1316 Villa Ave · Indianapolis city (balance), IN 46203

$149,900

4 bd · 1.0 ba · 1,640 sqft · SingleFamily public records · 16 Days on market

Built 1916 4,704 sqft lot Est $272k · 45% 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 +26.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +7.4/10.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 Bedroom/1 Bath home in popular FOUNTAIN SQUARE! This property has a solid rental history with long term tenants. Loads of potential as an owner occupied home as well. Detached 1 car garage in back.

Key facts

• 4,704 sq ft lot
• Garage
• Built 1916

Tags

• CONSIDERABLE OUTDOOR POTENTIAL
• IDEAL GARDEN SANCTUARY

Property features AI

Exterior

• Parking: Detached finished garage with storage (1 garage space)
• Security: Smoke detector(s)
• Utilities: Public water; Municipal sewer connected; Circuit breaker electric; Cable connected
• Home design: Single-family residence; One to two levels
• Construction: Vinyl siding; Block foundation
• Exterior features: Mini barn; Storage shed; Complete fenced yard; Sidewalks

Interior

• Kitchen: Refrigerator; Range hood
• Bedrooms: Three bedrooms total — two on the main level and one on the upper level
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heat (natural gas); Central air conditioning
• Interior features: Attic access; Eat-in kitchen; Tub with shower in primary bathroom; Unfinished basement
• Laundry & utility: Main level laundry room; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $414 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.6% 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 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 (+2.9%/yr); 499 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 1,906 units permitted in Marion County in 2024 (621 in 5+ unit buildings).
• This rent runs 39% of the median local income ($57k/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 $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.
• At projected returns (-3.0% appreciation + 2.9% rent growth), your $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 23y 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 $117k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $147,651 (1.5% below list)

Questions for the listing agent

1. Built in 1916 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.24% ✓
• Cap rate: 9.61%
• Cash-on-cash: 11.85%
• DSCR: 1.53
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $272,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1128 S State Ave	0.27mi	3/1.0 (-1)	1,490 (-9%)	3mo	$220,000	$148	65
1125 Laurel St	0.47mi	3/2.0 (-1)	1,731 (+6%)	1mo	$350,000	$202	59
2026 Calhoun St	0.64mi	3/2.0 (-1)	1,632 (-0%)	7mo	$201,000	$123	54
830 Olive St	0.74mi	3/2.0 (-1)	1,618 (-1%)	2mo	$335,000	$207	53
1212 Woodlawn Ave	0.65mi	4/2.0	1,743 (+6%)	3mo	$330,000	$189	53
1628 Dawson St	0.28mi	3/2.0 (-1)	1,854 (+13%)	7mo	$178,000	$96	50
827 Laurel St	0.63mi	3/1.0 (-1)	1,495 (-9%)	3mo	$255,000	$171	48
1918 Calvin St	0.70mi	3/2.0 (-1)	1,560 (-5%)	4mo	$199,900	$128	47
1914 Calvin St	0.68mi	3/2.0 (-1)	1,560 (-5%)	6mo	$200,000	$128	46
1617 Fletcher Ave	0.63mi	3/2.0 (-1)	1,512 (-8%)	4mo	$249,900	$165	46
1456 Fletcher Ave	0.71mi	3/2.5 (-1)	1,588 (-3%)	8mo	$315,000	$198	44
1452 Lexington Ave	0.62mi	3/2.0 (-1)	1,808 (+10%)	2mo	$300,000	$166	43

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: 1.2%
• Equity multiple: 1.05×
• Total profit: $1,912
• Equity at exit: $22,351

10-year hold

• IRR: 10.7%
• Equity multiple: 1.83×
• Total profit: $34,881
• 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 46203

• Home prices YoY: -26.7%
• Rents YoY: 2.9%
• Active inventory: 499
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,856 high
• Mortgage (P&I): −$786
• Tax from tax record: −$203 /mo · $2,440/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $414

Break-even live

Break-even rent $1,331

Max offer price $149,900

Occupancy floor 73%

Sensitivity live

Price	-10% $499	-5% $457	+0% $414	+5% $372	+10% $329
Rent	-10% $268	-5% $341	+0% $414	+5% $488	+10% $561
Rate	-1.0pp $490	-0.5pp $452	base $414	+0.5pp $375	+1.0pp $336

