3520 N Butler Ave · Indianapolis city (balance), IN 46218

$95,000

3 bd · 1.0 ba · 925 sqft · SingleFamily public records · 316 Days on market

Built 1950 0.25 ac lot $103/sqft · 25% below area Est $127k · 25% under

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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 +25.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +8.3/10.0
• 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

Crafted for those seeking charm and convenience, 3520 North Butler Avenue is your gateway to a delightful living experience in Indianapolis. This inviting three-bedroom home welcomes you with its warm and timeless hardwood floors, setting the stage for cherished memories. Spanning 925 square feet, each room is thoughtfully designed to maximize space and comfort, offering an intimate yet open atmosphere. The full bathroom is tastefully appointed, ensuring your daily routines are both efficient and enjoyable. Nestled in a vibrant neighborhood, this property provides easy access to local amenities, making everyday errands a breeze. Imagine savoring your morning coffee on the front porch as the neighborhood comes alive with possibility. With its blend of classic appeal and modern convenience, this home is a canvas ready for your personal touch. Whether you're hosting a cozy dinner or enjoying a quiet evening in, this residence caters to every lifestyle need. Experience the perfect harmony of style and function at 3520 North Butler Avenue-your new beginning awaits. Property is tenant occupied. You must have an accepted offer before viewing the property.

Key facts

• Full bathroom
• Front porch
• Hardwood floors

Tags

• HARDWOOD FLOORS
• FULL BATHROOM
• FRONT PORCH
• EASY ACCESS TO LOCAL AMENITIES

🏷️ Possibly a rental listed for sale. The $95,000 price doesn't fit this home's estimated sale value (~$126,688) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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; 336 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 40% 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 $657 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 316 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 19y ago; this cycle's ask has dropped $55k (37%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $16k; list at $95k implies a 476% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 316 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.33% ✓
• Cap rate: 9.18%
• Cash-on-cash: 10.32%
• DSCR: 1.46
• GRM: 6.2

CMA / ARV

• ARV (median comp): $126,688
• List price: $95,000
• Delta: -25.01%
• 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
3536 N Hawthorne Ln	0.10mi	3/2.0	925 (0%)	6mo	$149,900	$162	86
3302 N Butler Ave	0.28mi	3/1.0	925 (0%)	10mo	$130,000	$141	78
5415 E 34th St	0.27mi	2/1.0 (-1)	908 (-2%)	2mo	$107,000	$118	78
3614 N Whittier Pl	0.29mi	3/2.0	912 (-1%)	3mo	$171,999	$189	77
3505 N Emerson Ave	0.15mi	3/1.0	972 (+5%)	10mo	$115,000	$118	76
3125 N Bancroft St	0.56mi	3/1.0	936 (+1%)	3mo	$156,000	$167	70
5765 E 35th St	0.58mi	3/1.0	888 (-4%)	1mo	$146,000	$164	66
3440 N Emerson Ave	0.20mi	2/1.0 (-1)	832 (-10%)	6mo	$115,000	$138	63
3938 N Grand Ave	0.53mi	3/1.0	993 (+7%)	9mo	$135,000	$136	56
3107 Wallace Ave	0.70mi	3/1.0	1,009 (+9%)	9mo	$150,000	$149	44
3901 Wallace Ave	0.63mi	2/1.0 (-1)	1,047 (+13%)	0mo	$55,000	$53	43
5776 E 33rd St	0.72mi	3/1.0	816 (-12%)	6mo	$83,000	$102	42

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: -3.6%
• Equity multiple: 0.87×
• Total profit: $-3,470
• Equity at exit: $14,165

10-year hold

• IRR: 3.1%
• Equity multiple: 1.20×
• Total profit: $5,366
• Equity at exit: $8,214

Cash invested: $26,600 (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: 336
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,268 high
• Mortgage (P&I): −$498
• Tax from tax record: −$235 /mo · $2,824/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $229

Break-even live

Break-even rent $979

Max offer price $95,000

Occupancy floor 77%

Sensitivity live

Price	-10% $283	-5% $256	+0% $229	+5% $202	+10% $175
Rent	-10% $129	-5% $179	+0% $229	+5% $279	+10% $329
Rate	-1.0pp $277	-0.5pp $253	base $229	+0.5pp $204	+1.0pp $179

