12755 N Robertson St · Indianapolis city (balance), IN 46113

$210,000

3 bd · 2.0 ba · 1,352 sqft · Manufactured public records · 24 Days on market

Built 1990 0.88 ac lot Est $210k · at est.

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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 +23.9/30.0
• DSCR +7.7/10.0
• ARV discount +7.4/15.0
• 1% rule +4.9/10.0
• Schools +3.7/10.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property has plenty of privacy. Large Room Sizes, Built In China Cabinets In Breakfast Room, 2 Bathrooms, Fireplace. Master Bedroom Has Large Master Bath, With Large Patio In The Back And Extra Large Garage. Nice covered front porch, Split Bedroom Floor Plan with Large Laundry Room.

Key facts

• Large deck
• Built in shelving
• Almost an acre

Tags

• WOOD BURNING FIREPLACE
• BUILT IN SHELVING
• LARGE DECK
• ALMOST AN ACRE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $210k.

Deal economics

• At list price, monthly cash flow is $406 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (1.5% below list).
• Recommended offer: $207k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% 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.
• Mooresville Consolidated School Corporation (suburban): math 41% / reading 43% proficiency, ranked #111 of 301 in IN (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: North Madison Elementary School (math 48% / reading 33%, grade F, #491 of 994 statewide, top 50%, 632 students, 46% FRL); Paul Hadley Middle School (math 31% / reading 38%, grade F, #167 of 330 statewide, top 52%, 687 students, 47% FRL); Mooresville High School (math 43% / reading 74%, grade C, #60 of 369 statewide, top 16%, 1,404 students, 39% FRL).
• Market conditions: Rents rising (+2.9%/yr); 67 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 330 units permitted in Morgan County in 2024 (0 in 5+ unit buildings).

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.
• Morgan County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 14y 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 $165k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $206,850 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.99% ✗
• Cap rate: 8.62%
• Cash-on-cash: 8.29%
• DSCR: 1.37
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $209,560
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12755 N Robertson St	0.00mi	3/2.0	1,352 (0%)	1mo	$210,000	$155	99

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 · 2.88% rent growth · sell at horizon

5-year hold

• IRR: -3.9%
• Equity multiple: 0.86×
• Total profit: $-8,502
• Equity at exit: $31,312

10-year hold

• IRR: 5.7%
• Equity multiple: 1.42×
• Total profit: $24,474
• Equity at exit: $18,157

Cash invested: $58,800 (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 46113

• Home prices YoY: -13.0%
• Rents YoY: 2.9%
• Active inventory: 67
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,069 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$39 /mo · $473/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $406

Break-even live

Break-even rent $1,555

Max offer price $210,000

Occupancy floor 75%

Sensitivity live

Price	-10% $525	-5% $466	+0% $406	+5% $347	+10% $288
Rent	-10% $243	-5% $325	+0% $406	+5% $488	+10% $570
Rate	-1.0pp $512	-0.5pp $460	base $406	+0.5pp $352	+1.0pp $297

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13857 N Mardenis Dr W Camby, IN	3.0	2.0	1440	$1,890	$1.31	0d	1	1.24mi
13134 N Etna Green Dr Camby, IN	3.0	2.5	1613	$1,855	$1.15	18d	1	1.42mi
13147 N Becks Grove Ct Camby, IN	3.0	2.0	1440	$1,885	$1.31	6d	1	1.44mi

Listing history 20 events

1. 2026-04-23
   status Pending
2. 2026-04-19
   status Active
3. 2026-02-22
   status Pending
4. 2026-02-22
   historical
5. 2026-02-03
   status Active
6. 2026-01-16
   status Pending
7. 2026-01-13
   listed $210,000 Active
8. 2021-10-25
   soldstatus $165,000 Closed 288-char remark

   Show marketing remark (288 chars)

   This property has plenty of privacy. Large Room Sizes, Built In China Cabinets In Breakfast Room, 2 Bathrooms, Fireplace. Master Bedroom Has Large Master Bath, With Large Patio In The Back And Extra Large Garage. Nice covered front porch, Split Bedroom Floor Plan with Large Laundry Room.

