1811 N Dexter St · Indianapolis city (balance), IN
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $473 – $860
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $717 – $1,331
Heat risk 4/10 · Minor
- Hot days now (above 102°F)
- 7 days/yr
- Hot days in 30 yrs
- 19 days/yr
Wind risk 2/10 · Minimal
- Chance of severe wind over 30 yrs
- 0.0%
Air-quality risk 4/10 · Minor
- Unhealthy air days now
- 5 days/yr
- Unhealthy air days in 30 yrs
- 7 days/yr
Risk factors via First Street. Map © Google.
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
- Schools +2.5/10.0
- Livability +2.5/5.0
- Rent growth +2.4/5.0
- Condition / age +2.2/5.0
- Appreciation +0.0/10.0
$75,000
1811 N Dexter St · Indianapolis city (balance), IN 46202
2 bd · 1.0 ba · 1,374 sqft · SingleFamily
public records
· 135 Days on market
Built 1930
5,184 sqft lot
$55/sqft
· 45% below area
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Opportunity awaits at 1811 Dexter! This 2 bedroom, 1 bathroom home offers 1,122 square feet with classic features including a large covered front porch, welcoming foyer, formal dining room, and spacious back yard. Formerly used as a rental property, the home is ready for its next chapter and priced accordingly for the updates and repairs needed. With solid living space and plenty of character, this property could make a great investment opportunity, renovation project, or affordable option for a buyer willing to put in some sweat equity. Convenient layout, generous room sizes, and outdoor space provide a strong foundation to build on. Bring your vision and unlock the potential!
Key facts
- Formal dining room
- Strong foundation
- Welcoming foyer
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 2-bed/1.0-bath single-family listed at $75k. Condition is rated fair.
Deal economics
- At list price, monthly cash flow is $476 ($6k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($1k rent vs $75k).
- Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
- Cap rate 13.9% 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 soft (-0.4%/yr); 410 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); 55% 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 $519 of loan paydown is wiped out by about $2k 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 + 0.0% rent growth), your $21k cash investment doubles in ~6 years — after that, you're playing with house money.
Negotiation context
- It's been on market 135 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
- 3 sale attempts since 4y ago; this cycle's ask has dropped $14k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
Risks & watch-outs
- Watch-outs: property tax is 3.7% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
Recommended offer
$66,000
(12.0% below list)
Questions for the listing agent
- It's been on market 135 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
- Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
- Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
- Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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.
- 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.
- 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
- 1.91% ✓
- Cap rate
- 13.91%
- Cash-on-cash
- 27.21%
- DSCR
- 2.21
- GRM
- 4.4
CMA / ARV
- ARV (median comp)
- $177,061
- List price
- $75,000
- Delta
- -57.64%
- 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 |
|---|---|---|---|---|---|---|---|
| 1222 W 21st St | 0.31mi | 2/1.0 | 1,372 (-0%) | 0mo | $100,000 | $73 | 85 |
| 2102 Gent Ave | 0.32mi | 3/1.0 (+1) | 1,296 (-6%) | 2mo | $149,900 | $116 | 69 |
| 1824 Milburn St | 0.36mi | 2/1.0 | 1,368 (-0%) | 17mo | $175,000 | $128 | 69 |
| 1877 Mansfield St | 0.21mi | 3/1.5 (+1) | 1,482 (+8%) | 4mo | $179,900 | $121 | 67 |
| 2187 White Ave | 0.44mi | 3/1.0 (+1) | 1,439 (+5%) | 2mo | $40,000 | $28 | 65 |
| 1351 W 21st St | 0.26mi | 2/2.0 | 1,432 (+4%) | 19mo | $64,000 | $45 | 61 |
| 2035 Koehne St | 0.28mi | 2/1.0 | 1,261 (-8%) | 17mo | $64,000 | $51 | 59 |
| 2170 Sugar Grove Ave | 0.40mi | 2/1.0 | 1,536 (+12%) | 6mo | $47,000 | $31 | 57 |
| 1510 W 22nd St | 0.46mi | 2/1.0 | 1,270 (-8%) | 16mo | $164,000 | $129 | 53 |
| 2141 Gent Ave | 0.39mi | 3/2.0 (+1) | 1,250 (-9%) | 22mo | $269,500 | $216 | 40 |
| 1343 Edgemont Ave | 0.69mi | 3/1.0 (+1) | 1,545 (+12%) | 6mo | $110,000 | $71 | 37 |
| 1525 W 22nd St | 0.44mi | 3/2.0 (+1) | 1,556 (+13%) | 20mo | $170,000 | $109 | 32 |
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 · 0.0% rent growth · sell at horizon
5-year hold
- IRR
- 17.3%
- Equity multiple
- 1.67×
- Total profit
- $14,079
- Equity at exit
- $11,183
10-year hold
- IRR
- 23.3%
- Equity multiple
- 2.69×
- Total profit
- $35,493
- Equity at exit
- $6,485
Cash invested: $21,000 (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.
