3102 N Temple Ave · Indianapolis city (balance), IN 46218

$85,000

3 bd · 1.0 ba · 889 sqft · SingleFamily public records · 190 Days on market

Built 1947 Fair condition 7,144 sqft lot $96/sqft · 32% below area Est $125k · 32% under ↓ 12% since listing

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Why this score? — see what drove the B 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Single story home featuring 3 bedrooms and 1 full bath, perfect for investors or owner occupant buyers looking to add their own personal touches. The property includes a detached single car garage and a spacious backyard. With its versatile layout and great potential, this property is a fantastic opportunity to create value and make it your own. Great location and just minutes from downtown. Don't miss out!

Key facts

• Spacious backyard
• Single story home
• 7,144 sq ft lot

Tags

• SINGLE STORY HOME
• DETACHED SINGLE CAR GARAGE
• SPACIOUS BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $283 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 4.5% 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 B — 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: Center For Inquiry School 27 (math 25% / reading 29%, grade F, #737 of 994 statewide, top 76%, 525 students, 51% 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 flat; 451 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 42d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,906 units permitted in Marion County in 2024 (621 in 5+ unit buildings).
• This rent runs 38% 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 $588 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.

Negotiation context

• It's been on market 190 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 190 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 1.42% ✓
• Cap rate: 11.23%
• Cash-on-cash: 17.63%
• DSCR: 1.78
• GRM: 5.9

CMA / ARV

• ARV (median comp): $124,854
• List price: $85,000
• Delta: -31.92%
• 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
3022 N Tacoma Ave	0.11mi	3/1.0	768 (-14%)	1mo	$66,000	$86	71
3038 Baltimore Ave	0.36mi	2/1.0 (-1)	924 (+4%)	5mo	$98,500	$107	67
3315 Houston St	0.63mi	3/1.0	864 (-3%)	0mo	$130,000	$150	66
2951 Hillside Ave	0.27mi	3/2.0	980 (+10%)	4mo	$156,000	$159	63
2818 N Lasalle St	0.59mi	3/2.0	875 (-2%)	4mo	$195,000	$223	63
2929 Manlove Ave	0.46mi	3/1.0	960 (+8%)	4mo	$139,000	$145	62
3002 N Olney St	0.65mi	3/2.0	912 (+3%)	0mo	$141,424	$155	61
2942 N Dearborn St	0.43mi	2/1.0 (-1)	825 (-7%)	9mo	$70,000	$85	55
3511 N Keystone Ave	0.52mi	2/1.0 (-1)	837 (-6%)	12mo	$113,500	$136	51
2601 Manlove Ave	0.69mi	3/1.0	972 (+9%)	3mo	$174,900	$180	50
3015 Adams St	0.55mi	2/1.0 (-1)	819 (-8%)	11mo	$155,000	$189	47
2839 N Lasalle St	0.59mi	2/1.0 (-1)	768 (-14%)	7mo	$55,000	$72	39

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: 1.9%
• Equity multiple: 1.07×
• Total profit: $1,725
• Equity at exit: $12,674

10-year hold

• IRR: 9.1%
• Equity multiple: 1.62×
• Total profit: $14,779
• Equity at exit: $7,349

Cash invested: $23,800 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 29 active · 9 under contract
• Months of supply: 8.3 mo (12%/mo absorbed)
• Median asking: $134,900 ($148/sqft)
• Median days on market: 51 d
• This list price: 14% of active listings are priced below it
• ARV vs active asking: -5.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 46218

• Home prices YoY: -17.1%
• Rents YoY: 0.8%
• Active inventory: 451
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,208 high
• Mortgage (P&I): −$446
• Tax from tax record: −$123 /mo · $1,481/yr
• Insurance: −$35
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $283

Break-even live

Break-even rent $849

Max offer price $85,000

Occupancy floor 72%

Sensitivity live

Price	-10% $331	-5% $307	+0% $283	+5% $259	+10% $235
Rent	-10% $188	-5% $235	+0% $283	+5% $331	+10% $379
Rate	-1.0pp $326	-0.5pp $305	base $283	+0.5pp $261	+1.0pp $239