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3516 N Hawthorne Ln Indianapolis, IN	3.0	1.0	925	$1,225	$1.32	5d	1	0.07mi
3639 N Emerson Ave Indianapolis, IN	4.0	1.0	1000	$1,450	$1.45	23d	1	0.24mi
3636 N Whittier Pl Indianapolis, IN	3.0	1.0	912	$995	$1.09	8d	1	0.28mi
3301 Mardenna Ave Indianapolis, IN	3.0	1.0	925	$1,200	$1.30	44d	1	0.30mi
3319 N Hawthorne Ln Indianapolis, IN	3.0	1.0	1084	$1,100	$1.01	24d	1	0.32mi
3316 N Emerson Ave Indianapolis, IN	3.0	1.0	912	$1,100	$1.21	24d	1	0.34mi
3815 N Grand Ave Unit 3815 Indianapolis, IN	2.0	1.0	965	$1,250	$1.30	5d	1	0.39mi
3718 N Audubon Rd Indianapolis, IN	3.0	1.0	875	$1,300	$1.49	24d	1	0.53mi
3332 Wallace Ave Indianapolis, IN	3.0	1.0	936	$1,600	$1.71	24d	1	0.57mi
3836 Priscilla Ave Indianapolis, IN	3.0	1.5	1040	$1,275	$1.23	3d	1	0.72mi
3315 N Euclid Ave Indianapolis, IN	2.0	1.0	780	$1,300	$1.67	15d	1	0.77mi
5602 Glencoe St Indianapolis, IN	3.0	1.0	1000	$1,749	$1.75	18d	1	0.80mi
2950 N Dequincy St Indianapolis, IN	3.0	1.0	888	$1,375	$1.55	15d	1	0.90mi
3142 N Euclid Ave Indianapolis, IN	3.0	1.0	1050	$1,050	$1.00	44d	1	0.92mi
4615 E 30th St Indianapolis, IN	2.0	1.0	660	$1,100	$1.67	24d	1	0.95mi
2932 Arthington Blvd Indianapolis, IN	3.0	1.0	900	$1,350	$1.50	24d	1	0.99mi
3149 N Gladstone Ave Indianapolis, IN	3.0	1.5	1036	$1,350	$1.30	8d	1	1.01mi
3725 N Sherman Dr #7 Indianapolis, IN	2.0	1.0	729	$845	$1.16	5d	1	1.20mi
3920 E 30th St Indianapolis, IN	3.0	1.0	1071	$1,350	$1.26	5d	1	1.28mi
3920 E 30th St Indianapolis, IN	3.0	1.0	1071	$1,350	$1.26	8d	1	1.28mi
2864 Forest Manor Ave Indianapolis, IN	3.0	1.0	1018	$1,500	$1.47	24d	1	1.29mi
3383 Station St Indianapolis, IN	3.0	1.0	744	$1,250	$1.68	24d	1	1.30mi
2862 N Chester Ave Indianapolis, IN	3.0	2.0	1076	$1,520	$1.41	44d	1	1.35mi
3615 Sherman Forest Dr Indianapolis, IN	4.0	1.0–2.5	1057	$1,544	$1.46	5d	1	1.40mi
3421 N Olney St Indianapolis, IN	2.0	1.0	720	$1,195	$1.66	17d	1	1.43mi
2404 N Lesley Ave Indianapolis, IN	2.0	1.0	763	$850	$1.11	44d	1	1.44mi
2308 N Ritter Ave Apt 24 Indianapolis, IN	2.0	1.0	725	$825	$1.14	21d	1	1.45mi
3522 N Olney St Indianapolis, IN	3.0	1.0	768	$1,300	$1.69	44d	1	1.45mi
4404 Park Forest Ct Indianapolis, IN	2.0	1.0	928	$1,180	$1.27	23d	2	1.46mi
2312 N Ritter Ave Apt 31 Indianapolis, IN	2.0	1.0	725	$825	$1.14	23d	1	1.46mi
4411 Park Forest Ct Indianapolis, IN	2.0	1.0	928	$1,180	$1.27	44d	1	1.47mi
2302 N Ritter Ave Indianapolis, IN	2.0	1.0	725	$788	$1.09	8d	2	1.47mi
2304 N Ritter Ave Apt 9 Indianapolis, IN	2.0	1.0	725	$799	$1.10	21d	1	1.48mi
4430 Park Forest Ct Indianapolis, IN	2.0	1.0	928	$1,180	$1.27	44d	1	1.48mi
4438 Park Forest Ct Indianapolis, IN	2.0	1.0	928	$1,180	$1.27	44d	1	1.50mi