Balanced market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 16 active · 14 under contract
- Months of supply
- 5.6 mo (18%/mo absorbed)
- Median asking
- $162,250 ($123/sqft)
- Median days on market
- 52 d
- This list price
- lowest-priced of the active set
- ARV vs active asking
- +4.4% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 46202
- Home prices YoY
- -26.2%
- Rents YoY
- -0.4%
- Active inventory
- 410
- Price-to-rent
- 4.4×
Monthly cashflow live
↻
- Estimated rent
- $1,436 high interval (Pro) →
- Mortgage (P&I)
- −$393
- Tax from tax record
- −$234 /mo · $2,803/yr
- Insurance
- −$31
- HOA
- −$0
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$302
- Net cashflow
- $476
Break-even live
Break-even rent
$833
Max offer price
$75,000
Occupancy floor
62%
Sensitivity live
| Price | -10% $519 | -5% $497 | +0% $476 | +5% $455 | +10% $434 |
|---|---|---|---|---|---|
| Rent | -10% $363 | -5% $420 | +0% $476 | +5% $533 | +10% $590 |
| Rate | -1.0pp $514 | -0.5pp $495 | base $476 | +0.5pp $457 | +1.0pp $437 |
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
- $18,750
- Closing costs
- $2,250
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 1843 N Dexter St Indianapolis, IN | 3.0 | 2.0 | 1250 | $1,550 | $1.24 | 68d | 1 | 0.02mi |
| 1843 N Dexter St Unit B Indianapolis, IN | 3.0 | 2.0 | 1249 | $1,550 | $1.24 | 75d | 1 | 0.02mi |
| 1843 N Dexter St Unit B Indianapolis, IN | 3.0 | 2.0 | 1249 | $1,550 | $1.24 | 73d | 1 | 0.02mi |
| 1843 N Dexter St Unit B Indianapolis, IN | 3.0 | 2.0 | 1249 | $1,550 | $1.24 | 64d | 1 | 0.02mi |
| 1843 N Dexter St Unit B Indianapolis, IN | 3.0 | 2.0 | 1249 | $1,550 | $1.24 | 56d | 1 | 0.02mi |
| 1250 Herbert St Unit A Indianapolis, IN | 3.0 | 2.0 | 1250 | $1,499 | $1.20 | 5d | 1 | 0.06mi |
| 1250 Herbert St Unit A Indianapolis, IN | 3.0 | 2.0 | 1250 | $1,499 | $1.20 | 6d | 1 | 0.06mi |
| 1230 W 18th St Indianapolis, IN | 3.0 | 1.0 | 920 | $1,025 | $1.11 | 10d | 1 | 0.09mi |
| 1228 W 18th St Indianapolis, IN | 2.0 | 1.0 | 1050 | $1,200 | $1.14 | 139d | 1 | 0.10mi |
| 1914 Sugar Grove Ave Indianapolis, IN | 3.0 | 1.0 | 1408 | $995 | $0.71 | 10d | 1 | 0.11mi |
| 1920 Sugar Grove Ave Indianapolis, IN | 3.0 | 1.5 | 1378 | $1,150 | $0.83 | 83d | 1 | 0.12mi |
| 1925 N Harding St Indianapolis, IN | 3.0 | 1.5 | 1184 | $1,375 | $1.16 | 10d | 1 | 0.14mi |
| 1838 Gent Ave Indianapolis, IN | 2.0 | 2.5 | 1320 | $1,500 | $1.14 | 10d | 1 | 0.15mi |
| 1135 W 21st St Indianapolis, IN | 3.0 | 2.0 | 1296 | $1,495 | $1.15 | 119d | 1 | 0.30mi |
| 1133 W 21st St Indianapolis, IN | 3.0 | 2.0 | 1296 | $1,495 | $1.15 | 119d | 1 | 0.30mi |
| 1841 Montcalm St Unit B Indianapolis, IN | 3.0 | 2.0 | 1250 | $1,529 | $1.22 | 6d | 1 | 0.33mi |
| 1841 Montcalm St Unit B Indianapolis, IN | 3.0 | 2.0 | 1250 | $1,529 | $1.22 | 3d | 1 | 0.33mi |
| 1841 Montcalm St Unit B Indianapolis, IN | 3.0 | 2.0 | 1250 | $1,599 | $1.28 | 67d | 1 | 0.33mi |
| 1841 Montcalm St Unit B Indianapolis, IN | 3.0 | 2.0 | 1250 | $1,529 | $1.22 | 10d | 1 | 0.33mi |