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: $21,250
• Closing costs: $2,550
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2931 N Tacoma Ave Unit 31 Indianapolis, IN	2.0	1.0	800	$950	$1.19	56d	1	0.23mi
2931 N Tacoma Ave Unit 31 Indianapolis, IN	2.0	1.0	800	$950	$1.19	47d	1	0.23mi
3236 Nicholas Ave Indianapolis, IN	3.0	1.0	864	$1,500	$1.74	13d	1	0.39mi
3363 Nicholas Ave Indianapolis, IN	2.0	1.0	720	$950	$1.32	37d	1	0.47mi
2820 Caroline Ave Indianapolis, IN	3.0	1.5	1112	$1,250	$1.12	72d	1	0.47mi
2920 N Lasalle St Indianapolis, IN	3.0	1.0	875	$1,045	$1.19	42d	1	0.53mi
2906 N Lasalle St Indianapolis, IN	4.0	1.0	1032	$950	$0.92	72d	1	0.55mi
2952 Adams St Indianapolis, IN	2.0	1.0	640	$975	$1.52	37d	1	0.57mi
3233 Ralston Ave Indianapolis, IN	2.0	1.0	900	$1,015	$1.13	24d	1	0.58mi
2949 Adams St Indianapolis, IN	2.0	1.0	978	$1,150	$1.18	93d	1	0.60mi
3535 N Oxford St Indianapolis, IN	3.0	1.0	1015	$1,500	$1.48	71d	1	0.62mi
3472 N Dearborn St Indianapolis, IN	2.0	1.0	890	$950	$1.07	9d	1	0.63mi
3290 Ralston Ave Indianapolis, IN	2.0	1.0	625	$1,300	$2.08	27d	1	0.64mi
3436 N Lasalle St Indianapolis, IN	3.0	1.0	1118	$1,300	$1.16	47d	1	0.67mi
2810 Adams St Indianapolis, IN	3.0	2.0	912	$1,100	$1.21	35d	1	0.67mi
2733 N Lasalle St Indianapolis, IN	3.0	1.0	1101	$1,145	$1.04	16d	1	0.68mi
1902 E 35th St Indianapolis, IN	3.0	1.0	1100	$1,550	$1.41	28d	1	0.70mi
1902 E 35th St Indianapolis, IN	3.0	1.0	1100	$1,600	$1.45	93d	1	0.70mi
2010 E 25th St Indianapolis, IN	2.0	1.0	792	$775	$0.98	72d	1	0.71mi
3207 N Arsenal Ave Indianapolis, IN	3.0	1.0	994	$1,195	$1.20	47d	1	0.74mi
3207 N Arsenal Ave Indianapolis, IN	3.0	1.0	994	$1,195	$1.20	72d	1	0.74mi
3209 E 26th St Indianapolis, IN	3.0	1.0	754	$1,450	$1.92	28d	1	0.75mi
3741 N Tacoma Ave Indianapolis, IN	4.0	1.0	913	$2,000	$2.19	42d	1	0.80mi
3709 Kinnear Ave Unit 3711 Indianapolis, IN	2.0	1.0	650	$1,000	$1.54	34d	1	0.81mi
3421 N Olney St Indianapolis, IN	2.0	1.0	720	$1,195	$1.66	65d	1	0.81mi
2722 N Olney St Indianapolis, IN	2.0	1.0	650	$795	$1.22	93d	1	0.82mi
3132 Dr Andrew J Brown Ave Indianapolis, IN	2.0	1.0–2.0	791	$2,120	$2.68	9d	46	0.85mi
3165 Station St Unit A Indianapolis, IN	2.0	1.0	768	$1,000	$1.30	47d	1	0.85mi
3165 Station St Unit A Indianapolis, IN	2.0	1.0	768	$1,000	$1.30	42d	1	0.85mi
3165 Station St Unit A Indianapolis, IN	2.0	1.0	768	$1,000	$1.30	39d	1	0.85mi
3522 N Olney St Indianapolis, IN	3.0	1.0	768	$1,300	$1.69	93d	1	0.86mi
2372 Beckwith Dr Indianapolis, IN	3.0	1.0–1.5	609	$1,239	$2.03	9d	24	0.88mi
3383 Station St Indianapolis, IN	3.0	1.0	744	$1,250	$1.68	72d	1	0.90mi
2410 Adams St Indianapolis, IN	3.0	2.0	900	$1,200	$1.33	16d	1	0.92mi
3241 Guilford Ave Indianapolis, IN	2.0	1.0	890	$1,025	$1.15	16d	1	1.02mi
3241 Guilford Ave Indianapolis, IN	2.0	1.0	890	$1,050	$1.18	29d	1	1.02mi
3139 Guilford Ave Indianapolis, IN	3.0	1.0	1068	$1,345	$1.26	93d	1	1.03mi
2549 Columbia Ave Unit 1332865P Indianapolis, IN	3.0	2.0	893	$2,946	$3.30	9d	1	1.05mi
3420 N Denny St Indianapolis, IN	2.0	1.0	1008	$1,250	$1.24	27d	1	1.06mi
3920 E 30th St Indianapolis, IN	3.0	1.0	1071	$1,350	$1.26	56d	1	1.06mi

