2814 Ruckle St · Indianapolis city (balance), IN 46205

$200,000

4 bd · 4.0 ba · 1,232 sqft · MultiFamily public records · 1 Days on market

Built 1920 5,227 sqft lot Est $266k · 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 +28.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• Rent growth +4.1/5.0
• 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: 2 units. confirmed

Listing remarks

DUPLEX FOR SALE --- Long-time tenants on both sides who would like to stay with new owner. $2,000 per month combined rental income. Tenants pay all utilities. Newer roof & independent Bryant HVAC systems on both sides. Units separately metered. Both sides have 3 bedrooms and 1 full bathroom, covered front porches and full unfinished basements with laundry hookups. This was a duplex from day 1 with a solid wall between the units. There's some backyard space and easy street parking. Plug and play investment.

Key facts

• Newer roof
• Easy street parking
• Backyard space

Tags

• NEWER ROOF
• COVERED FRONT PORCHES
• FULL UNFINISHED BASEMENTS
• LAUNDRY HOOKUPS
• BACKYARD SPACE
• EASY STREET PARKING

Property features AI

Finance

• Other: Current use: Residential; Lot under 1/4 acre (approx. 0.12 acre); Not a conversion
• Financial info: Two-unit building; Reported gross income: $24,000; Reported expenses: $0; Sample unit rent: $1,075 per month for the 3-bedroom unit

Exterior

• Parking: On-street parking
• Utilities: Sewer and water available; Separate gas meter; Separate sewer meter; Municipal solid waste service
• Home design: Residential income property — duplex; Two stories; Faces east
• Construction: Asphalt roof
• Exterior features: Full fence; Curbs, sidewalks, storm sewer; Asphalt road frontage (city street)

Interior

• Kitchen: Unit with kitchen (3-bedroom unit)
• Bedrooms: One 3-bedroom unit
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Daylight full unfinished basement; Separate gas and sewer meters
• Laundry & utility: Laundry located in basement

🏷️ Possibly a rental listed for sale. The $200,000 price doesn't fit this home's estimated sale value (~$266,112) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $200k.

Deal economics

• At list price, monthly cash flow is $596 ($7k/yr) — positive. Per door: $298/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Cap rate 10.2% 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 rising fast (+6.2%/yr); 314 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $2,912/mo this rent would consume 48% of the median local household income ($72k/yr) (locally 1149% 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 $6k 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 + 6.2% rent growth), your $56k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 25y 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 $20k; list at $200k implies a 905% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; flood insurance adds $56/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,000

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 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.46% ✓
• Cap rate: 10.20%
• Cash-on-cash: 13.96%
• DSCR: 1.62
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $266,112
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2325 Guilford Ave	0.62mi	3/2.0 (-1)	1,260 (+2%)	12mo	$272,300	$216	44

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 · 6.21% rent growth · sell at horizon

5-year hold

• IRR: 6.8%
• Equity multiple: 1.28×
• Total profit: $15,497
• Equity at exit: $29,821

10-year hold

• IRR: 19.2%
• Equity multiple: 2.89×
• Total profit: $105,904
• Equity at exit: $17,292

Cash invested: $56,000 (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 46205

• Rents YoY: 6.2%
• Active inventory: 314
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,912 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$517 /mo · $6,202/yr
• Insurance: −$83
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$612
• Net cashflow: $596

Break-even live

Break-even rent $2,158

Max offer price $200,000

Occupancy floor 75%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,912
Total (2 units)			$2,912

