5248 Yucatan Dr · Indianapolis city (balance), IN 46237

$162,000

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 1 Days on market

Built 1982 7,200 sqft lot Est $203k · 20% under

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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 +23.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +5.7/10.0
• Schools +4.0/10.0
• Rent growth +3.4/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Here it is! Updated & upgraded 3 bed ranch in desirable Franklin Township! This Is the perfect starter home or great for downsizers. Recent updates include New wood laminate flooring, resurfaced countertops, remodeled bathroom, new landscaping, fresh paint & more. Home feels even larger with the soaring cathedral ceilings and massive master bedroom. You'll love the fenced backyard with patio, play area, and firepit. All appliances included! Great location, convenient to shopping & interstate.

Key facts

• 7,200 sq ft lot
• Garage
• Built 1982

Property features AI

Finance

• Other: Property type: Residential; Lot size approximately 0.17 acre; Low maintenance lifestyle: No; GPS-friendly directions

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Municipal sewer connected; Electric service 200+ amp; Electricity connected; Sewer connected; Water connected
• Home design: Single-family residence; Updated/remodeled condition; One story
• Construction: Vinyl siding; Slab foundation
• Exterior features: Patio

Interior

• Kitchen: Electric cooktop; Electric oven; Dishwasher; Refrigerator
• Bedrooms: Three bedrooms on the main level (Main)
• Bathrooms: One full bathroom
• Heating & cooling: Baseboard heating; Window unit(s) for cooling
• Interior features: Vaulted ceilings; Breakfast bar
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $162k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $162k).
• Cap rate 8.5% 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.
• Franklin Township Community School Corporation (urban): math 42% / reading 47% proficiency, ranked #87 of 301 in IN (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.8%/yr); 261 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,906 units permitted in Marion County in 2024 (621 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 $5k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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 $99k; list at $162k implies a 64% gain — meaningful room to come down on a strong offer.

Recommended offer $162,000

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: 1.07% ✓
• Cap rate: 8.53%
• Cash-on-cash: 8.01%
• DSCR: 1.36
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $202,752
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5207 Palisade Way	0.03mi	3/1.5	1,064 (+1%)	3mo	$210,000	$197	92
5147 Antigua Trl	0.25mi	3/1.0	1,056 (0%)	1mo	$195,000	$185	88
5249 Straw Hat Dr	0.08mi	3/1.0	936 (-11%)	4mo	$157,000	$168	74
5334 Straw Hat Ct	0.26mi	3/1.5	960 (-9%)	2mo	$184,900	$193	70
5326 Shelbyville Rd	0.40mi	3/2.0	1,104 (+4%)	3mo	$245,000	$222	68
5338 Straw Hat Ct	0.26mi	3/1.0	936 (-11%)	4mo	$183,000	$196	66
5223 Bahia Dr	0.43mi	3/1.5	1,112 (+5%)	4mo	$195,000	$175	66
5179 Laredo St	0.29mi	3/1.0	912 (-14%)	1mo	$184,300	$202	63
5427 Straw Hat Dr	0.26mi	3/1.5	936 (-11%)	6mo	$179,500	$192	62
5240 Chisolm Trl	0.14mi	4/1.5 (+1)	1,190 (+13%)	5mo	$224,500	$189	61
413 Dangerfield Dr	0.63mi	2/1.5 (-1)	1,126 (+7%)	1mo	$189,900	$169	52
5733 Misty Ridge Cir	0.61mi	2/2.0 (-1)	1,138 (+8%)	1mo	$204,000	$179	49

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 · 3.78% rent growth · sell at horizon

5-year hold

• IRR: -3.3%
• Equity multiple: 0.88×
• Total profit: $-5,614
• Equity at exit: $24,155

10-year hold

• IRR: 7.2%
• Equity multiple: 1.56×
• Total profit: $25,609
• Equity at exit: $14,007

Cash invested: $45,360 (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 46237

• Rents YoY: 3.8%
• Active inventory: 261
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,731 high
• Mortgage (P&I): −$850
• Tax from tax record: −$148 /mo · $1,775/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $303