Listing history 49 events

1. 2026-06-21
   days on market $95,000 Active 316 DOM
2. 2026-06-18
   days on market $95,000 Active 313 DOM
3. 2026-06-17
   days on market $95,000 Active 312 DOM
4. 2026-06-16
   days on market $95,000 Active 311 DOM
5. 2026-06-15
   days on market $95,000 Active 310 DOM
6. 2026-06-13
   days on market $95,000 Active 308 DOM
7. 2026-06-13
   days on market $95,000 Active 307 DOM
8. 2026-06-09
   days on market $95,000 Active 304 DOM
9. 2026-06-08
   days on market $95,000 Active 303 DOM
10. 2026-06-07
    days on market $95,000 Active 302 DOM
11. 2026-06-03
    days on market $95,000 Active 298 DOM
12. 2026-06-02
    days on market $95,000 Active 297 DOM
13. 2026-06-01
    days on market $95,000 Active 296 DOM
14. 2026-05-31
    days on market $95,000 Active 295 DOM
15. 2026-05-04
    price $95,000 1166-char remark

    Show marketing remark (1166 chars)

    Crafted for those seeking charm and convenience, 3520 North Butler Avenue is your gateway to a delightful living experience in Indianapolis. This inviting three-bedroom home welcomes you with its warm and timeless hardwood floors, setting the stage for cherished memories. Spanning 925 square feet, each room is thoughtfully designed to maximize space and comfort, offering an intimate yet open atmosphere. The full bathroom is tastefully appointed, ensuring your daily routines are both efficient and enjoyable. Nestled in a vibrant neighborhood, this property provides easy access to local amenities, making everyday errands a breeze. Imagine savoring your morning coffee on the front porch as the neighborhood comes alive with possibility. With its blend of classic appeal and modern convenience, this home is a canvas ready for your personal touch. Whether you're hosting a cozy dinner or enjoying a quiet evening in, this residence caters to every lifestyle need. Experience the perfect harmony of style and function at 3520 North Butler Avenue-your new beginning awaits. Property is tenant occupied. You must have an accepted offer before viewing the property.

16. 2026-05-01
    status Active 1166-char remark

    Show marketing remark (1166 chars)

    Crafted for those seeking charm and convenience, 3520 North Butler Avenue is your gateway to a delightful living experience in Indianapolis. This inviting three-bedroom home welcomes you with its warm and timeless hardwood floors, setting the stage for cherished memories. Spanning 925 square feet, each room is thoughtfully designed to maximize space and comfort, offering an intimate yet open atmosphere. The full bathroom is tastefully appointed, ensuring your daily routines are both efficient and enjoyable. Nestled in a vibrant neighborhood, this property provides easy access to local amenities, making everyday errands a breeze. Imagine savoring your morning coffee on the front porch as the neighborhood comes alive with possibility. With its blend of classic appeal and modern convenience, this home is a canvas ready for your personal touch. Whether you're hosting a cozy dinner or enjoying a quiet evening in, this residence caters to every lifestyle need. Experience the perfect harmony of style and function at 3520 North Butler Avenue-your new beginning awaits. Property is tenant occupied. You must have an accepted offer before viewing the property.

17. 2026-04-30
    historical 1166-char remark

    Show marketing remark (1166 chars)

    Crafted for those seeking charm and convenience, 3520 North Butler Avenue is your gateway to a delightful living experience in Indianapolis. This inviting three-bedroom home welcomes you with its warm and timeless hardwood floors, setting the stage for cherished memories. Spanning 925 square feet, each room is thoughtfully designed to maximize space and comfort, offering an intimate yet open atmosphere. The full bathroom is tastefully appointed, ensuring your daily routines are both efficient and enjoyable. Nestled in a vibrant neighborhood, this property provides easy access to local amenities, making everyday errands a breeze. Imagine savoring your morning coffee on the front porch as the neighborhood comes alive with possibility. With its blend of classic appeal and modern convenience, this home is a canvas ready for your personal touch. Whether you're hosting a cozy dinner or enjoying a quiet evening in, this residence caters to every lifestyle need. Experience the perfect harmony of style and function at 3520 North Butler Avenue-your new beginning awaits. Property is tenant occupied. You must have an accepted offer before viewing the property.

