2941 E Brookside Ave · Indianapolis city (balance), IN 46218

$149,900

2 bd · 6.0 ba · 576 sqft · MultiFamily public records · 131 Days on market

Built 1924 5,009 sqft lot Est $113k · 32% over

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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 +28.0/30.0
• DSCR +9.9/10.0
• 1% rule +6.7/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks MLS

Good opportunity for investors or families ready to have a duplex for rent or to live or fix and flip. Make your best offer to start your real estate business.

Key facts

• Renovated kitchens
• Renovated bathrooms
• Fully updated duplex

Tags

• FULLY UPDATED DUPLEX
• RENOVATED KITCHENS
• RENOVATED BATHROOMS
• NEW WINDOWS
• NEW FLOORING
• FRESH INTERIOR PAINT

Property features AI

Finance

• Other: Lot is approximately 0.12 acre (<1/4 acre)
• Financial info: Monthly gross income listed as $1,600; Expenses listed as $0; Two rental units each reported at $800/month

Exterior

• Parking: Detached 1-car garage
• Utilities: Solid waste service available
• Home design: Duplex residential income property; Fixer condition; One story
• Construction: Block foundation
• Exterior features: City street frontage; Property provides access roadway

Interior

• Kitchen: Unit 1 kitchen approximately 9x11; Unit 2 kitchen approximately 9x12
• Bedrooms: Two 1-bedroom units
• Bathrooms: Two bathrooms (one per unit)
• Interior features: Has a basement
• Laundry & utility: Fuel gas utilities for each unit

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/3.0-bath units multifamily listed at $150k.

Deal economics

• At list price, monthly cash flow is $467 ($6k/yr) — positive. Per door: $234/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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 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.
• Market conditions: Rents flat; 334 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); lower-income renter base — watch delinquency; 1,906 units permitted in Marion County in 2024 (621 in 5+ unit buildings).
• At $1,758/mo this rent would consume 55% of the median local household income ($38k/yr) (locally 2340% 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 $1k 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.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $73k; list at $150k implies a 105% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $131,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 131 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.17% ✓
• Cap rate: 10.03%
• Cash-on-cash: 13.36%
• DSCR: 1.59
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $113,472
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1522 N Tacoma Ave	0.55mi	2/1.0	660 (+15%)	17mo	$130,000	$197	16

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: 1.0%
• Equity multiple: 1.04×
• Total profit: $1,638
• Equity at exit: $22,351

10-year hold

• IRR: 8.5%
• Equity multiple: 1.59×
• Total profit: $24,685
• Equity at exit: $12,961

Cash invested: $41,972 (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: 14.2×

Monthly cashflow live

• Estimated rent: $1,758 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$73 /mo · $876/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $467

Break-even live

Break-even rent $1,166

Max offer price $149,900

Occupancy floor 68%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	3	$1,758
Total (2 units)			$1,758

