27 Parkview Ave · Indianapolis city (balance), IN 46201

$225,000

1 bd · 16.0 ba · 1,242 sqft · MultiFamily public records · 4 Days on market

Built 1911 4,008 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Listing for comp purposes only.

Key facts

• Remodeled kitchens
• Charming quadplex
• Remodeled bathrooms

Tags

• CHARMING QUADPLEX
• REMODELED KITCHENS
• REMODELED BATHROOMS

Property features AI

Finance

• Other: Total of 4 units; At least one unit rents for $900/month (1-bedroom, monthly rent)
• Financial info: Gross scheduled income reported at $40,500; Reported expenses $6,851; Owner pays insurance, lawn care, taxes, sewer, trash collection, and water
• HOA & community: Not low-maintenance lifestyle

Exterior

• Utilities: Municipal water; Municipal sewer; No solid waste service listed
• Home design: Residential income property (quadruplex); Two levels
• Construction: Lot about 0.09 acre
• Exterior features: Converted property

Interior

• Kitchen: Unit kitchens present (at least one 1-bedroom unit noted)
• Bedrooms: Four total units (one 1-bedroom unit specified — 2 levels)
• Heating & cooling: Forced air heating; Window air conditioning units
• Interior features: Smoke alarm; Has basement
• Laundry & utility: No on-site laundry facilities

What this means for you Summary

Snapshot

• This is a 4 × 1-bed/1-bath units multifamily listed at $225k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive. Per door: $359/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $225k).
• Cap rate 14.0% 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 rising fast (+7.3%/yr); 480 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); 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).
• At $3,893/mo this rent would consume 95% of the median local household income ($49k/yr) (locally 1906% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 $63k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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 $10k; list at $225k implies a 2150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1911 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $225,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1911 — 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. 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.
6. 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.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.73% ✓
• Cap rate: 13.95%
• Cash-on-cash: 27.36%
• DSCR: 2.22
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $145,314
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1712 E Maryland St	0.30mi	2/3.0 (+1)	1,299 (+5%)	4mo	$226,000	$174	55
224 N Tacoma Ave	0.41mi	2/2.0 (+1)	1,200 (-3%)	2mo	$140,000	$117	54
228 N Tacoma Ave	0.41mi	1/2.0	1,200 (-3%)	2mo	$140,000	$117	53
422-424 Villa Ave	0.56mi	2/2.0 (+1)	1,248 (+0%)	2mo	$199,900	$160	52
421 Villa Ave	0.56mi	2/2.0 (+1)	1,186 (-4%)	0mo	$140,000	$118	46
1916 E Maryland St	0.27mi	2/2.0 (+1)	1,100 (-11%)	7mo	$80,000	$73	42
37 S Rural St	0.59mi	1/2.0	1,108 (-11%)	7mo	$58,330	$53	29
245 S Rural St	0.66mi	1/2.0	1,400 (+13%)	14mo	$110,000	$79	17

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: 26.3%
• Equity multiple: 2.15×
• Total profit: $72,746
• Equity at exit: $33,548

10-year hold

• IRR: 36.6%
• Equity multiple: 5.14×
• Total profit: $260,603
• Equity at exit: $19,454

Cash invested: $63,000 (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: 480
• Price-to-rent: 19.3×

Monthly cashflow live

• Estimated rent: $3,893 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$365 /mo · $4,386/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$818
• Net cashflow: $1,436

Break-even live

Break-even rent $2,075

Max offer price $225,000

Occupancy floor 58%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$3,892
Total (4 units)			$3,893