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2920 Ruckle St Indianapolis, IN	3.0	1.5	1272	$1,700	$1.34	7d	1	0.08mi
2950 Ruckle St Indianapolis, IN	3.0	1.0	1450	$1,300	$0.90	43d	1	0.13mi
2958 N Park Ave Unit 2958 Indianapolis, IN	3.0	1.5	1350	$1,450	$1.07	3d	1	0.17mi
2960 N Park Ave Indianapolis, IN	3.0	2.0	1400	$1,595	$1.14	43d	1	0.17mi
2960 N Park Ave Indianapolis, IN	3.0	1.5	1400	$1,550	$1.11	23d	1	0.17mi
2925 N Delaware St Indianapolis, IN	3.0	1.5	1322	$1,275	$0.96	23d	1	0.22mi
2955 N Delaware St Indianapolis, IN	3.0	1.5	1400	$1,600	$1.14	43d	1	0.24mi
2901 N Talbott St Indianapolis, IN	3.0	1.5	1388	$1,400	$1.01	43d	1	0.27mi
2813 N Talbott St Indianapolis, IN	3.0	2.0	1297	$1,800	$1.39	43d	1	0.27mi
2801 N Talbott St Unit A Indianapolis, IN	3.0	2.0	1296	$1,850	$1.43	43d	1	0.27mi
2809 N Talbott St Indianapolis, IN	3.0	2.0	1250	$1,750	$1.40	43d	1	0.27mi
2805 N Talbott St Indianapolis, IN	3.0	2.0	1296	$1,800	$1.39	43d	1	0.27mi
2709 N College Ave Indianapolis, IN	3.0	2.0	1500	$2,200	$1.47	23d	1	0.29mi
2707 N College Ave Indianapolis, IN	3.0	2.0	1500	$2,200	$1.47	17d	1	0.29mi
321 E 31st St Indianapolis, IN	3.0	1.0	1390	$1,400	$1.01	43d	1	0.30mi
3106 N College Ave Indianapolis, IN	3.0	1.5	1400	$1,700	$1.21	7d	1	0.36mi
3141 N Park Ave Indianapolis, IN	3.0	1.0	1390	$1,000	$0.72	43d	1	0.38mi
2519 N College Ave Unit 1 Indianapolis, IN	3.0	2.5	1416	$1,850	$1.31	43d	1	0.39mi
2751 Guilford Ave Unit B Indianapolis, IN	3.0	2.0	1250	$1,750	$1.40	14d	1	0.40mi
2751 Guilford Ave Unit Aunit Indianapolis, IN	3.0	2.0	1250	$1,750	$1.40	43d	1	0.40mi
2711 Guilford Ave Indianapolis, IN	3.0	2.0	1250	$1,695	$1.36	23d	1	0.42mi
3103 N Meridian St Indianapolis, IN	3.0	2.0	1280	$1,775	$1.39	23d	1	0.48mi
2950 Winthrop Ave Indianapolis, IN	3.0	2.0	1224	$1,449	$1.18	43d	1	0.49mi
2437 N Pennsylvania St Indianapolis, IN	3.0	2.0	1400	$1,650	$1.18	23d	1	0.52mi
3110 Guilford Ave Indianapolis, IN	3.0	1.5	1250	$1,295	$1.04	23d	1	0.55mi
514 E 33rd St Indianapolis, IN	3.0	1.0	1208	$1,200	$0.99	23d	1	0.55mi
512 E 33rd St Indianapolis, IN	3.0	1.0	1208	$1,200	$0.99	23d	1	0.55mi
3139 Guilford Ave Indianapolis, IN	3.0	1.0	1068	$1,345	$1.26	43d	1	0.62mi
2757 Columbia Ave Unit 2757-B Indianapolis, IN	3.0	2.0	1350	$1,525	$1.13	43d	1	0.67mi
3365 Broadway St Indianapolis, IN	3.0	2.0	1300	$1,700	$1.31	43d	1	0.67mi
2553 Columbia Ave Unit 2553-B Indianapolis, IN	3.0	2.0	1350	$1,525	$1.13	43d	1	0.69mi
2549 Columbia Ave Unit 1332865P Indianapolis, IN	3.0	2.0	893	$2,274	$2.55	2d	1	0.70mi
728 E 34th St Indianapolis, IN	3.0	1.0	1491	$1,400	$0.94	4d	1	0.73mi
728 E 34th St Indianapolis, IN	3.0	1.0	1491	$1,400	$0.94	20d	1	0.73mi
2136 Central Ave Indianapolis, IN	3.0	1.0–2.0	1325	$3,499	$2.64	1d	33	0.77mi
2168 Carrollton Ave Indianapolis, IN	3.0	1.5	1300	$1,799	$1.38	3d	1	0.78mi
2145 Coretta Way Indianapolis, IN	3.0	3.0	1430	$2,600	$1.82	43d	1	0.79mi
3031 Boulevard Pl Indianapolis, IN	3.0	1.5	1395	$1,450	$1.04	17d	1	0.81mi
2117 Coretta Way Indianapolis, IN	3.0	3.5	1409	$2,300	$1.63	43d	1	0.81mi
2340 Columbia Ave Unit 2340-B Indianapolis, IN	3.0	2.0	1350	$1,650	$1.22	43d	1	0.81mi