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1931 N Oxford St Indianapolis, IN	1.0	1.0	616	$875	$1.42	4d	1	0.07mi
2827 E 18th St Indianapolis, IN	2.0	1.0	726	$1,300	$1.79	24d	1	0.24mi
3058 Brookside Parkway North Dr Indianapolis, IN	1.0	1.0	700	$875	$1.25	12d	1	0.25mi
1315 N Rural St Indianapolis, IN	1.0	1.0	700	$1,000	$1.43	4d	1	0.63mi
2449 Wheeler St Indianapolis, IN	1.0	1.0	600	$950	$1.58	24d	1	0.63mi
3709 Brookside Parkway South Dr Indianapolis, IN	1.0	1.0	742	$825	$1.11	24d	1	0.63mi
2422 Adams St Unit 2 Indianapolis, IN	1.0	1.0	700	$850	$1.21	44d	1	0.64mi
1358 N Gale St Indianapolis, IN	1.0	1.0	550	$890	$1.62	16d	1	0.65mi
3011 Oxford Ln Indianapolis, IN	1.0	1.0	640	$800	$1.25	44d	1	0.67mi
2821 Oxford Ln Indianapolis, IN	1.0	1.0	640	$825	$1.29	44d	1	0.70mi
1301 N Olney St Unit 1303 Indianapolis, IN	2.0	1.0	750	$1,100	$1.47	44d	1	0.72mi
1114 N Dearborn St Indianapolis, IN	1.0	1.0	646	$795	$1.23	44d	1	0.77mi
2530 N Temple Ave Indianapolis, IN	1.0	1.0	720	$750	$1.04	20d	1	0.78mi
1518 N Chester Ave Indianapolis, IN	2.0	1.0	672	$700	$1.04	8d	1	0.82mi
1036 N Tuxedo St Indianapolis, IN	1.0	1.0	646	$750	$1.16	4d	1	0.83mi
1106 N Gale St Unit 1 Indianapolis, IN	2.0	1.0	750	$895	$1.19	44d	1	0.85mi
1538 N Grant Ave Indianapolis, IN	1.0	1.0	375	$700	$1.87	44d	1	0.86mi
1028 N Olney St Unit 1030 Indianapolis, IN	1.0	1.0	700	$800	$1.14	24d	1	0.87mi
2372 Beckwith Dr Indianapolis, IN	4.0	1.0–1.5	779	$1,064	$1.36	2d	32	0.88mi
2722 N Olney St Indianapolis, IN	2.0	1.0	650	$795	$1.22	44d	1	0.88mi
1531 N Grant Ave Indianapolis, IN	1.0	1.0	611	$875	$1.43	24d	1	0.89mi
2030 N Colorado Ave Indianapolis, IN	2.0	1.0	728	$1,150	$1.58	24d	1	0.90mi
1512 N Gladstone Ave Unit 1510 1510 Indianapolis, IN	1.0	1.0	570	$830	$1.46	15d	1	0.94mi
1510 N Gladstone Ave Indianapolis, IN	1.0	1.0	570	$765	$1.34	44d	1	0.94mi
1327 N Chester Ave Indianapolis, IN	1.0	1.0	600	$795	$1.32	14d	1	0.95mi
1306 N Chester Ave Indianapolis, IN	1.0	1.0	600	$800	$1.33	20d	1	0.96mi
1450 N Gladstone Ave Indianapolis, IN	1.0	1.0	588	$799	$1.36	44d	1	0.97mi
2519 Baltimore Ave Unit B Indianapolis, IN	2.0	1.0	482	$775	$1.61	24d	1	0.97mi
1432 N Colorado Ave Indianapolis, IN	1.0	1.0	584	$875	$1.50	24d	1	1.05mi
2930 N Dearborn St Indianapolis, IN	1.0	1.0	536	$599	$1.12	24d	1	1.09mi
628 N Oxford St Indianapolis, IN	1.0	1.0	536	$775	$1.45	24d	1	1.17mi
1951 N Bosart Ave Indianapolis, IN	2.0	1.0	728	$1,000	$1.37	4d	1	1.21mi
1644 Doctor Andrew J Brown Ave Unit A&B Indianapolis, IN	1.0	1.0	550	$1,300	$2.36	44d	1	1.24mi
927 N Chester Ave Indianapolis, IN	1.0	1.0	596	$750	$1.26	44d	1	1.24mi
821 N Bradley Ave Indianapolis, IN	1.0	1.0	663	$850	$1.28	4d	1	1.26mi
896 N Gladstone Ave Indianapolis, IN	1.0	1.0	580	$775	$1.34	44d	1	1.30mi
621 Tecumseh St Indianapolis, IN	2.0	1.0	726	$1,025	$1.41	44d	1	1.36mi
784 Woodruff Place Middle Dr Indianapolis, IN	1.0	1.0	750	$1,300	$1.73	44d	1	1.37mi
679 Woodruff Place East Dr Indianapolis, IN	1.0	1.0	600	$895	$1.49	24d	1	1.38mi
833 N Gladstone Ave Indianapolis, IN	1.0	1.0	687	$825	$1.20	24d	1	1.40mi