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
1230 Harlan St Indianapolis, IN	3.0	3.5	2167	$2,600	$1.20	2d	1	0.10mi
1619 S Randolph St Indianapolis, IN	3.0	1.0	2016	$1,195	$0.59	24d	1	0.22mi
1123 Churchman Ave Indianapolis, IN	3.0	1.5	1472	$1,360	$0.92	15d	1	0.24mi
1053 Villa Ave Indianapolis, IN	3.0	1.5	1281	$1,400	$1.09	44d	1	0.27mi
1602 Quill St Unit B Indianapolis, IN	3.0	2.0	1250	$1,750	$1.40	44d	1	0.33mi
1602 Quill St Unit B Indianapolis, IN	3.0	2.0	1250	$1,650	$1.32	15d	1	0.33mi
1020 S Randolph St Indianapolis, IN	3.0	1.5	1550	$1,650	$1.06	24d	1	0.33mi
1527 Prospect St Indianapolis, IN	3.0	1.5	1150	$1,200	$1.04	24d	1	0.37mi
1641 Iowa St Indianapolis, IN	3.0	3.0	1938	$1,900	$0.98	24d	1	0.41mi
2201 Pleasant St Indianapolis, IN	4.0	3.0	2063	$2,495	$1.21	5d	1	0.43mi
1330 Laurel St Indianapolis, IN	3.0	2.0	1911	$2,250	$1.18	21d	1	0.46mi
2218 Pleasant St Indianapolis, IN	3.0	2.0	1376	$2,499	$1.82	24d	1	0.46mi
909 Saint Peter St Indianapolis, IN	3.0	2.0	1200	$1,800	$1.50	44d	1	0.47mi
1729 Thaddeus St Unit 1729-B Indianapolis, IN	3.0	2.0	1350	$1,600	$1.19	15d	1	0.51mi
1742 Thaddeus St Unit 1742-A Indianapolis, IN	3.0	2.0	1350	$1,600	$1.19	15d	1	0.55mi
1548 Lexington Ave Indianapolis, IN	4.0	3.0	2224	$2,250	$1.01	4d	1	0.58mi
1505 S Rural St Indianapolis, IN	3.0	1.0	1104	$1,500	$1.36	13d	1	0.60mi
1643 Fletcher Ave Indianapolis, IN	3.0	2.0	2019	$2,249	$1.11	24d	1	0.64mi
1258 E Naomi St Indianapolis, IN	3.0	2.0	1608	$1,450	$0.90	8d	1	0.67mi
512 S State Ave Unit 512 State 120% AMI Indianapolis, IN	3.0	1.0	1200	$1,400	$1.17	24d	1	0.74mi
2018 Boyd Ave Indianapolis, IN	3.0	1.5	1160	$1,350	$1.16	44d	1	0.78mi
2020 Boyd Ave Indianapolis, IN	3.0	1.5	1160	$1,450	$1.25	24d	1	0.78mi
420 Hamilton Ave Unit A Indianapolis, IN	3.0	2.0	1350	$1,550	$1.15	44d	1	0.79mi
420 Hamilton Ave Unit B Indianapolis, IN	3.0	2.0	1350	$1,450	$1.07	11d	1	0.79mi
1012 Prospect St Unit 907 Prospect NO AMI Indianapolis, IN	3.0	1.5	1121	$1,400	$1.25	44d	1	0.79mi
1012 Prospect St Unit 1527 Indianapolis, IN	3.0	1.5	1150	$1,200	$1.04	44d	1	0.79mi
1012 Prospect St Unit 512 State 120% AMI Indianapolis, IN	3.0	1.0	1200	$1,400	$1.17	44d	1	0.79mi
1512 English Ave Indianapolis, IN	3.0	2.0	1416	$1,650	$1.17	5d	1	0.83mi
1140 Hoyt Ave Indianapolis, IN	4.0	1.5	1831	$1,895	$1.03	44d	1	0.84mi
1514 Ringgold Ave Indianapolis, IN	3.0	1.0	1064	$1,295	$1.22	44d	1	0.84mi
907 Prospect St Unit 907 Prospect NO AMI Indianapolis, IN	3.0	1.5	1121	$1,400	$1.25	24d	1	0.89mi
1528 E Tabor St Indianapolis, IN	3.0	1.5	2200	$1,550	$0.70	15d	1	0.90mi
1135 Spann Ave Indianapolis, IN	4.0	2.5	1836	$2,495	$1.36	18d	1	0.91mi
2631 Southeastern Ave Indianapolis, IN	3.0	2.0	1072	$1,195	$1.11	12d	1	0.92mi
835 Weghorst St Unit 837 Indianapolis, IN	3.0	1.5	1500	$1,399	$0.93	24d	1	0.96mi
1247 Wright St Indianapolis, IN	3.0	1.5	1247	$1,750	$1.40	18d	1	0.98mi
1247 Wright St Indianapolis, IN	3.0	1.5	1809	$1,750	$0.97	44d	1	0.98mi
752 Cottage Ave Indianapolis, IN	3.0	2.0	1548	$1,750	$1.13	15d	1	1.00mi
931 Fletcher Ave Indianapolis, IN	2.0–3.0	1.0–2.5	1094	$2,765	$2.53	2d	4	1.00mi
151 Harlan St Unit A Indianapolis, IN	3.0	2.0	1250	$1,549	$1.24	24d	1	1.01mi