18. 2026-03-25
    price $105,000 1166-char remark

    Show marketing remark (1166 chars)

    Crafted for those seeking charm and convenience, 3520 North Butler Avenue is your gateway to a delightful living experience in Indianapolis. This inviting three-bedroom home welcomes you with its warm and timeless hardwood floors, setting the stage for cherished memories. Spanning 925 square feet, each room is thoughtfully designed to maximize space and comfort, offering an intimate yet open atmosphere. The full bathroom is tastefully appointed, ensuring your daily routines are both efficient and enjoyable. Nestled in a vibrant neighborhood, this property provides easy access to local amenities, making everyday errands a breeze. Imagine savoring your morning coffee on the front porch as the neighborhood comes alive with possibility. With its blend of classic appeal and modern convenience, this home is a canvas ready for your personal touch. Whether you're hosting a cozy dinner or enjoying a quiet evening in, this residence caters to every lifestyle need. Experience the perfect harmony of style and function at 3520 North Butler Avenue-your new beginning awaits. Property is tenant occupied. You must have an accepted offer before viewing the property.

19. 2026-02-25
    price $115,000 1166-char remark

    Show marketing remark (1166 chars)

    Crafted for those seeking charm and convenience, 3520 North Butler Avenue is your gateway to a delightful living experience in Indianapolis. This inviting three-bedroom home welcomes you with its warm and timeless hardwood floors, setting the stage for cherished memories. Spanning 925 square feet, each room is thoughtfully designed to maximize space and comfort, offering an intimate yet open atmosphere. The full bathroom is tastefully appointed, ensuring your daily routines are both efficient and enjoyable. Nestled in a vibrant neighborhood, this property provides easy access to local amenities, making everyday errands a breeze. Imagine savoring your morning coffee on the front porch as the neighborhood comes alive with possibility. With its blend of classic appeal and modern convenience, this home is a canvas ready for your personal touch. Whether you're hosting a cozy dinner or enjoying a quiet evening in, this residence caters to every lifestyle need. Experience the perfect harmony of style and function at 3520 North Butler Avenue-your new beginning awaits. Property is tenant occupied. You must have an accepted offer before viewing the property.

20. 2026-02-06
    price $125,000 1166-char remark

    Show marketing remark (1166 chars)

    Crafted for those seeking charm and convenience, 3520 North Butler Avenue is your gateway to a delightful living experience in Indianapolis. This inviting three-bedroom home welcomes you with its warm and timeless hardwood floors, setting the stage for cherished memories. Spanning 925 square feet, each room is thoughtfully designed to maximize space and comfort, offering an intimate yet open atmosphere. The full bathroom is tastefully appointed, ensuring your daily routines are both efficient and enjoyable. Nestled in a vibrant neighborhood, this property provides easy access to local amenities, making everyday errands a breeze. Imagine savoring your morning coffee on the front porch as the neighborhood comes alive with possibility. With its blend of classic appeal and modern convenience, this home is a canvas ready for your personal touch. Whether you're hosting a cozy dinner or enjoying a quiet evening in, this residence caters to every lifestyle need. Experience the perfect harmony of style and function at 3520 North Butler Avenue-your new beginning awaits. Property is tenant occupied. You must have an accepted offer before viewing the property.

21. 2025-08-08
    listed $150,000 Active 1166-char remark

    Show marketing remark (1166 chars)

    Crafted for those seeking charm and convenience, 3520 North Butler Avenue is your gateway to a delightful living experience in Indianapolis. This inviting three-bedroom home welcomes you with its warm and timeless hardwood floors, setting the stage for cherished memories. Spanning 925 square feet, each room is thoughtfully designed to maximize space and comfort, offering an intimate yet open atmosphere. The full bathroom is tastefully appointed, ensuring your daily routines are both efficient and enjoyable. Nestled in a vibrant neighborhood, this property provides easy access to local amenities, making everyday errands a breeze. Imagine savoring your morning coffee on the front porch as the neighborhood comes alive with possibility. With its blend of classic appeal and modern convenience, this home is a canvas ready for your personal touch. Whether you're hosting a cozy dinner or enjoying a quiet evening in, this residence caters to every lifestyle need. Experience the perfect harmony of style and function at 3520 North Butler Avenue-your new beginning awaits. Property is tenant occupied. You must have an accepted offer before viewing the property.

