1432 S Colorado Ave · Indianapolis city (balance), IN 46203

$139,900

2 bd · 1.0 ba · 936 sqft · SingleFamily public records · 16 Days on market

Built 1960 6,360 sqft lot Est $146k · 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 +16.9/30.0
• ARV discount +9.4/15.0
• DSCR +5.2/10.0
• 1% rule +4.3/10.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover the potential of single-family living at 1432 S Colorado AVE, INDIANAPOLIS, IN, USA. Built in 1960, this charming residence offers 936 square feet of comfortable living space, presenting a unique opportunity to craft your ideal home. This one-story home features two bedrooms, providing adaptable spaces for rest and personalization. The single full bathroom is thoughtfully appointed to serve the household's needs. Set on a generous 6360 square foot lot, this property offers ample outdoor space for leisure and gardening pursuits. Envision the possibilities this sizable plot holds for creating your own private retreat. Embrace the opportunity to cultivate your lifestyle in this inviti

Key facts

• Outdoor space
• Private retreat
• 6,360 sq ft lot

Tags

• OUTDOOR SPACE
• PRIVATE RETREAT

Property features AI

Exterior

• Parking: On-street parking; Gravel parking area
• Security: Smoke detector(s)
• Utilities: Public water; Municipal sewer connected; Natural gas service; 100 amp electric service with circuit breakers
• Home design: Single family residence; One story
• Construction: Aluminum siding; Crawl space foundation
• Exterior features: Covered patio/porch; Full yard fencing; Sidewalks; Mature trees

Interior

• Kitchen: Electric oven; Refrigerator; Range hood
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Forced air heating (natural gas); Central air; Attic fan
• Interior features: Hardwood floors; Smoke alarm
• Laundry & utility: Dedicated laundry room with sink (main level)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $92 ($1k/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 $130k (6.8% below list).
• Recommended offer: $130k (6.8% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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: Christian Park School 82 (math 8% / reading 8%, grade F, #949 of 994 statewide, top 97%, 246 students, 83% 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 80% FRL track the district average.
• Market conditions: Rents rising (+2.9%/yr); 500 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $967 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

• It's been on market 16 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $72k; list at $140k implies a 94% gain — meaningful room to come down on a strong offer.

Recommended offer $130,393 (6.8% below list)

Questions for the listing agent

1. Built in 1960 — 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: 0.93% ✗
• Cap rate: 7.08%
• Cash-on-cash: 2.81%
• DSCR: 1.12
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $146,016
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4307 Terrace Ave	0.06mi	3/1.0 (+1)	936 (0%)	3mo	$150,000	$160	90
1214 S Grant Ave	0.18mi	3/1.0 (+1)	971 (+4%)	1mo	$215,000	$221	79
1159 S Bradley Ave	0.34mi	3/1.0 (+1)	936 (0%)	1mo	$86,000	$92	78
4108 E Naomi St	0.29mi	2/1.0	896 (-4%)	8mo	$135,000	$151	73
4514 Rowney St	0.19mi	3/1.0 (+1)	1,043 (+11%)	3mo	$185,000	$177	65
1214 S Chester Ave	0.25mi	2/1.0	796 (-15%)	0mo	$124,000	$156	63
3847 Hoyt Ave	0.68mi	2/1.0	912 (-3%)	6mo	$75,000	$82	59
1641 S Sherman Dr	0.36mi	3/1.0 (+1)	1,008 (+8%)	10mo	$110,000	$109	57
1819 S Drexel Ave	0.38mi	3/1.0 (+1)	1,008 (+8%)	11mo	$175,000	$174	56
4721 E Morris St	0.44mi	2/1.0	840 (-10%)	9mo	$165,000	$196	55
4903 Rowney St	0.49mi	2/1.0	1,020 (+9%)	9mo	$43,000	$42	55
3909 Hoyt Ave	0.67mi	2/1.0	864 (-8%)	7mo	$120,000	$139	50

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: -12.0%
• Equity multiple: 0.57×
• Total profit: $-16,987
• Equity at exit: $20,860

10-year hold

• IRR: -3.0%
• Equity multiple: 0.80×
• Total profit: $-7,909
• Equity at exit: $12,096

Cash invested: $39,172 (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 46203

• Home prices YoY: -26.7%
• Rents YoY: 2.9%
• Active inventory: 500
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,304 high
• Mortgage (P&I): −$734
• Tax from tax record: −$146 /mo · $1,758/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $92

Break-even live

Break-even rent $1,188

Max offer price $139,900

Occupancy floor 88%

Sensitivity live

Price	-10% $171	-5% $131	+0% $92	+5% $52	+10% $12
Rent	-10% $-11	-5% $40	+0% $92	+5% $143	+10% $195
Rate	-1.0pp $162	-0.5pp $127	base $92	+0.5pp $55	+1.0pp $19