| 1841 Montcalm St Indianapolis, IN | 3.0 | 2.0 | 1250 | $1,599 | $1.28 | 70d | 1 | 0.33mi |
| 1510 Stadium Way Apt 202 Indianapolis, IN | 2.0 | 2.0 | 1055 | $1,683 | $1.60 | 42d | 1 | 0.36mi |
| 1510 Stadium Way Unit 222 Indianapolis, IN | 2.0 | 2.0 | 1055 | $1,749 | $1.66 | 10d | 1 | 0.36mi |
| 1510 Stadium Way Unit 324 Indianapolis, IN | 2.0 | 2.0 | 1055 | $1,719 | $1.63 | 42d | 1 | 0.36mi |
| 1510 Stadium Way Unit 117 Indianapolis, IN | 1.0 | 1.0 | 1450 | $1,529 | $1.05 | 7d | 1 | 0.36mi |
| 1037 W 18th St Indianapolis, IN | 2.0 | 2.5 | 1685 | $2,300 | $1.36 | 64d | 1 | 0.37mi |
| 1410 Breedlove Ln Indianapolis, IN | 2.0 | 1.0–2.0 | 886 | $2,557 | $2.88 | 0d | 40 | 0.39mi |
| 1449 Montcalm St Indianapolis, IN | 3.0 | 1.0 | 1300 | $1,700 | $1.31 | 78d | 1 | 0.44mi |
| 1415 W Pruitt St Indianapolis, IN | 3.0 | 1.0 | 1001 | $1,249 | $1.25 | 119d | 1 | 0.45mi |
| 1415 W Pruitt St Indianapolis, IN | 3.0 | 1.0 | 1001 | $1,149 | $1.15 | 10d | 1 | 0.45mi |
| 1415 W Pruitt St Indianapolis, IN | 3.0 | 1.0 | 1001 | $1,249 | $1.25 | 42d | 1 | 0.45mi |
| 1415 W Pruitt St Indianapolis, IN | 3.0 | 1.0 | 1001 | $1,249 | $1.25 | 56d | 1 | 0.45mi |
| 1367 W Pruitt St Indianapolis, IN | 3.0 | 1.0 | 1088 | $1,450 | $1.33 | 139d | 1 | 0.45mi |
| 2248 N Harding St Indianapolis, IN | 2.0 | 1.0 | 1100 | $850 | $0.77 | 10d | 1 | 0.49mi |
| 1305 W 23rd St Indianapolis, IN | 3.0 | 2.5 | 1600 | $2,200 | $1.38 | 0d | 1 | 0.50mi |
| 2321 N Harding St Indianapolis, IN | 2.0 | 1.0 | 912 | $1,199 | $1.31 | 10d | 1 | 0.55mi |
| 1201 Indiana Ave Indianapolis, IN | 1.0–3.0 | 1.0–3.5 | 977 | $1,544 | $1.58 | 0d | 25 | 0.58mi |
| 1150 N White River Pkwy West Dr Indianapolis, IN | 1.0–2.0 | 1.0 | 797 | $1,349 | $1.69 | 4d | 22 | 0.69mi |
| 1244 Edgemont Ave Indianapolis, IN | 2.0 | 1.0 | 1092 | $1,275 | $1.17 | 139d | 1 | 0.69mi |
| 908 Burdsal Pkwy Marion, IN | 2.0 | 1.0 | 936 | $1,150 | $1.23 | 77d | 1 | 0.83mi |
| 906 Burdsal Pkwy Indianapolis, IN | 2.0 | 1.0 | 936 | $1,150 | $1.23 | 77d | 1 | 0.83mi |
Property features AI
Exterior
- Parking
- No parking provided
- Utilities
- Public waterMunicipal sewerSolid waste service available
- Home design
- Single-family residenceTwo levels
- Construction
- Aluminum sidingBlock foundation
- Exterior features
- Covered porch/patioLot under 1/4 acre
Interior
- Kitchen
- Electric ovenRefrigeratorEat-in kitchen layout
- Bedrooms
- Two bedrooms on the upper level
- Bathrooms
- One full bathroom (upper level)
- Heating & cooling
- Forced air heating (natural gas)No central air
- Interior features
- Attic accessEat-in kitchenSmoke alarm
- Laundry & utility
- Main level laundryGas water heater
Listing history 50 events
-
2026-09-24days on market $75,000 Active 135 DOM
-
2026-09-23days on market $75,000 Active 134 DOM
-
2026-09-22days on market $75,000 Active 133 DOM
-
2026-09-21days on market $75,000 Active 132 DOM
-
2026-09-20days on market $75,000 Active 131 DOM
-
