3004 N Delaware St Indianapolis, IN	3.0	1.5	1600	$1,599	$1.00	8d	1	0.72mi
2901 N Talbott St Indianapolis, IN	3.0	1.5	1388	$1,400	$1.01	44d	1	0.79mi
2340 Columbia Ave Unit 2340-B Indianapolis, IN	3.0	2.0	1350	$1,650	$1.22	44d	1	0.80mi
3078 N Pennsylvania St Indianapolis, IN	3.0	3.5	2440	$3,050	$1.25	3d	1	0.81mi
2813 N Talbott St Indianapolis, IN	3.0	2.0	1297	$1,800	$1.39	44d	1	0.81mi
2801 N Talbott St Unit A Indianapolis, IN	3.0	2.0	1296	$1,850	$1.43	44d	1	0.82mi
3121 Baltimore Ave Indianapolis, IN	3.0	1.0	1232	$7,865	$6.38	8d	1	0.82mi
2809 N Talbott St Indianapolis, IN	3.0	2.0	1250	$1,750	$1.40	44d	1	0.82mi
2805 N Talbott St Indianapolis, IN	3.0	2.0	1296	$1,800	$1.39	44d	1	0.82mi

Listing history 36 events

1. 2026-06-18
   days on market $199,900 Active 50 DOM
2. 2026-06-17
   days on market $199,900 Active 49 DOM
3. 2026-06-16
   days on market $199,900 Active 48 DOM
4. 2026-06-15
   days on market $199,900 Active 47 DOM
5. 2026-06-13
   days on market $199,900 Active 45 DOM
6. 2026-06-13
   days on market $199,900 Active 44 DOM
7. 2026-06-09
   days on market $199,900 Active 41 DOM
8. 2026-06-08
   days on market $199,900 Active 40 DOM
9. 2026-06-07
   days on market $199,900 Active 39 DOM
10. 2026-06-03
    days on market $199,900 Active 35 DOM
11. 2026-06-02
    days on market $199,900 Active 34 DOM
12. 2026-06-01
    days on market $199,900 Active 33 DOM
13. 2026-05-31
    days on market $199,900 Active 32 DOM
14. 2026-04-29
    listed $199,900 Active 1219-char remark
15. 2022-12-29
    historical
16. 2022-09-09
    price $184,900
17. 2022-08-30
    status Active
18. 2022-08-27
    historical
19. 2022-08-09
    price $189,000
20. 2022-07-08
    price $199,900
21. 2022-06-17
    price $205,000
22. 2022-05-27
    price $1,600
23. 2022-05-27
    listed $215,000 Active
24. 2021-12-02
    soldstatus $105,000 Closed

    Show marketing remark (164 chars)

    Investor Special. Looking for room? Look no more. This 4 bedroom, 2 full bath with a basement is what you need. Need more space? Check out the two detached garages!

25. 2021-11-11
    status Pending

    Show marketing remark (164 chars)

    Investor Special. Looking for room? Look no more. This 4 bedroom, 2 full bath with a basement is what you need. Need more space? Check out the two detached garages!

26. 2021-11-05
    status Active

    Show marketing remark (164 chars)

    Investor Special. Looking for room? Look no more. This 4 bedroom, 2 full bath with a basement is what you need. Need more space? Check out the two detached garages!

27. 2021-10-15
    status Pending

    Show marketing remark (164 chars)

    Investor Special. Looking for room? Look no more. This 4 bedroom, 2 full bath with a basement is what you need. Need more space? Check out the two detached garages!

28. 2021-10-05
    status Active

    Show marketing remark (164 chars)

    Investor Special. Looking for room? Look no more. This 4 bedroom, 2 full bath with a basement is what you need. Need more space? Check out the two detached garages!

29. 2021-09-24
    status Pending

    Show marketing remark (164 chars)

    Investor Special. Looking for room? Look no more. This 4 bedroom, 2 full bath with a basement is what you need. Need more space? Check out the two detached garages!

30. 2021-09-17
    listed $120,000 Active

    Show marketing remark (164 chars)

    Investor Special. Looking for room? Look no more. This 4 bedroom, 2 full bath with a basement is what you need. Need more space? Check out the two detached garages!

31. 2021-09-11
    historical
32. 2021-09-10
    status Active
33. 2021-03-10
    status Pending
34. 2021-03-08
    listed $120,000 Active
35. 2006-09-21
    soldstatus $72,000
36. 2006-09-07
    listed $90,000

ⓘ 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: $3,300 · $275/mo
• Projected year-2 tax: $3,300 · $275/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) · 68% 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 0% 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: $19,773
• − Mortgage interest: −$11,198
• − Property taxes: −$3,300
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,582
• − Management: −$1,582
• − Depreciation: −$5,815
• Taxable loss: −$4,703
• Est. tax savings @ 24.0%: +$1,129
• After-tax cash flow: $-129/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): 28,259
• Household income: $72,417
• Rent vs Own: 46.3% rent · 53.7% own
• Severe rent burden: 1149.0

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 0.64)
• Race & ethnicity: White 50% Black 32% Two or more races 10% Hispanic / Latino 7% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 3% Slovak 2% Romanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 6% Other Indo-European 2% German/W. Germanic 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: ▼ -322.77%
• Current HPI: 380.5407
• Rent YoY: ▲ 6.21%
• 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

+122.1% since first listed

23 events — show timeline

• 2026-04-29 Listed $199,900 MIBOR as Distributed by MLS Grid
• 2022-12-29 Listing Removed — MIBOR as Distributed by MLS Grid
• 2022-09-09 Price Changed $184,900 MIBOR as Distributed by MLS Grid
• 2022-08-30 Relisted — MIBOR as Distributed by MLS Grid
• 2022-08-27 Listing Removed — MIBOR as Distributed by MLS Grid
• 2022-08-09 Price Changed $189,000 MIBOR as Distributed by MLS Grid
• 2022-07-08 Price Changed $199,900 MIBOR as Distributed by MLS Grid
• 2022-06-17 Price Changed $205,000 MIBOR as Distributed by MLS Grid
• 2022-05-27 Price Changed $1,600 RENT.
• 2022-05-27 Listed $215,000 MIBOR as Distributed by MLS Grid
• 2021-12-02 Sold (MLS) $105,000 MIBOR as Distributed by MLS Grid
• 2021-11-11 Pending — MIBOR as Distributed by MLS Grid
• 2021-11-05 Relisted — MIBOR as Distributed by MLS Grid
• 2021-10-15 Pending — MIBOR as Distributed by MLS Grid
• 2021-10-05 Relisted — MIBOR as Distributed by MLS Grid
• 2021-09-24 Pending — MIBOR as Distributed by MLS Grid
• 2021-09-17 Listed $120,000 MIBOR as Distributed by MLS Grid
• 2021-09-11 Listing Removed — MIBOR as Distributed by MLS Grid
• 2021-09-10 Relisted — MIBOR as Distributed by MLS Grid
• 2021-03-10 Pending — MIBOR as Distributed by MLS Grid
• 2021-03-08 Listed $120,000 MIBOR as Distributed by MLS Grid
• 2006-09-21 Sold (MLS) $72,000 MIBOR as Distributed by MLS Grid
• 2006-09-07 Listed $90,000 MIBOR as Distributed by MLS Grid

Property tax history

+12.3%/yr

Latest (2025): $3,300 · +3.4% YoY. Source: county tax records.