22. 2025-01-24
    historical $995
23. 2024-12-31
    historical
24. 2024-12-18
    listed $995
25. 2024-12-04
    price $128,000
26. 2024-11-20
    price $133,000
27. 2024-11-13
    price $134,000
28. 2024-10-24
    price $135,000
29. 2024-10-16
    price $137,000
30. 2024-10-02
    price $140,000
31. 2024-09-12
    price $150,000
32. 2024-08-27
    listed $155,000 Active
33. 2024-08-21
    historical
34. 2024-06-26
    price $130,000
35. 2024-06-06
    price $135,000
36. 2024-05-21
    listed $140,000 Active
37. 2023-10-17
    historical
38. 2023-09-22
    listed $120,000 Active
39. 2023-06-14
    listed $95,000 Active
40. 2015-10-09
    historical
41. 2015-08-12
    price $46,995
42. 2015-07-20
    price $49,900
43. 2015-04-09
    listed $57,900 Active
44. 2015-02-24
    soldstatus $16,500 Sold
45. 2015-02-17
    status Pending
46. 2015-02-10
    historical Contingent - Pending Other
47. 2015-01-29
    listed $20,000 Active
48. 2007-08-28
    soldstatus $8,000
49. 2007-05-23
    listed $14,900

ⓘ 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: $2,824 · $235/mo
• Projected year-2 tax: $2,824 · $235/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 3/10 Moderate 7 d/yr ≥101°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: $15,218
• − Mortgage interest: −$5,321
• − Property taxes: −$2,824
• − Insurance: −$475
• − Repairs & maintenance: −$1,217
• − Management: −$1,217
• − Depreciation: −$2,764
• Taxable income: $1,399
• Est. tax owed @ 24.0%: −$336
• After-tax cash flow: $2,409/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

+537.6% since first listed

35 events — show timeline

• 2026-05-04 Price Changed $95,000 MIBOR as Distributed by MLS Grid
• 2026-05-01 Relisted — MIBOR as Distributed by MLS Grid
• 2026-04-30 Listing Removed — MIBOR as Distributed by MLS Grid
• 2026-03-25 Price Changed $105,000 MIBOR as Distributed by MLS Grid
• 2026-02-25 Price Changed $115,000 MIBOR as Distributed by MLS Grid
• 2026-02-06 Price Changed $125,000 MIBOR as Distributed by MLS Grid
• 2025-08-08 Listed $150,000 MIBOR as Distributed by MLS Grid
• 2025-01-24 Rental Removed $995 MIBOR
• 2024-12-31 Listing Removed — MIBOR as Distributed by MLS Grid
• 2024-12-18 Listed for Rent $995 MIBOR
• 2024-12-04 Price Changed $128,000 MIBOR as Distributed by MLS Grid
• 2024-11-20 Price Changed $133,000 MIBOR as Distributed by MLS Grid
• 2024-11-13 Price Changed $134,000 MIBOR as Distributed by MLS Grid
• 2024-10-24 Price Changed $135,000 MIBOR as Distributed by MLS Grid
• 2024-10-16 Price Changed $137,000 MIBOR as Distributed by MLS Grid
• 2024-10-02 Price Changed $140,000 MIBOR as Distributed by MLS Grid
• 2024-09-12 Price Changed $150,000 MIBOR as Distributed by MLS Grid
• 2024-08-27 Listed $155,000 MIBOR as Distributed by MLS Grid
• 2024-08-21 Listing Removed — MIBOR as Distributed by MLS Grid
• 2024-06-26 Price Changed $130,000 MIBOR as Distributed by MLS Grid
• 2024-06-06 Price Changed $135,000 MIBOR as Distributed by MLS Grid
• 2024-05-21 Listed $140,000 MIBOR as Distributed by MLS Grid
• 2023-10-17 Listing Removed — MIBOR as Distributed by MLS Grid
• 2023-09-22 Listed $120,000 MIBOR as Distributed by MLS Grid
• 2023-06-14 Listed $95,000 MIBOR as Distributed by MLS Grid
• 2015-10-09 Listing Removed — MIBOR as Distributed by MLS Grid
• 2015-08-12 Price Changed $46,995 MIBOR as Distributed by MLS Grid
• 2015-07-20 Price Changed $49,900 MIBOR as Distributed by MLS Grid
• 2015-04-09 Listed $57,900 MIBOR as Distributed by MLS Grid
• 2015-02-24 Sold (MLS) $16,500 MIBOR as Distributed by MLS Grid
• 2015-02-17 Pending — MIBOR as Distributed by MLS Grid
• 2015-02-10 Contingent — MIBOR as Distributed by MLS Grid
• 2015-01-29 Listed $20,000 MIBOR as Distributed by MLS Grid
• 2007-08-28 Sold (MLS) $8,000 MIBOR as Distributed by MLS Grid
• 2007-05-23 Listed $14,900 MIBOR as Distributed by MLS Grid

Property tax history

+8.7%/yr

Latest (2025): $2,824 · +25.9% YoY. Source: county tax records.