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

$85,000

3 bd · 1.0 ba · 889 sqft · SingleFamily public records · 176 Days on market

Built 1947 7,144 sqft lot $96/sqft · 33% below area Est $127k · 33% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

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.

Deal economics

• At list price, monthly cash flow is $356 ($4k/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 12.3% 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 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.
• Market conditions: Rents flat; 334 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,906 units permitted in Marion County in 2024 (621 in 5+ unit buildings).
• This rent runs 41% 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.
• At projected returns (-3.0% appreciation + 0.8% rent growth), your $24k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 176 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 176 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.53% ✓
• Cap rate: 12.26%
• Cash-on-cash: 21.31%
• DSCR: 1.95
• GRM: 5.4

CMA / ARV

• ARV (median comp): $127,253
• List price: $85,000
• Delta: -33.20%
• 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
3038 Baltimore Ave	0.36mi	2/1.0 (-1)	924 (+4%)	4mo	$98,500	$107	68
2951 Hillside Ave	0.27mi	3/2.0	980 (+10%)	3mo	$156,000	$159	64
2818 N Lasalle St	0.59mi	3/2.0	875 (-2%)	2mo	$195,000	$223	64
2929 Manlove Ave	0.46mi	3/1.0	960 (+8%)	2mo	$139,000	$145	63
3045 N Lasalle St	0.36mi	3/2.0	952 (+7%)	12mo	$175,000	$184	58
2942 N Dearborn St	0.43mi	2/1.0 (-1)	825 (-7%)	7mo	$70,000	$85	57
3511 N Keystone Ave	0.52mi	2/1.0 (-1)	837 (-6%)	10mo	$113,500	$136	53
2601 Manlove Ave	0.69mi	3/1.0	972 (+9%)	1mo	$174,900	$180	51
3015 Adams St	0.55mi	2/1.0 (-1)	819 (-8%)	9mo	$155,000	$189	48
2968 N Gale St	0.74mi	3/2.0	864 (-3%)	12mo	$115,000	$133	46
2839 N Lasalle St	0.59mi	2/1.0 (-1)	768 (-14%)	5mo	$55,000	$72	40
3317 Adams St	0.68mi	3/1.0	988 (+11%)	12mo	$70,000	$71	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: 6.8%
• Equity multiple: 1.26×
• Total profit: $6,176
• Equity at exit: $12,674

10-year hold

• IRR: 14.0%
• Equity multiple: 2.00×
• Total profit: $23,863
• 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 →

ZIP-level market 46218

• Home prices YoY: -17.1%
• Rents YoY: 0.8%
• Active inventory: 334
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,300 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: −$273
• Net cashflow: $356