2026-09-19days on market $75,000 Active 130 DOM
-
2026-09-18days on market $75,000 Active 129 DOM
-
2026-09-17days on market $75,000 Active 128 DOM
-
2026-09-16days on market $75,000 Active 127 DOM
-
2026-09-15days on market $75,000 Active 126 DOM
-
2026-09-14days on market $75,000 Active 125 DOM
-
2026-09-13days on market $75,000 Active 124 DOM
-
2026-09-12days on market $75,000 Active 123 DOM
-
2026-09-11days on market $75,000 Active 122 DOM
-
2026-09-05days on market $75,000 Active 116 DOM
-
2026-09-04days on market $75,000 Active 115 DOM
-
2026-09-03days on market $75,000 Active 114 DOM
-
2026-08-31days on market $75,000 Active 111 DOM
-
2026-08-30days on market $75,000 Active 110 DOM
-
2026-08-29days on market $75,000 Active 109 DOM
-
2026-08-28price $75,000 Active 108 DOM
-
2026-08-28days on market $89,000 Active 108 DOM
-
2026-08-27days on market $89,000 Active 107 DOM
-
2026-08-25days on market $89,000 Active 105 DOM
-
2026-08-24days on market $89,000 Active 104 DOM
-
2026-08-23days on market $89,000 Active 103 DOM
-
2026-08-22days on market $89,000 Active 102 DOM
-
2026-08-21days on market $89,000 Active 101 DOM
-
2026-08-20days on market $89,000 Active 100 DOM
-
2026-08-19days on market $89,000 Active 99 DOM
-
2026-08-18days on market $89,000 Active 98 DOM
-
2026-08-17days on market $89,000 Active 97 DOM
-
2026-08-16days on market $89,000 Active 96 DOM
-
2026-08-15days on market $89,000 Active 95 DOM
-
2026-08-14days on market $89,000 Active 94 DOM
-
2026-08-13days on market $89,000 Active 93 DOM
-
2026-08-12days on market $89,000 Active 92 DOM
-
2026-08-11days on market $89,000 Active 91 DOM
-
2026-08-10days on market $89,000 Active 90 DOM
-
2026-08-09days on market $89,000 Active 89 DOM
-
2026-08-08days on market $89,000 Active 88 DOM
-
2026-08-07days on market $89,000 Active 87 DOM
-
2026-08-06days on market $89,000 Active 86 DOM
-
2026-08-04days on market $89,000 Active 85 DOM
-
2026-08-03days on market $89,000 Active 84 DOM
-
2026-07-31days on market $89,000 Active 81 DOM
-
2026-07-30days on market $89,000 Active 80 DOM
-
2026-07-30days on market $89,000 Active 79 DOM
-
2026-07-28days on market $89,000 Active 78 DOM
-
2026-07-26days on market $89,000 Active 76 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
- $2,803 · $234/mo
- Projected year-2 tax
- $2,803 · $234/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 ≥102°F today · 19 d/yr by 30 yrs out
- Wind 2/10 Low 0% chance of damaging wind over 30 yrs
- Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $17,231
- − Mortgage interest
- −$4,201
- − Property taxes
- −$2,803
- − Insurance
- −$375
- − Repairs & maintenance
- −$1,379
- − Management
- −$1,379
- − Depreciation
- −$2,182
- Taxable income
- $4,913
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$1,179
- After-tax cash flow
- $4,536/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
45/100
Moderate rehab
Est. rehab $34,350–$61,830 screening