Listing history 17 events

1. 2026-05-12
   listed $725,000 Active 1413-char remark
2. 2026-05-07
   listed $725,000 Active 1412-char remark
3. 2026-01-31
   historical
4. 2026-01-31
   historical
5. 2025-12-11
   listed $825,000 Active
6. 2025-12-11
   listed $825,000 Active
7. 2008-08-22
   soldstatus $19,900
8. 2008-07-22
   listed $19,900
9. 2007-12-03
   historical
10. 2007-03-27
    listed $114,500
11. 2006-10-19
    historical
12. 2006-05-21
    listed $114,500
13. 2004-03-04
    soldstatus $100,000
14. 2001-12-20
    soldstatus $30,500
15. 2001-11-30
    historical
16. 2001-11-08
    listed $32,000
17. 2001-05-23
    listed $39,900

ⓘ 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: $6,202 · $517/mo
• Projected year-2 tax: $6,202 · $517/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 ≥101°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: $34,944
• − Mortgage interest: −$11,203
• − Property taxes: −$6,202
• − Insurance: −$1,666
• − Repairs & maintenance: −$2,796
• − Management: −$2,796
• − Depreciation: −$5,818
• Taxable income: $4,463
• Est. tax owed @ 24.0%: −$1,071
• After-tax cash flow: $6,080/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): 28,259
• Household income: $72,417
• Rent vs Own: 46.3% rent · 53.7% own
• Severe rent burden: 1149.0

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 0.64)
• Race & ethnicity: White 50% Black 32% Two or more races 10% Hispanic / Latino 7% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 3% Slovak 2% Romanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 6% Other Indo-European 2% German/W. Germanic 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: ▼ -322.77%
• Current HPI: 380.5407
• Rent YoY: ▲ 6.21%
• 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

+401.3% since first listed

21 events — show timeline

• 2026-05-22 Pending — MIBOR as Distributed by MLS Grid
• 2026-05-21 Listing Removed — MIBOR as Distributed by MLS Grid
• 2026-05-21 Listing Removed — MIBOR as Distributed by MLS Grid
• 2026-05-20 Listed $200,000 MIBOR as Distributed by MLS Grid
• 2026-05-12 Listed $725,000 MIBOR as Distributed by MLS Grid
• 2026-05-07 Listed $725,000 MIBOR as Distributed by MLS Grid
• 2026-01-31 Listing Removed — MIBOR as Distributed by MLS Grid
• 2026-01-31 Listing Removed — MIBOR as Distributed by MLS Grid
• 2025-12-11 Listed $825,000 MIBOR as Distributed by MLS Grid
• 2025-12-11 Listed $825,000 MIBOR as Distributed by MLS Grid
• 2008-08-22 Sold (MLS) $19,900 MIBOR as Distributed by MLS Grid
• 2008-07-22 Listed $19,900 MIBOR as Distributed by MLS Grid
• 2007-12-03 Listing Removed — MIBOR as Distributed by MLS Grid
• 2007-03-27 Listed $114,500 MIBOR as Distributed by MLS Grid
• 2006-10-19 Listing Removed — MIBOR as Distributed by MLS Grid
• 2006-05-21 Listed $114,500 MIBOR as Distributed by MLS Grid
• 2004-03-04 Sold (Public Records) $100,000 Public Records
• 2001-12-20 Sold (MLS) $30,500 MIBOR as Distributed by MLS Grid
• 2001-11-30 Listing Removed — MIBOR as Distributed by MLS Grid
• 2001-11-08 Listed $32,000 MIBOR as Distributed by MLS Grid
• 2001-05-23 Listed $39,900 MIBOR as Distributed by MLS Grid

Property tax history

+13.2%/yr

Latest (2025): $6,202 · +21.7% YoY. Source: county tax records.