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
228 N Randolph St Indianapolis, IN	2.0	2.0	1008	$1,695	$1.68	43d	1	0.15mi
225 N Hamilton Ave Indianapolis, IN	2.0	2.0	1008	$1,695	$1.68	43d	1	0.19mi
1529 E Ohio St Indianapolis, IN	2.0	1.0	1118	$1,299	$1.16	43d	1	0.29mi
1718 Southeastern Ave Indianapolis, IN	1.0	1.0	700	$1,080	$1.54	43d	1	0.33mi
2015 Southeastern Ave Unit 2015 Indianapolis, IN	2.0	2.5	1350	$2,200	$1.63	23d	1	0.37mi
437 N State Ave Indianapolis, IN	2.0	1.5	933	$1,350	$1.45	12d	1	0.38mi
437 N State Ave Indianapolis, IN	2.0	1.5	933	$1,500	$1.61	43d	1	0.38mi
437 N State Ave Indianapolis, IN	2.0	1.5	933	$1,350	$1.45	23d	1	0.38mi
225 Hamilton Ave Indianapolis, IN	2.0	2.0	1008	$1,695	$1.68	43d	1	0.40mi
245 S Randolph St Indianapolis, IN	2.0	1.0	720	$750	$1.04	43d	1	0.40mi
247 S Randolph St Indianapolis, IN	2.0	1.0	720	$750	$1.04	43d	1	0.41mi
224 N Tacoma Ave Unit B TACOMA Indianapolis, IN	1.0	1.0	1200	$799	$0.67	7d	1	0.41mi
332 N Arsenal Ave Unit A Indianapolis, IN	2.0	1.0	750	$1,150	$1.53	7d	1	0.42mi
330 N Arsenal Ave Unit B Indianapolis, IN	2.0	1.0	700	$1,100	$1.57	7d	1	0.42mi
471 N State Ave Apt 4 Indianapolis, IN	1.0	1.0	800	$865	$1.08	20d	1	0.45mi
1515 E Michigan St Apt 2 Indianapolis, IN	1.0	1.0	700	$825	$1.18	20d	1	0.53mi
420 Harlan St Indianapolis, IN	2.0	2.0	1260	$1,500	$1.19	23d	1	0.53mi
1404 E Vermont St Indianapolis, IN	2.0	2.5	1353	$1,950	$1.44	43d	1	0.54mi
49 S Rural St Indianapolis, IN	2.0	1.5	750	$950	$1.27	10d	1	0.58mi
313 Eastern Ave Indianapolis, IN	2.0	1.0	1040	$950	$0.91	21d	1	0.58mi
621 Tecumseh St Indianapolis, IN	2.0	1.0	726	$1,025	$1.41	43d	1	0.63mi
1117 E Market St Indianapolis, IN	2.0	1.0–2.0	803	$1,592	$1.98	2d	15	0.63mi
518 S State Ave Indianapolis, IN	2.0	1.0	900	$725	$0.81	43d	1	0.64mi
2320 Spann Ave Indianapolis, IN	2.0	2.0	1219	$1,795	$1.47	16d	1	0.66mi
330 S Rural St Indianapolis, IN	2.0	1.0	960	$1,050	$1.09	7d	1	0.69mi
1145 Bates St Indianapolis, IN	2.0	1.0	1065	$1,500	$1.41	21d	1	0.70mi
784 Woodruff Place Middle Dr Indianapolis, IN	1.0	1.0	750	$1,300	$1.73	43d	1	0.72mi
2810 E Michigan St Unit C Indianapolis, IN	2.0	1.5	949	$1,350	$1.42	43d	1	0.74mi
2814 E Michigan St Unit D Indianapolis, IN	2.0	1.5	949	$1,350	$1.42	43d	1	0.74mi
235 N Oakland Ave Indianapolis, IN	2.0	1.0	800	$1,000	$1.25	43d	1	0.78mi
408 N Oakland Ave Unit A Indianapolis, IN	2.0	2.0	1100	$995	$0.90	17d	1	0.81mi
1449 Fletcher Ave Indianapolis, IN	2.0	2.0	1000	$2,000	$2.00	17d	1	0.81mi
28 S Dearborn St Unit B Indianapolis, IN	2.0	1.5	1166	$1,150	$0.99	23d	1	0.86mi
301 S Gray St Indianapolis, IN	2.0	1.0	841	$1,025	$1.22	23d	1	0.89mi
1118 E Saint Clair St Indianapolis, IN	2.0	2.0	984	$2,200	$2.24	43d	1	0.91mi
1148 Fletcher Ave Indianapolis, IN	2.0	1.0	900	$1,800	$2.00	17d	1	0.92mi
2116 Woodlawn Ave Indianapolis, IN	2.0	2.0	1054	$1,175	$1.11	7d	1	0.93mi
1730 Alloy Dr Indianapolis, IN	2.0	2.5	1350	$2,400	$1.78	23d	1	0.94mi
2230 Woodlawn Ave Indianapolis, IN	2.0	1.0	924	$1,350	$1.46	43d	1	0.95mi
340 S Dearborn St Indianapolis, IN	2.0	1.0	873	$1,180	$1.35	23d	1	0.95mi

Listing history 10 events

1. 2026-05-20
   status Pending
2. 2026-05-16
   listed $225,000 Active
3. 2015-07-15
   soldstatus $10,000 Sold 31-char remark

   Show marketing remark (31 chars)

   Listing for comp purposes only.

4. 2015-05-22
   listed $10,000 31-char remark

   Show marketing remark (31 chars)

   Listing for comp purposes only.

5. 2015-05-20
   historical
6. 2015-05-20
   listed $10,000
7. 2008-02-21
   soldstatus $10,100
8. 2007-12-31
   listed $13,900
9. 2007-04-21
   historical
10. 2006-04-25
    listed $89,850

ⓘ 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: $4,386 · $365/mo
• Projected year-2 tax: $4,386 · $365/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 4/10 Moderate 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $46,716
• − Mortgage interest: −$12,603
• − Property taxes: −$4,386
• − Insurance: −$1,125
• − Repairs & maintenance: −$3,737
• − Management: −$3,737
• − Depreciation: −$6,545
• Taxable income: $14,582
• Est. tax owed @ 24.0%: −$3,500
• After-tax cash flow: $13,736/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

+150.4% since first listed

10 events — show timeline

• 2026-05-20 Pending — MIBOR as Distributed by MLS Grid
• 2026-05-16 Listed $225,000 MIBOR as Distributed by MLS Grid
• 2015-07-15 Sold (MLS) $10,000 MIBOR as Distributed by MLS Grid
• 2015-05-22 Listed $10,000 MIBOR as Distributed by MLS Grid
• 2015-05-20 Listing Removed — MIBOR as Distributed by MLS Grid
• 2015-05-20 Listed $10,000 MIBOR as Distributed by MLS Grid
• 2008-02-21 Sold (MLS) $10,100 MIBOR as Distributed by MLS Grid
• 2007-12-31 Listed $13,900 MIBOR as Distributed by MLS Grid
• 2007-04-21 Listing Removed — MIBOR as Distributed by MLS Grid
• 2006-04-25 Listed $89,850 MIBOR as Distributed by MLS Grid

Property tax history

+11.6%/yr

Latest (2025): $4,386 · -8.8% YoY. Source: county tax records.