Listing history 24 events

1. 2026-06-18
   days on market $149,900 Active 131 DOM
2. 2026-06-17
   days on market $149,900 Active 130 DOM
3. 2026-06-16
   days on market $149,900 Active 129 DOM
4. 2026-06-15
   days on market $149,900 Active 128 DOM
5. 2026-06-13
   days on market $149,900 Active 126 DOM
6. 2026-06-13
   days on market $149,900 Active 125 DOM
7. 2026-06-09
   days on market $149,900 Active 122 DOM
8. 2026-06-08
   days on market $149,900 Active 121 DOM
9. 2026-06-07
   pricedays on market $149,900 Active 120 DOM
10. 2026-06-03
    days on market $154,900 Active 116 DOM
11. 2026-06-02
    days on market $154,900 Active 115 DOM
12. 2026-06-01
    days on market $154,900 Active 114 DOM
13. 2026-05-31
    days on market $154,900 Active 113 DOM
14. 2026-05-19
    status Active
15. 2026-04-10
    status Pending
16. 2026-02-24
    price $154,900
17. 2025-12-30
    listed $165,000 Active
18. 2024-05-17
    soldstatus $73,000 Closed 159-char remark

    Show marketing remark (159 chars)

    Good opportunity for investors or families ready to have a duplex for rent or to live or fix and flip. Make your best offer to start your real estate business.

19. 2024-04-18
    status Pending 159-char remark

    Show marketing remark (159 chars)

    Good opportunity for investors or families ready to have a duplex for rent or to live or fix and flip. Make your best offer to start your real estate business.

20. 2024-03-28
    status Active 159-char remark

    Show marketing remark (159 chars)

    Good opportunity for investors or families ready to have a duplex for rent or to live or fix and flip. Make your best offer to start your real estate business.

21. 2024-03-15
    status Pending 159-char remark

    Show marketing remark (159 chars)

    Good opportunity for investors or families ready to have a duplex for rent or to live or fix and flip. Make your best offer to start your real estate business.

22. 2024-03-10
    status Active 159-char remark

    Show marketing remark (159 chars)

    Good opportunity for investors or families ready to have a duplex for rent or to live or fix and flip. Make your best offer to start your real estate business.

23. 2024-02-23
    status Pending 159-char remark

    Show marketing remark (159 chars)

    Good opportunity for investors or families ready to have a duplex for rent or to live or fix and flip. Make your best offer to start your real estate business.

24. 2023-12-13
    listed $90,000 Active 159-char remark

    Show marketing remark (159 chars)

    Good opportunity for investors or families ready to have a duplex for rent or to live or fix and flip. Make your best offer to start your real estate business.

ⓘ 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: $876 · $73/mo
• Projected year-2 tax: $1,075 · $90/mo
• Expected delta: +$199/yr (+$17/mo · 22.8%)

ⓘ 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 3/10 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

Taxation est. · year 1

• Rental income: $21,096
• − Mortgage interest: −$8,397
• − Property taxes: −$876
• − Insurance: −$750
• − Repairs & maintenance: −$1,688
• − Management: −$1,688
• − Depreciation: −$4,361
• Taxable income: $3,338
• Est. tax owed @ 24.0%: −$801
• After-tax cash flow: $4,806/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

+72.1% since first listed

11 events — show timeline

• 2026-05-19 Relisted — MIBOR as Distributed by MLS Grid
• 2026-04-10 Pending — MIBOR as Distributed by MLS Grid
• 2026-02-24 Price Changed $154,900 MIBOR as Distributed by MLS Grid
• 2025-12-30 Listed $165,000 MIBOR as Distributed by MLS Grid
• 2024-05-17 Sold (MLS) $73,000 MIBOR as Distributed by MLS Grid
• 2024-04-18 Pending — MIBOR as Distributed by MLS Grid
• 2024-03-28 Relisted — MIBOR as Distributed by MLS Grid
• 2024-03-15 Pending — MIBOR as Distributed by MLS Grid
• 2024-03-10 Relisted — MIBOR as Distributed by MLS Grid
• 2024-02-23 Pending — MIBOR as Distributed by MLS Grid
• 2023-12-13 Listed $90,000 MIBOR as Distributed by MLS Grid

Property tax history

+5.7%/yr

Latest (2025): $876 · -14.8% YoY. Source: county tax records.