28 N Denny St · Indianapolis city (balance), IN 46201

$125,000

3 bd · 1.0 ba · 1,292 sqft · SingleFamily public records · 54 Days on market

Built 1915 2,831 sqft lot $97/sqft · at area comps Est $130k · 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 +25.1/30.0
• ARV discount +9.1/15.0
• DSCR +8.2/10.0
• 1% rule +5.6/10.0
• Rent growth +4.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step inside this newly updated & affordable East side gem! This home has beautiful granite countertops, a stunning full tiled & completely new bathroom, a newer roof, brand new water heater, newer vinyl windows, furnace & central AC! With two bedrooms that are of generous size on the second floor and a large storage room. Don't miss this opportunity with the major updates this home has at such an unbeatable price!

Key facts

• 2,831 sq ft lot
• Garage
• Built 1915

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Municipal sewer connected; Electricity connected
• Home design: Single-family residence; Two levels
• Construction: Vinyl siding; Block foundation
• Exterior features: Less than 1/4 acre lot

Interior

• Kitchen: Electric cooktop; Dishwasher; Microwave; Refrigerator
• Bedrooms: Two bedrooms on the upper level
• Bathrooms: One full bathroom (main/upper)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Electric water heater; Main-level laundry
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $276 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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.
• Zoned schools: Frederick Douglass School 19 (math 9% / reading 13%, grade F, #909 of 994 statewide, top 92%, 444 students, 81% FRL); H L Harshman Middle School (math 3% / reading 16%, grade F, #316 of 330 statewide, top 96%, 549 students, 84% FRL).
• Market conditions: Rents rising fast (+7.3%/yr); 483 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).
• This rent runs 32% of the median local income ($49k/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 $864 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.
• At projected returns (-3.0% appreciation + 7.3% rent growth), your $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 26y ago; this cycle's ask has dropped $110k (47%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 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 1915 — 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: 1.06% ✓
• Cap rate: 8.94%
• Cash-on-cash: 9.45%
• DSCR: 1.42
• GRM: 7.9

CMA / ARV

• ARV (median comp): $129,693
• List price: $125,000
• Delta: -3.62%
• 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
56 N Denny St	0.05mi	3/2.0	1,378 (+7%)	1mo	$185,000	$134	82
801 N Denny St	0.53mi	2/1.0 (-1)	1,265 (-2%)	10mo	$93,000	$74	59
3610 Robson St	0.37mi	2/1.0 (-1)	1,383 (+7%)	8mo	$98,000	$71	59
317 N Bradley Ave	0.18mi	3/1.5	1,100 (-15%)	8mo	$95,000	$86	58
718 N Linwood Ave	0.60mi	4/2.0 (+1)	1,249 (-3%)	1mo	$85,000	$68	57
318 N Kealing Ave	0.28mi	2/1.0 (-1)	1,113 (-14%)	3mo	$152,000	$137	57
3526 E Vermont St	0.38mi	2/1.0 (-1)	1,152 (-11%)	10mo	$61,000	$53	51
315 S Dearborn St	0.74mi	3/1.0	1,232 (-5%)	9mo	$159,000	$129	50
611 N Bradley Ave	0.41mi	2/1.0 (-1)	1,466 (+14%)	9mo	$60,000	$41	46
4613 Young Ave	0.61mi	2/1.0 (-1)	1,440 (+12%)	2mo	$155,000	$108	46
805 N Tuxedo St	0.67mi	2/2.0 (-1)	1,347 (+4%)	11mo	$178,000	$132	43
4650 Young Ave	0.66mi	2/1.0 (-1)	1,464 (+13%)	1mo	$133,000	$91	41

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 · 7.31% rent growth · sell at horizon

5-year hold

• IRR: 2.3%
• Equity multiple: 1.09×
• Total profit: $3,243
• Equity at exit: $18,638

10-year hold

• IRR: 15.4%
• Equity multiple: 2.49×
• Total profit: $52,101
• Equity at exit: $10,808

Cash invested: $35,000 (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 46201