9. 2021-09-07
   status Pending 288-char remark

   Show marketing remark (288 chars)

   This property has plenty of privacy. Large Room Sizes, Built In China Cabinets In Breakfast Room, 2 Bathrooms, Fireplace. Master Bedroom Has Large Master Bath, With Large Patio In The Back And Extra Large Garage. Nice covered front porch, Split Bedroom Floor Plan with Large Laundry Room.

10. 2021-08-31
    price $165,000 288-char remark

    Show marketing remark (288 chars)

    This property has plenty of privacy. Large Room Sizes, Built In China Cabinets In Breakfast Room, 2 Bathrooms, Fireplace. Master Bedroom Has Large Master Bath, With Large Patio In The Back And Extra Large Garage. Nice covered front porch, Split Bedroom Floor Plan with Large Laundry Room.

11. 2021-08-23
    status Active 288-char remark

    Show marketing remark (288 chars)

    This property has plenty of privacy. Large Room Sizes, Built In China Cabinets In Breakfast Room, 2 Bathrooms, Fireplace. Master Bedroom Has Large Master Bath, With Large Patio In The Back And Extra Large Garage. Nice covered front porch, Split Bedroom Floor Plan with Large Laundry Room.

12. 2021-08-23
    price $170,000 288-char remark

    Show marketing remark (288 chars)

    This property has plenty of privacy. Large Room Sizes, Built In China Cabinets In Breakfast Room, 2 Bathrooms, Fireplace. Master Bedroom Has Large Master Bath, With Large Patio In The Back And Extra Large Garage. Nice covered front porch, Split Bedroom Floor Plan with Large Laundry Room.

13. 2021-08-15
    status Pending 288-char remark

    Show marketing remark (288 chars)

    This property has plenty of privacy. Large Room Sizes, Built In China Cabinets In Breakfast Room, 2 Bathrooms, Fireplace. Master Bedroom Has Large Master Bath, With Large Patio In The Back And Extra Large Garage. Nice covered front porch, Split Bedroom Floor Plan with Large Laundry Room.

14. 2021-08-06
    price $172,000 288-char remark

    Show marketing remark (288 chars)

    This property has plenty of privacy. Large Room Sizes, Built In China Cabinets In Breakfast Room, 2 Bathrooms, Fireplace. Master Bedroom Has Large Master Bath, With Large Patio In The Back And Extra Large Garage. Nice covered front porch, Split Bedroom Floor Plan with Large Laundry Room.

15. 2021-07-27
    price $175,000 288-char remark

    Show marketing remark (288 chars)

    This property has plenty of privacy. Large Room Sizes, Built In China Cabinets In Breakfast Room, 2 Bathrooms, Fireplace. Master Bedroom Has Large Master Bath, With Large Patio In The Back And Extra Large Garage. Nice covered front porch, Split Bedroom Floor Plan with Large Laundry Room.

16. 2021-07-20
    status Active 288-char remark

    Show marketing remark (288 chars)

    This property has plenty of privacy. Large Room Sizes, Built In China Cabinets In Breakfast Room, 2 Bathrooms, Fireplace. Master Bedroom Has Large Master Bath, With Large Patio In The Back And Extra Large Garage. Nice covered front porch, Split Bedroom Floor Plan with Large Laundry Room.

17. 2021-06-14
    status Pending 288-char remark

    Show marketing remark (288 chars)

    This property has plenty of privacy. Large Room Sizes, Built In China Cabinets In Breakfast Room, 2 Bathrooms, Fireplace. Master Bedroom Has Large Master Bath, With Large Patio In The Back And Extra Large Garage. Nice covered front porch, Split Bedroom Floor Plan with Large Laundry Room.

18. 2021-06-08
    listed $179,900 Active 288-char remark

    Show marketing remark (288 chars)

    This property has plenty of privacy. Large Room Sizes, Built In China Cabinets In Breakfast Room, 2 Bathrooms, Fireplace. Master Bedroom Has Large Master Bath, With Large Patio In The Back And Extra Large Garage. Nice covered front porch, Split Bedroom Floor Plan with Large Laundry Room.