Listing history 28 events

1. 2026-07-02
   days on market $85,000 Active 190 DOM
2. 2026-07-01
   days on market $85,000 Active 189 DOM
3. 2026-06-30
   days on market $85,000 Active 188 DOM
4. 2026-06-29
   days on market $85,000 Active 187 DOM
5. 2026-06-28
   days on market $85,000 Active 186 DOM
6. 2026-06-27
   days on market $85,000 Active 185 DOM
7. 2026-06-26
   days on market $85,000 Active 184 DOM
8. 2026-06-25
   days on market $85,000 Active 182 DOM
9. 2026-06-22
   days on market $85,000 Active 180 DOM
10. 2026-06-21
    days on market $85,000 Active 179 DOM
11. 2026-06-18
    days on market $85,000 Active 176 DOM
12. 2026-06-17
    pricedays on market $85,000 Active 175 DOM
13. 2026-06-16
    days on market $90,000 Active 174 DOM
14. 2026-06-15
    days on market $90,000 Active 173 DOM
15. 2026-06-13
    days on market $90,000 Active 171 DOM
16. 2026-06-13
    days on market $90,000 Active 170 DOM
17. 2026-06-09
    days on market $90,000 Active 167 DOM
18. 2026-06-08
    days on market $90,000 Active 166 DOM
19. 2026-06-07
    pricedays on market $90,000 Active 165 DOM
20. 2026-06-03
    days on market $100,000 Active 161 DOM
21. 2026-06-02
    days on market $100,000 Active 160 DOM
22. 2026-06-01
    days on market $100,000 Active 159 DOM
23. 2026-05-31
    days on market $100,000 Active 158 DOM
24. 2026-05-14
    price $110,000 410-char remark

    Show marketing remark (410 chars)

    Single story home featuring 3 bedrooms and 1 full bath, perfect for investors or owner occupant buyers looking to add their own personal touches. The property includes a detached single car garage and a spacious backyard. With its versatile layout and great potential, this property is a fantastic opportunity to create value and make it your own. Great location and just minutes from downtown. Don't miss out!

25. 2026-04-29
    status Active 410-char remark

    Show marketing remark (410 chars)

    Single story home featuring 3 bedrooms and 1 full bath, perfect for investors or owner occupant buyers looking to add their own personal touches. The property includes a detached single car garage and a spacious backyard. With its versatile layout and great potential, this property is a fantastic opportunity to create value and make it your own. Great location and just minutes from downtown. Don't miss out!