• Home prices YoY: -33.9%
• Rents YoY: 7.3%
• Active inventory: 483
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,322 high
• Mortgage (P&I): −$656
• Tax from tax record: −$61 /mo · $731/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $276

Break-even live

Break-even rent $973

Max offer price $125,000

Occupancy floor 74%

Sensitivity live

Price	-10% $346	-5% $311	+0% $276	+5% $240	+10% $205
Rent	-10% $171	-5% $223	+0% $276	+5% $328	+10% $380
Rate	-1.0pp $339	-0.5pp $307	base $276	+0.5pp $243	+1.0pp $210

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8 S Bradley Ave Indianapolis, IN	2.0	1.0	1300	$950	$0.73	25d	1	0.09mi
33 N Sherman Dr Unit 33 Indianapolis, IN	3.0	1.5	1288	$1,500	$1.16	9d	1	0.10mi
4114 E Washington St Indianapolis, IN	2.0	1.0	909	$1,100	$1.21	46d	1	0.17mi
314 N Denny St Indianapolis, IN	3.0	1.0	1184	$975	$0.82	25d	1	0.17mi
119 N Grant Ave Indianapolis, IN	3.0	1.0	1408	$1,195	$0.85	45d	1	0.18mi
3712 E Market St Indianapolis, IN	3.0	1.0	1800	$1,450	$0.81	16d	1	0.20mi
4214 E Washington St Indianapolis, IN	3.0	2.0	961	$1,195	$1.24	9d	1	0.23mi
4214 E Washington St Indianapolis, IN	3.0	2.0	961	$1,145	$1.19	0d	1	0.23mi
83 N Ewing St Unit 83 Indianapolis, IN	3.0	1.0	1016	$1,199	$1.18	45d	1	0.28mi
83 N Ewing St Unit 83 Indianapolis, IN	3.0	1.0	1016	$1,199	$1.18	0d	1	0.28mi
21 N Colorado Ave Indianapolis, IN	3.0	1.5	1520	$2,000	$1.32	45d	1	0.28mi
442 N Denny St Indianapolis, IN	3.0	1.0	1140	$1,045	$0.92	25d	1	0.32mi
447 N Sherman Dr Indianapolis, IN	3.0	1.5	1312	$1,195	$0.91	45d	1	0.32mi
603 N Sherman Dr Indianapolis, IN	3.0	1.0	1250	$1,300	$1.04	45d	1	0.40mi
37 S Tuxedo St Indianapolis, IN	3.0	1.0	950	$1,150	$1.21	45d	1	0.46mi
25 N Drexel Ave Unit A Indianapolis, IN	3.0	2.0	1250	$1,325	$1.06	45d	1	0.47mi
614 N Colorado Ave Indianapolis, IN	2.0	2.0	1736	$1,200	$0.69	25d	1	0.48mi
642 N Colorado Ave Indianapolis, IN	3.0	2.0	1572	$1,450	$0.92	45d	1	0.52mi
801 N Gladstone Ave Indianapolis, IN	3.0	1.5	1776	$1,225	$0.69	45d	1	0.56mi
622 N Linwood Ave Indianapolis, IN	3.0	2.0	985	$1,299	$1.32	45d	1	0.57mi
822 N Bradley Ave Unit 822 Indianapolis, IN	3.0	1.0	1100	$1,200	$1.09	45d	1	0.58mi
822 N Bradley Ave Unit 822 Indianapolis, IN	3.0	1.0	1100	$1,200	$1.09	0d	1	0.58mi
28 S Dearborn St Unit A Indianapolis, IN	3.0	1.0	1100	$1,400	$1.27	12d	1	0.59mi
28 S Dearborn St Unit B Indianapolis, IN	2.0	1.5	1166	$1,150	$0.99	25d	1	0.59mi
408 N Dearborn St Indianapolis, IN	3.0	2.5	1740	$1,750	$1.01	45d	1	0.62mi
253 N Gray St Indianapolis, IN	3.0	1.5	1176	$1,660	$1.41	9d	1	0.63mi
430 N Dearborn St Indianapolis, IN	3.0	1.0	1128	$1,300	$1.15	45d	1	0.64mi
20 N Gray St Indianapolis, IN	3.0	2.0	1300	$1,800	$1.38	45d	1	0.64mi
4831 E Washington St Unit 4 Indianapolis, IN	2.0	2.0	1000	$995	$0.99	25d	1	0.66mi
3123 E Michigan St Indianapolis, IN	2.0	1.0	1200	$625	$0.52	0d	1	0.66mi
706 N Bosart Ave Indianapolis, IN	2.0	1.0	1000	$1,070	$1.07	25d	1	0.67mi
510 N Dearborn St Indianapolis, IN	3.0	1.0	1008	$1,350	$1.34	45d	1	0.68mi
729 N Bosart Ave Indianapolis, IN	2.0	1.0	888	$1,195	$1.35	25d	1	0.71mi
409 N Oakland Ave Unit 411 Indianapolis, IN	3.0	2.0	1300	$1,495	$1.15	45d	1	0.72mi
408 N Oakland Ave Unit A Indianapolis, IN	2.0	2.0	1100	$995	$0.90	0d	1	0.74mi
408 N Oakland Ave Unit A Indianapolis, IN	2.0	2.0	1100	$995	$0.90	19d	1	0.74mi
415 N Dequincy St Indianapolis, IN	3.0	2.0	1250	$1,900	$1.52	16d	1	0.74mi
253 S Gray St Indianapolis, IN	3.0	1.5	1176	$1,660	$1.41	3d	1	0.75mi
306 N Riley Ave Indianapolis, IN	3.0	1.0	1320	$1,095	$0.83	19d	1	0.76mi
117 N Riley Ave Indianapolis, IN	3.0	3.0	1664	$1,600	$0.96	21d	1	0.77mi