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3518 Terrace Ave Indianapolis, IN	3.0	1.0	864	$1,300	$1.50	45d	1	0.59mi
5056 Emerton Pl Unit 5046 Indianapolis, IN	2.0	1.5	1039	$1,245	$1.20	25d	1	0.69mi
5056 Emerton Pl Unit 5056 Indianapolis, IN	2.0	1.0	868	$1,245	$1.43	25d	1	0.69mi
3906 Hoyt Ave Indianapolis, IN	2.0	1.0	912	$1,250	$1.37	9d	1	0.70mi
5010 Emerton Pl Indianapolis, IN	2.0	1.5	1002	$1,095	$1.09	45d	1	0.72mi
750 S Dequincy St Indianapolis, IN	3.0	1.5	936	$1,500	$1.60	45d	1	0.75mi
3441 Prospect St Indianapolis, IN	2.0	1.0	1008	$1,700	$1.69	46d	1	0.78mi
3441 Prospect St Indianapolis, IN	2.0	1.0	1008	$1,500	$1.49	25d	1	0.78mi
3706 Hoyt Ave Indianapolis, IN	3.0	1.0	960	$1,500	$1.56	15d	1	0.79mi
3702 Hoyt Ave Indianapolis, IN	3.0	2.0	960	$1,500	$1.56	15d	1	0.79mi
528 S Bosart Ave Indianapolis, IN	3.0	1.0	720	$1,305	$1.81	45d	1	0.85mi
1730 Perkins Ave Indianapolis, IN	3.0	1.0	924	$1,300	$1.41	25d	1	0.93mi
3012 E Minnesota St Indianapolis, IN	2.0	1.0	767	$1,000	$1.30	25d	1	0.94mi
3012 E Minnesota St Indianapolis, IN	2.0	1.0	875	$1,000	$1.14	45d	1	0.94mi
1505 S Rural St Indianapolis, IN	3.0	1.0	1104	$1,500	$1.36	14d	1	1.12mi
4919 Orion Ave Indianapolis, IN	2.0	1.0	766	$875	$1.14	45d	1	1.22mi
5131 E Burgess Ave Indianapolis, IN	2.0	1.0	816	$1,100	$1.35	0d	1	1.26mi
5131 E Burgess Ave Indianapolis, IN	2.0	1.0	816	$1,100	$1.35	45d	1	1.26mi
3022 English Ave Unit 3022 Indianapolis, IN	2.0	1.0	600	$650	$1.08	45d	1	1.28mi
340 S Dearborn St Indianapolis, IN	2.0	1.0	873	$1,180	$1.35	25d	1	1.29mi
270 S Lasalle St Indianapolis, IN	3.0	2.0	562	$1,329	$2.36	9d	1	1.33mi
301 S Gray St Indianapolis, IN	2.0	1.0	841	$1,025	$1.22	25d	1	1.38mi
37 S Sherman Dr Indianapolis, IN	1.0	1.0	700	$800	$1.14	25d	1	1.44mi
350 S Oxford St Indianapolis, IN	3.0	1.0	826	$1,300	$1.57	45d	1	1.45mi
2631 Southeastern Ave Indianapolis, IN	3.0	2.0	1072	$1,195	$1.11	13d	1	1.47mi

Listing history 11 events

1. 2026-06-21
   days on market $139,900 Active 16 DOM
2. 2026-06-18
   days on market $139,900 Active 13 DOM
3. 2026-06-17
   days on market $139,900 Active 12 DOM
4. 2026-06-16
   days on market $139,900 Active 11 DOM
5. 2026-06-15
   days on market $139,900 Active 10 DOM
6. 2026-06-13
   days on market $139,900 Active 8 DOM
7. 2026-06-13
   days on market $139,900 Active 7 DOM
8. 2026-06-09
   days on market $139,900 Active 4 DOM
9. 2026-06-08
   days on market $139,900 Active 3 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $139,900 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: $1,758 · $146/mo
• Projected year-2 tax: $1,758 · $146/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: $15,647
• − Mortgage interest: −$7,837
• − Property taxes: −$1,758
• − Insurance: −$700
• − Repairs & maintenance: −$1,252
• − Management: −$1,252
• − Depreciation: −$4,070
• Taxable loss: −$1,220
• Est. tax savings @ 24.0%: +$293
• After-tax cash flow: $1,393/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): 37,758
• Household income: $57,393
• Rent vs Own: 42.2% rent · 57.8% own
• Severe rent burden: 1499.0

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 (69%)
• Race & ethnicity: White 69% Hispanic / Latino 14% Black 12% Two or more races 8% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 12% Puerto Rican 1%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 8% · Canada
• Languages at home: 88% English-only · Spanish 10% Other Indo-European 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: ▼ -127.37%
• Current HPI: 349.579
• 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

+47.3% since first listed

7 events — show timeline

• 2026-06-05 Listed $139,900 MIBOR as Distributed by MLS Grid
• 2022-08-23 Sold (Public Records) $72,000 Public Records
• 2022-07-01 Relisted — MIBOR as Distributed by MLS Grid
• 2022-01-01 Listing Removed — MIBOR as Distributed by MLS Grid
• 2021-10-12 Pending — MIBOR as Distributed by MLS Grid
• 2021-10-10 Price Changed $89,900 MIBOR as Distributed by MLS Grid
• 2021-09-23 Listed $95,000 MIBOR as Distributed by MLS Grid

Property tax history

+6.8%/yr

Latest (2025): $1,758 · +15.3% YoY. Source: county tax records.