19. 2013-04-04
    historical
20. 2012-10-03
    listed $72,000

ⓘ 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: $473 · $39/mo
• Projected year-2 tax: $1,129 · $94/mo
• Expected delta: +$656/yr (+$55/mo · 138.5%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,829
• − Mortgage interest: −$11,763
• − Property taxes: −$473
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,986
• − Management: −$1,986
• − Depreciation: −$6,109
• Taxable income: $1,461
• Est. tax owed @ 24.0%: −$351
• After-tax cash flow: $4,526/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: Mooresville Consolidated School Corporation
• NCES district ID: 1807140
• Math proficiency: 41% ▼ -11.00%
• Reading proficiency: 43% ▼ -9.00%
• Median HH income: $59,316
• Composite: 37.04/100
• National rank: #4511
• State rank: #111 of 301 in IN

Livability — Indianapolis city (balance)

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Marion County · 998,460 people
• City population: 881,119
• Metro: Indianapolis-Carmel-Anderson, IN
• Population (ZIP): 17,192
• Household income: $84,463
• Rent vs Own: 25.2% rent · 74.8% own
• Severe rent burden: 201.0

Population outlook (Morgan County) Hauer SSP2

• Today (2025): 71,081 people
• By 2030: 71,178 · +0.1%
• By 2040: 69,907 · -1.7%
• By 2050: 66,455 · -6.5%
• By 2075: 57,291 · -19.4%
• By 2100: 43,782 · -38.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 16% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Hispanic 5% Lithuanian 3% Slovak 2%
• Foreign-born: 10% · Canada
• Languages at home: 88% English-only · Spanish 5% French/Haitian/Cajun 5%

Political lean MEDSL · Morgan

• 2024 margin: Solid R (+54.3) · D 22.0% · R 76.3% · Other 1.7%
• 2008→2024 swing: -27.3pp toward R · 2008: -27.1pp · 2024: -54.3pp
• All cycles: 2024: R+54.3 2020: R+54.6 2016: R+56.6 2012: R+41.1 2008: R+27.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -33.73%
• Current HPI: 225.185
• Rent YoY: ▲ 2.88%
• 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

+191.7% since first listed

20 events — show timeline

• 2026-04-23 Pending — MIBOR as Distributed by MLS Grid
• 2026-04-19 Relisted — MIBOR as Distributed by MLS Grid
• 2026-02-22 Pending — MIBOR as Distributed by MLS Grid
• 2026-02-22 Listing Removed — MIBOR as Distributed by MLS Grid
• 2026-02-03 Relisted — MIBOR as Distributed by MLS Grid
• 2026-01-16 Pending — MIBOR as Distributed by MLS Grid
• 2026-01-13 Listed $210,000 MIBOR as Distributed by MLS Grid
• 2021-10-25 Sold (MLS) $165,000 MIBOR as Distributed by MLS Grid
• 2021-09-07 Pending — MIBOR as Distributed by MLS Grid
• 2021-08-31 Price Changed $165,000 MIBOR as Distributed by MLS Grid
• 2021-08-23 Relisted — MIBOR as Distributed by MLS Grid
• 2021-08-23 Price Changed $170,000 MIBOR as Distributed by MLS Grid
• 2021-08-15 Pending — MIBOR as Distributed by MLS Grid
• 2021-08-06 Price Changed $172,000 MIBOR as Distributed by MLS Grid
• 2021-07-27 Price Changed $175,000 MIBOR as Distributed by MLS Grid
• 2021-07-20 Relisted — MIBOR as Distributed by MLS Grid
• 2021-06-14 Pending — MIBOR as Distributed by MLS Grid
• 2021-06-08 Listed $179,900 MIBOR as Distributed by MLS Grid
• 2013-04-04 Listing Removed — MIBOR as Distributed by MLS Grid
• 2012-10-03 Listed $72,000 MIBOR as Distributed by MLS Grid

Property tax history

+6.1%/yr

Latest (2025): $473 · -15.5% YoY. Source: county tax records.