Break-even live

Break-even rent $1,348

Max offer price $162,000

Occupancy floor 78%

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: $40,500
• Closing costs: $4,860
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5334 Padre Ln Indianapolis, IN	3.0	1.5	1016	$1,695	$1.67	15d	1	0.10mi
5140 Emerson Village Pl Indianapolis, IN	1.0–2.0	1.0–2.0	805	$1,360	$1.69	2d	16	0.22mi
4901 S Emerson Ave Indianapolis, IN	1.0–4.0	1.0–2.0	998	$1,712	$1.71	2d	10	0.41mi
5717 Hacienda Ct Indianapolis, IN	3.0	1.5	1322	$1,631	$1.23	16d	1	0.52mi
5723 Ensenada Ave Indianapolis, IN	3.0	2.0	1168	$1,775	$1.52	2d	1	0.55mi
5844 Timber Lake Blvd Indianapolis, IN	3.0	2.0	1250	$1,856	$1.48	2d	1	0.63mi
4880 Willow Glen Dr Beech Grove, IN	1.0–3.0	1.0–1.5	971	$1,695	$1.75	2d	34	1.05mi
416 Ada Ln Beech Grove, IN	3.0	2.0	1043	$1,661	$1.59	2d	1	1.06mi
5309 Waterton Lakes Dr Indianapolis, IN	3.0	2.0	1390	$1,865	$1.34	8d	1	1.06mi
240 Grovewood Pl Unit 228 Beech Grove, IN	2.0	1.0	900	$1,110	$1.23	22d	1	1.23mi
240 Grovewood Pl Unit 228 Beech Grove, IN	2.0	1.0	900	$1,215	$1.35	44d	1	1.23mi
4649 Strawbridge St Indianapolis, IN	2.0–3.0	1.0–1.5	983	$1,175	$1.19	2d	11	1.23mi

Listing history 1 events

1. 2026-06-07
   listed $162,000 Pending 1 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: $1,775 · $148/mo
• Projected year-2 tax: $1,775 · $148/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 ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $20,774
• − Mortgage interest: −$9,075
• − Property taxes: −$1,775
• − Insurance: −$810
• − Repairs & maintenance: −$1,662
• − Management: −$1,662
• − Depreciation: −$4,713
• Taxable income: $1,078
• Est. tax owed @ 24.0%: −$259
• After-tax cash flow: $3,373/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: Franklin Township Community School Corporation
• NCES district ID: 1803750
• Math proficiency: 42% ▼ -12.00%
• Reading proficiency: 47% ▼ -6.00%
• Median HH income: $67,825
• Composite: 39.91/100
• National rank: #3852
• State rank: #87 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): 43,473
• Household income: $79,078
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 1245.0

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 (71%)
• Race & ethnicity: White 71% Asian 13% Hispanic / Latino 7% Two or more races 6% Black 5%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 2% Lithuanian 2% Romanian 2%
• Foreign-born: 12% · Canada, Philippines
• Languages at home: 84% English-only · Other Asian/Pacific 5% Spanish 5% Other Indo-European 4%

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: ▼ -180.33%
• Current HPI: 238.9661
• Rent YoY: ▲ 3.78%
• 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

+86.4% since first listed

11 events — show timeline

• 2026-06-05 Pending — MIBOR as Distributed by MLS Grid
• 2026-06-04 Listed $162,000 MIBOR as Distributed by MLS Grid
• 2017-07-18 Sold (MLS) $99,000 MIBOR as Distributed by MLS Grid
• 2017-06-28 Price Changed $99,000 MIBOR as Distributed by MLS Grid
• 2017-06-11 Contingent — MIBOR as Distributed by MLS Grid
• 2017-06-08 Listed $97,000 MIBOR as Distributed by MLS Grid
• 2003-10-27 Sold (MLS) $87,250 MIBOR as Distributed by MLS Grid
• 2003-07-25 Listed $89,900 MIBOR as Distributed by MLS Grid
• 2001-06-04 Sold (Public Records) $85,417 Public Records
• 2001-05-25 Sold (MLS) $85,900 MIBOR as Distributed by MLS Grid
• 2001-02-26 Listed $86,900 MIBOR as Distributed by MLS Grid

Property tax history

+13.5%/yr

Latest (2025): $1,775 · +3.2% YoY. Source: county tax records.