Listing history 50 events

1. 2026-06-21
   days on market $125,000 Active 54 DOM
2. 2026-06-18
   days on market $125,000 Active 51 DOM
3. 2026-06-17
   days on market $125,000 Active 50 DOM
4. 2026-06-16
   days on market $125,000 Active 49 DOM
5. 2026-06-15
   days on market $125,000 Active 48 DOM
6. 2026-06-13
   days on market $125,000 Active 46 DOM
7. 2026-06-13
   pricedays on market $125,000 Active 45 DOM
8. 2026-06-09
   days on market $128,000 Active 42 DOM
9. 2026-06-08
   pricedays on market $128,000 Active 41 DOM
10. 2026-06-07
    pricedays on market $130,000 Active 40 DOM
11. 2026-06-03
    days on market $135,000 Active 36 DOM
12. 2026-06-02
    days on market $135,000 Active 35 DOM
13. 2026-06-01
    days on market $135,000 Active 34 DOM
14. 2026-05-31
    days on market $135,000 Active 33 DOM
15. 2026-04-28
    price $135,000 742-char remark
16. 2026-04-27
    listed $235,000 Active 742-char remark
17. 2025-05-06
    soldstatus $128,900 Closed 429-char remark

    Show marketing remark (429 chars)

    Step inside this newly updated & affordable East side gem! This home has beautiful granite countertops, a stunning full tiled & completely new bathroom, a newer roof, brand new water heater, newer vinyl windows, furnace & central AC! With two bedrooms that are of generous size on the second floor and a large storage room. Don't miss this opportunity with the major updates this home has at such an unbeatable price!

18. 2025-04-02
    status Pending 429-char remark

    Show marketing remark (429 chars)

    Step inside this newly updated & affordable East side gem! This home has beautiful granite countertops, a stunning full tiled & completely new bathroom, a newer roof, brand new water heater, newer vinyl windows, furnace & central AC! With two bedrooms that are of generous size on the second floor and a large storage room. Don't miss this opportunity with the major updates this home has at such an unbeatable price!