This 2-bedroom, 1-bathroom home requires moderate repairs and updates to improve its condition and value. Painting, landscaping, and kitchen/bathroom updates would significantly enhance its appeal.
Components & finishes AI
Flooring carpet
Deferred maintenance Est. $70,000–$210,000 screening
- Major Roof (roof) — No roof visible
- Major Hvac (hvac) — No HVAC visible
- Major Windows (windows) — Windows appear old and dirty
- Major Electrical (electrical) — Electrical panel appears old and dirty
- Major Plumbing (plumbing) — Plumbing fixtures appear old and dirty
- Major Exterior (exterior) — Exterior siding appears old and dirty
- Major Other — Other components appear old and dirty
Repairs flagged
- Moderate Kitchen cabinets — Worn condition
- Moderate Kitchen countertops — Worn condition
- Moderate Bathroom fixtures — Worn condition
- Moderate Paint — Chipped and worn in some areas
Value-add opportunities
- Both Painting and repainting — Improves curb appeal and interior aesthetics ↑
- Both Landscaping — Enhances curb appeal and outdoor living space ↑
- Both Kitchen and bathroom updates — Modernizes spaces and improves functionality ↑
ⓘ 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 25/100
Zoned Schools
Elementary
George Washington Carver School 87
F
IN #597/994
Nat'l #23,081/41,679
High
Crispus Attucks High School
F
IN #356/369
Nat'l #15,355/17,239
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)
- 20,180
- Household income
- $63,506
- Rent vs Own
- Severe rent burden
- 9% of renters
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 0.57)
- Race & ethnicity
- White 62% Black 20% Hispanic / Latino 8% Asian 6% Two or more races 5%
- Hispanic origin (detail)
- Mexican 5%
- Common ancestry
- Italian 4% Romanian 3% Slovak 3%
- Foreign-born
- 11% · Canada, China
- Languages at home
- 86% English-only · Spanish 6% Other Indo-European 3% Arabic 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
- ▼ -136.75%
- Current HPI
- 385.5518
- Rent YoY
- ▼ -0.37%
- 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 |
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| Healthcare | 1 | $177B |
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| Pharmaceuticals | 1 | $45B |
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| Metals / Steel | 1 | $18B |
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| Agriculture | 1 | $17B |
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| Packaging | 1 | $12B |
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Price history
+0.0% since first listed6 events — show timeline
- 2026-05-11 Listed $89,000 MIBOR as Distributed by MLS Grid
- 2022-12-23 Rental Removed — RENT.
- 2022-12-19 Relisted — MIBOR as Distributed by MLS Grid
- 2022-12-19 Listing Removed — MIBOR as Distributed by MLS Grid
- 2022-10-14 Pending — MIBOR as Distributed by MLS Grid
- 2022-09-29 Listed $89,000 MIBOR as Distributed by MLS Grid
Property tax history
+12.9%/yrLatest (2025): $2,803 · +23.1% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…