26. 2026-04-08
    status Pending 410-char remark

    Show marketing remark (410 chars)

    Single story home featuring 3 bedrooms and 1 full bath, perfect for investors or owner occupant buyers looking to add their own personal touches. The property includes a detached single car garage and a spacious backyard. With its versatile layout and great potential, this property is a fantastic opportunity to create value and make it your own. Great location and just minutes from downtown. Don't miss out!

27. 2026-02-05
    price $119,000 410-char remark

    Show marketing remark (410 chars)

    Single story home featuring 3 bedrooms and 1 full bath, perfect for investors or owner occupant buyers looking to add their own personal touches. The property includes a detached single car garage and a spacious backyard. With its versatile layout and great potential, this property is a fantastic opportunity to create value and make it your own. Great location and just minutes from downtown. Don't miss out!

28. 2025-12-03
    listed $125,000 Active 410-char remark

    Show marketing remark (410 chars)

    Single story home featuring 3 bedrooms and 1 full bath, perfect for investors or owner occupant buyers looking to add their own personal touches. The property includes a detached single car garage and a spacious backyard. With its versatile layout and great potential, this property is a fantastic opportunity to create value and make it your own. Great location and just minutes from downtown. Don't miss out!

ⓘ 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: $1,481 · $123/mo
• Projected year-2 tax: $1,481 · $123/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 8/10 Severe FEMA zone X (unshaded) · 99% 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: $14,494
• − Mortgage interest: −$4,761
• − Property taxes: −$1,481
• − Insurance: −$1,222
• − Repairs & maintenance: −$1,159
• − Management: −$1,159
• − Depreciation: −$2,473
• Taxable income: $2,237
• Est. tax owed @ 24.0%: −$537
• After-tax cash flow: $2,861/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $22,225–$40,005 screening

This single-story home requires moderate repairs and maintenance, including a new roof and siding, to improve its condition and value. Updates to the interior, such as new carpet and paint, would significantly enhance its appeal for both resale and rental.

Components & finishes AI

Roof asphalt shingle · good Flooring carpet HVAC window units

Deferred maintenance Est. $2,500–$10,000 screening

• Minor Roof (roof) — No visible signs of damage or wear
• Minor Windows (windows) — No visible signs of damage or wear
• Minor Electrical (electrical) — No visible signs of damage or wear
• Minor Plumbing (plumbing) — No visible signs of damage or wear
• Minor Exterior (exterior) — No visible signs of damage or wear

Repairs flagged

• Minor roof shingles — Worn but not damaged
• Minor exterior siding — Weathered but not peeling
• Major carpeted flooring — Significant wear and tear
• Minor interior walls/paint — Chipped and uneven

Value-add opportunities

• Both new roof — Improves both resale and rental value ↑
• Both new siding — Enhances curb appeal and value ↑
• Both new carpet — Boosts both resale and rental appeal ↑
• Both paint job — Fresh paint improves curb appeal and interior aesthetics ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 17/100

Zoned Schools

Elementary Ernie Pyle School 90 F IN #921/994 Nat'l #39,071/41,679 Middle Arlington Community Middle School F IN #326/330 Nat'l #13,801/14,009 High Shortridge High School F IN #263/369 Nat'l #9,497/17,239

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 · 1,025,572 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: 14% of renters

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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%

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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%

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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

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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

-12.0% since first listed

5 events — show timeline

• 2026-05-14 Price Changed $110,000 MIBOR as Distributed by MLS Grid
• 2026-04-29 Relisted — MIBOR as Distributed by MLS Grid
• 2026-04-08 Pending — MIBOR as Distributed by MLS Grid
• 2026-02-05 Price Changed $119,000 MIBOR as Distributed by MLS Grid
• 2025-12-03 Listed $125,000 MIBOR as Distributed by MLS Grid

Property tax history

+23.1%/yr

Latest (2025): $1,481 · +23.6% YoY. Source: county tax records.