19. 2025-03-27
    status Active 429-char remark

    Show marketing remark (429 chars)

    Step inside this newly updated & affordable East side gem! This home has beautiful granite countertops, a stunning full tiled & completely new bathroom, a newer roof, brand new water heater, newer vinyl windows, furnace & central AC! With two bedrooms that are of generous size on the second floor and a large storage room. Don't miss this opportunity with the major updates this home has at such an unbeatable price!

20. 2025-03-17
    status Pending 429-char remark

    Show marketing remark (429 chars)

    Step inside this newly updated & affordable East side gem! This home has beautiful granite countertops, a stunning full tiled & completely new bathroom, a newer roof, brand new water heater, newer vinyl windows, furnace & central AC! With two bedrooms that are of generous size on the second floor and a large storage room. Don't miss this opportunity with the major updates this home has at such an unbeatable price!

21. 2025-03-07
    price $123,900 429-char remark

    Show marketing remark (429 chars)

    Step inside this newly updated & affordable East side gem! This home has beautiful granite countertops, a stunning full tiled & completely new bathroom, a newer roof, brand new water heater, newer vinyl windows, furnace & central AC! With two bedrooms that are of generous size on the second floor and a large storage room. Don't miss this opportunity with the major updates this home has at such an unbeatable price!

22. 2025-03-04
    status Active 429-char remark

    Show marketing remark (429 chars)

    Step inside this newly updated & affordable East side gem! This home has beautiful granite countertops, a stunning full tiled & completely new bathroom, a newer roof, brand new water heater, newer vinyl windows, furnace & central AC! With two bedrooms that are of generous size on the second floor and a large storage room. Don't miss this opportunity with the major updates this home has at such an unbeatable price!

23. 2025-02-23
    status Pending 429-char remark

    Show marketing remark (429 chars)

    Step inside this newly updated & affordable East side gem! This home has beautiful granite countertops, a stunning full tiled & completely new bathroom, a newer roof, brand new water heater, newer vinyl windows, furnace & central AC! With two bedrooms that are of generous size on the second floor and a large storage room. Don't miss this opportunity with the major updates this home has at such an unbeatable price!

24. 2025-02-12
    price $125,000 429-char remark

    Show marketing remark (429 chars)

    Step inside this newly updated & affordable East side gem! This home has beautiful granite countertops, a stunning full tiled & completely new bathroom, a newer roof, brand new water heater, newer vinyl windows, furnace & central AC! With two bedrooms that are of generous size on the second floor and a large storage room. Don't miss this opportunity with the major updates this home has at such an unbeatable price!

25. 2025-01-31
    status Active 429-char remark

    Show marketing remark (429 chars)

    Step inside this newly updated & affordable East side gem! This home has beautiful granite countertops, a stunning full tiled & completely new bathroom, a newer roof, brand new water heater, newer vinyl windows, furnace & central AC! With two bedrooms that are of generous size on the second floor and a large storage room. Don't miss this opportunity with the major updates this home has at such an unbeatable price!

26. 2025-01-24
    status Pending 429-char remark

    Show marketing remark (429 chars)

    Step inside this newly updated & affordable East side gem! This home has beautiful granite countertops, a stunning full tiled & completely new bathroom, a newer roof, brand new water heater, newer vinyl windows, furnace & central AC! With two bedrooms that are of generous size on the second floor and a large storage room. Don't miss this opportunity with the major updates this home has at such an unbeatable price!

27. 2025-01-08
    price $127,000 429-char remark

    Show marketing remark (429 chars)

    Step inside this newly updated & affordable East side gem! This home has beautiful granite countertops, a stunning full tiled & completely new bathroom, a newer roof, brand new water heater, newer vinyl windows, furnace & central AC! With two bedrooms that are of generous size on the second floor and a large storage room. Don't miss this opportunity with the major updates this home has at such an unbeatable price!

28. 2025-01-02
    price $129,555 429-char remark

    Show marketing remark (429 chars)

    Step inside this newly updated & affordable East side gem! This home has beautiful granite countertops, a stunning full tiled & completely new bathroom, a newer roof, brand new water heater, newer vinyl windows, furnace & central AC! With two bedrooms that are of generous size on the second floor and a large storage room. Don't miss this opportunity with the major updates this home has at such an unbeatable price!