Break-even live

Break-even rent $849

Max offer price $85,000

Occupancy floor 68%

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
• 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	7d	1	0.23mi
3363 Nicholas Ave Indianapolis, IN	2.0	1.0	720	$1,000	$1.39	4d	1	0.47mi
2820 Caroline Ave Indianapolis, IN	3.0	1.5	1112	$1,250	$1.12	24d	1	0.47mi
2920 N Lasalle St Indianapolis, IN	3.0	1.0	875	$1,095	$1.25	18d	1	0.53mi
2906 N Lasalle St Indianapolis, IN	4.0	1.0	1032	$950	$0.92	24d	1	0.55mi
2949 Adams St Indianapolis, IN	2.0	1.0	978	$1,150	$1.18	44d	1	0.60mi
3535 N Oxford St Indianapolis, IN	3.0	1.0	1015	$1,500	$1.48	22d	1	0.62mi
3472 N Dearborn St Indianapolis, IN	2.0	1.0	890	$1,099	$1.23	20d	1	0.63mi
1902 E 35th St Indianapolis, IN	3.0	1.0	1100	$1,600	$1.45	44d	1	0.70mi
2010 E 25th St Indianapolis, IN	2.0	1.0	792	$775	$0.98	24d	1	0.71mi
3207 N Arsenal Ave Indianapolis, IN	3.0	1.0	994	$1,195	$1.20	24d	1	0.74mi
3741 N Tacoma Ave Indianapolis, IN	3.0	1.0	913	$2,200	$2.41	18d	1	0.80mi
3421 N Olney St Indianapolis, IN	2.0	1.0	720	$1,195	$1.66	16d	1	0.81mi
3709 Kinnear Ave Indianapolis, IN	2.0	1.0	650	$1,000	$1.54	44d	1	0.81mi
2722 N Olney St Indianapolis, IN	2.0	1.0	650	$795	$1.22	44d	1	0.82mi
3522 N Olney St Indianapolis, IN	3.0	1.0	768	$1,300	$1.69	44d	1	0.86mi
3132 Dr Andrew J Brown Ave Indianapolis, IN	2.0	1.0–2.0	791	$2,120	$2.68	2d	46	0.87mi
2372 Beckwith Dr Indianapolis, IN	4.0	1.0–1.5	779	$1,206	$1.55	2d	32	0.88mi
3383 Station St Indianapolis, IN	3.0	1.0	744	$1,250	$1.68	24d	1	0.90mi
2410 Adams St Indianapolis, IN	3.0	1.0	900	$1,200	$1.33	10d	1	0.92mi
3139 Guilford Ave Indianapolis, IN	3.0	1.0	1068	$1,345	$1.26	44d	1	1.03mi
2549 Columbia Ave Unit 1332865P Indianapolis, IN	3.0	2.0	893	$2,274	$2.55	2d	1	1.05mi
3920 E 30th St Indianapolis, IN	3.0	1.0	1071	$1,350	$1.26	7d	1	1.06mi
3920 E 30th St Indianapolis, IN	3.0	1.0	1071	$1,350	$1.26	4d	1	1.06mi
3203 Sutherland Ave Unit 1310761P Indianapolis, IN	2.0	1.0	1097	$3,668	$3.34	2d	1	1.11mi
2862 N Chester Ave Indianapolis, IN	3.0	2.0	1076	$1,520	$1.41	44d	1	1.13mi
2864 Forest Manor Ave Indianapolis, IN	3.0	1.0	1018	$1,500	$1.47	24d	1	1.21mi
3725 N Sherman Dr #7 Indianapolis, IN	2.0	1.0	729	$845	$1.16	4d	1	1.22mi
3615 Sherman Forest Dr Indianapolis, IN	4.0	1.0–2.5	1057	$1,544	$1.46	4d	1	1.22mi
3149 N Gladstone Ave Indianapolis, IN	3.0	1.5	1036	$1,350	$1.30	7d	1	1.26mi
2045 N Dearborn St Indianapolis, IN	3.0	2.0	912	$1,145	$1.26	24d	1	1.28mi
916 Fairfield Ave Unit 918 Indianapolis, IN	3.0	1.0	1000	$1,300	$1.30	7d	1	1.28mi
2529 Guilford Ave Unit A Indianapolis, IN	2.0	1.5	1000	$1,495	$1.50	44d	1	1.31mi
3359 N College Ave Unit 3359 Indianapolis, IN	2.0	1.5	1082	$1,895	$1.75	24d	1	1.34mi
3142 N Euclid Ave Indianapolis, IN	3.0	1.0	1050	$1,050	$1.00	44d	1	1.36mi
4115 Meadows Dr Indianapolis, IN	1.0–3.0	1.0–2.0	1013	$1,592	$1.57	44d	9	1.40mi
2815 Brookside Ave Indianapolis, IN	3.0	2.0	1120	$1,350	$1.21	10d	1	1.42mi
3315 N Euclid Ave Indianapolis, IN	2.0	1.0	780	$1,300	$1.67	15d	1	1.44mi
2841 E 19th St Indianapolis, IN	2.0	1.0	812	$850	$1.05	4d	1	1.46mi
3909 Winthrop Ave Unit B Indianapolis, IN	2.0	1.5	931	$1,550	$1.66	12d	1	1.47mi

Listing history 18 events

1. 2026-06-18
   days on market $85,000 Active 176 DOM
2. 2026-06-17
   pricedays on market $85,000 Active 175 DOM
3. 2026-06-16
   days on market $90,000 Active 174 DOM
4. 2026-06-15
   days on market $90,000 Active 173 DOM
5. 2026-06-13
   days on market $90,000 Active 171 DOM
6. 2026-06-13
   days on market $90,000 Active 170 DOM
7. 2026-06-09
   days on market $90,000 Active 167 DOM
8. 2026-06-08
   days on market $90,000 Active 166 DOM
9. 2026-06-07
   pricedays on market $90,000 Active 165 DOM
10. 2026-06-03
    days on market $100,000 Active 161 DOM
11. 2026-06-02
    days on market $100,000 Active 160 DOM
12. 2026-06-01
    days on market $100,000 Active 159 DOM
13. 2026-05-31
    days on market $100,000 Active 158 DOM
14. 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!

15. 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!

16. 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!

17. 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!

18. 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: $15,602
• − Mortgage interest: −$4,761
• − Property taxes: −$1,481
• − Insurance: −$1,222
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$2,473
• Taxable income: $3,169
• Est. tax owed @ 24.0%: −$760
• After-tax cash flow: $3,513/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): 29,360
• Household income: $38,063
• Rent vs Own: 47.2% rent · 52.8% own
• Severe rent burden: 2340.0

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 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%

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

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.