Listing history 11 events

1. 2026-06-21
   days on market $149,900 Active 16 DOM
2. 2026-06-18
   days on market $149,900 Active 13 DOM
3. 2026-06-17
   days on market $149,900 Active 12 DOM
4. 2026-06-16
   days on market $149,900 Active 11 DOM
5. 2026-06-15
   days on market $149,900 Active 10 DOM
6. 2026-06-13
   days on market $149,900 Active 8 DOM
7. 2026-06-13
   days on market $149,900 Active 7 DOM
8. 2026-06-09
   days on market $149,900 Active 4 DOM
9. 2026-06-08
   days on market $149,900 Active 3 DOM
10. 2026-06-07
    remarks 679-char remark
11. 2026-06-07
    listed $149,900 Active 2 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: $2,440 · $203/mo
• Projected year-2 tax: $2,440 · $203/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 3/10 Moderate FEMA zone X (shaded) · 16% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,271
• − Mortgage interest: −$8,397
• − Property taxes: −$2,440
• − Insurance: −$750
• − Repairs & maintenance: −$1,782
• − Management: −$1,782
• − Depreciation: −$4,361
• Taxable income: $2,761
• Est. tax owed @ 24.0%: −$663
• After-tax cash flow: $4,309/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): 37,758
• Household income: $57,393
• Rent vs Own: 42.2% rent · 57.8% own
• Severe rent burden: 1499.0

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 White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 14% Black 12% Two or more races 8% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 12% Puerto Rican 1%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 8% · Canada
• Languages at home: 88% English-only · Spanish 10% Other Indo-European 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: ▼ -127.37%
• Current HPI: 349.579
• 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

+613.8% since first listed

14 events — show timeline

• 2026-06-05 Listed $149,900 MIBOR as Distributed by MLS Grid
• 2021-10-08 Sold (MLS) $117,000 MIBOR as Distributed by MLS Grid
• 2021-09-24 Pending — MIBOR as Distributed by MLS Grid
• 2021-09-13 Price Changed $120,000 MIBOR as Distributed by MLS Grid
• 2021-08-23 Listed $140,000 MIBOR as Distributed by MLS Grid
• 2013-01-15 Listing Removed — MIBOR as Distributed by MLS Grid
• 2013-01-15 Sold (MLS) $24,000 MIBOR as Distributed by MLS Grid
• 2012-08-21 Listed $37,400 MIBOR as Distributed by MLS Grid
• 2008-01-24 Sold (MLS) $7,000 MIBOR as Distributed by MLS Grid
• 2007-12-17 Listed $9,900 MIBOR as Distributed by MLS Grid
• 2006-07-06 Listing Removed — MIBOR as Distributed by MLS Grid
• 2006-01-12 Listed $55,900 MIBOR as Distributed by MLS Grid
• 2003-05-09 Sold (MLS) $20,500 MIBOR as Distributed by MLS Grid
• 2003-03-08 Listed $21,000 MIBOR as Distributed by MLS Grid

Property tax history

+7.8%/yr

Latest (2025): $2,440 · +7.1% YoY. Source: county tax records.