29. 2024-12-18
    price $134,900 429-char remark

    Show marketing remark (429 chars)

    Step inside this newly updated & affordable East side gem! This home has beautiful granite countertops, a stunning full tiled & completely new bathroom, a newer roof, brand new water heater, newer vinyl windows, furnace & central AC! With two bedrooms that are of generous size on the second floor and a large storage room. Don't miss this opportunity with the major updates this home has at such an unbeatable price!

30. 2024-12-03
    listed $139,900 Active 429-char remark

    Show marketing remark (429 chars)

    Step inside this newly updated & affordable East side gem! This home has beautiful granite countertops, a stunning full tiled & completely new bathroom, a newer roof, brand new water heater, newer vinyl windows, furnace & central AC! With two bedrooms that are of generous size on the second floor and a large storage room. Don't miss this opportunity with the major updates this home has at such an unbeatable price!

31. 2024-11-01
    soldstatus $61,000 Closed

    Show marketing remark (113 chars)

    Great investment opportunity!MULTIPLE OFFERS RECEIVED! BEST AND FINAL OFFERS DUE BY 8:00PM WEDNESDAY OCTOBER 9TH.

32. 2024-10-12
    status Pending

    Show marketing remark (113 chars)

    Great investment opportunity!MULTIPLE OFFERS RECEIVED! BEST AND FINAL OFFERS DUE BY 8:00PM WEDNESDAY OCTOBER 9TH.

33. 2024-10-07
    listed $45,000 Active

    Show marketing remark (113 chars)

    Great investment opportunity!MULTIPLE OFFERS RECEIVED! BEST AND FINAL OFFERS DUE BY 8:00PM WEDNESDAY OCTOBER 9TH.

34. 2024-01-24
    historical
35. 2023-11-14
    listed
36. 2021-04-29
    historical
37. 2021-04-13
    listed $119,900 Active
38. 2020-11-04
    soldstatus $45,000 Sold
39. 2020-10-16
    status Pending
40. 2020-10-10
    price $59,900
41. 2020-10-09
    listed $67,500 Active
42. 2020-01-10
    soldstatus $39,500 Sold
43. 2019-12-24
    status Pending
44. 2019-12-07
    listed $45,000 Active
45. 2019-11-26
    status Active
46. 2019-11-26
    historical
47. 2019-06-25
    status Pending
48. 2019-05-31
    price $52,500
49. 2019-05-17
    price $55,000
50. 2019-04-26
    price $59,900

ⓘ 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: $731 · $61/mo
• Projected year-2 tax: $897 · $75/mo
• Expected delta: +$166/yr (+$14/mo · 22.6%)

ⓘ 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 ≥101°F today · 19 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: $15,861
• − Mortgage interest: −$7,002
• − Property taxes: −$731
• − Insurance: −$625
• − Repairs & maintenance: −$1,269
• − Management: −$1,269
• − Depreciation: −$3,636
• Taxable income: $1,329
• Est. tax owed @ 24.0%: −$319
• After-tax cash flow: $2,989/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): 30,335
• Household income: $49,195
• Rent vs Own: 48.4% rent · 51.6% own
• Severe rent burden: 1906.0

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 0.63)
• Race & ethnicity: White 53% Hispanic / Latino 23% Black 18% Two or more races 9%
• Hispanic origin (detail): Mexican 14% Puerto Rican 2%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 9% · Canada
• Languages at home: 81% English-only · Spanish 17%

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: ▼ -192.51%
• Current HPI: 375.0969
• Rent YoY: ▲ 7.31%
• 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

+279.9% since first listed

47 events — show timeline

• 2026-06-13 Price Changed $125,000 MIBOR as Distributed by MLS Grid
• 2026-06-08 Price Changed $128,000 MIBOR as Distributed by MLS Grid
• 2026-06-07 Price Changed $130,000 MIBOR as Distributed by MLS Grid
• 2026-04-28 Price Changed $135,000 MIBOR as Distributed by MLS Grid
• 2026-04-27 Listed $235,000 MIBOR as Distributed by MLS Grid
• 2025-05-06 Sold (MLS) $128,900 MIBOR as Distributed by MLS Grid
• 2025-04-02 Pending — MIBOR as Distributed by MLS Grid
• 2025-03-27 Relisted — MIBOR as Distributed by MLS Grid
• 2025-03-17 Pending — MIBOR as Distributed by MLS Grid
• 2025-03-07 Price Changed $123,900 MIBOR as Distributed by MLS Grid
• 2025-03-04 Relisted — MIBOR as Distributed by MLS Grid
• 2025-02-23 Pending — MIBOR as Distributed by MLS Grid
• 2025-02-12 Price Changed $125,000 MIBOR as Distributed by MLS Grid
• 2025-01-31 Relisted — MIBOR as Distributed by MLS Grid
• 2025-01-24 Pending — MIBOR as Distributed by MLS Grid
• 2025-01-08 Price Changed $127,000 MIBOR as Distributed by MLS Grid
• 2025-01-02 Price Changed $129,555 MIBOR as Distributed by MLS Grid
• 2024-12-18 Price Changed $134,900 MIBOR as Distributed by MLS Grid
• 2024-12-03 Listed $139,900 MIBOR as Distributed by MLS Grid
• 2024-11-01 Sold (MLS) $61,000 MIBOR as Distributed by MLS Grid
• 2024-10-12 Pending — MIBOR as Distributed by MLS Grid
• 2024-10-07 Listed $45,000 MIBOR as Distributed by MLS Grid
• 2024-01-24 Rental Removed — RENTLY
• 2023-11-14 Listed for Rent — RENTLY
• 2021-04-29 Listing Removed — MIBOR as Distributed by MLS Grid
• 2021-04-13 Listed $119,900 MIBOR as Distributed by MLS Grid
• 2020-11-04 Sold (MLS) $45,000 MIBOR as Distributed by MLS Grid
• 2020-10-16 Pending — MIBOR as Distributed by MLS Grid
• 2020-10-10 Price Changed $59,900 MIBOR as Distributed by MLS Grid
• 2020-10-09 Listed $67,500 MIBOR as Distributed by MLS Grid
• 2020-01-10 Sold (MLS) $39,500 MIBOR as Distributed by MLS Grid
• 2019-12-24 Pending — MIBOR as Distributed by MLS Grid
• 2019-12-07 Listed $45,000 MIBOR as Distributed by MLS Grid
• 2019-11-26 Relisted — MIBOR as Distributed by MLS Grid
• 2019-11-26 Listing Removed — MIBOR as Distributed by MLS Grid
• 2019-06-25 Pending — MIBOR as Distributed by MLS Grid
• 2019-05-31 Price Changed $52,500 MIBOR as Distributed by MLS Grid
• 2019-05-17 Price Changed $55,000 MIBOR as Distributed by MLS Grid
• 2019-04-26 Price Changed $59,900 MIBOR as Distributed by MLS Grid
• 2019-04-25 Listed $60,000 MIBOR as Distributed by MLS Grid
• 2004-05-12 Sold (MLS) $28,675 MIBOR as Distributed by MLS Grid
• 2004-03-05 Listed $31,000 MIBOR as Distributed by MLS Grid
• 2000-09-21 Sold (Public Records) $36,610 Public Records
• 2000-09-05 Sold (MLS) $35,900 MIBOR as Distributed by MLS Grid
• 2000-07-27 Listed $34,900 MIBOR as Distributed by MLS Grid
• 2000-07-20 Listing Removed — MIBOR as Distributed by MLS Grid
• 2000-03-22 Listed $32,900 MIBOR as Distributed by MLS Grid

Property tax history

+0.1%/yr

Latest (2025): $731 · -66.5% YoY. Source: county tax records.