1431 W 34th St · Indianapolis city (balance), IN 46208

$95,000

2 bd · 1.0 ba · 1,204 sqft · SingleFamily public records · 164 Days on market

Built 1930 5,619 sqft lot $79/sqft · 40% above area Est $110k · 13% 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 +24.6/30.0
• ARV discount +13.6/15.0
• 1% rule +8.3/10.0
• DSCR +7.9/10.0
• 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

Listing remarks MLS

Nestled closed to Downtown Indy, this single-family residence presents a unique opportunity to craft your ideal home in a vibrant location. The property awaits your personal touch and vision. With 1204 square feet of living area, the layout provides a canvas for creating comfortable and inviting spaces. Imagine designing a living area that encourages relaxation and connection, a central gathering point for everyday living. The residence has two bedrooms. The property features one full bathroom. Occupying a 5619 square feet lot area, the property offers potential for outdoor enjoyment and landscaping possibilities. The existing structure was built in 1930 and has one story. This single-family residence is an invitation to shape a home that reflects your individual style and aspirations.

Key facts

• 5,619 sq ft lot
• Built 1930
• Listed 164 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $197 ($2k/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 8.8% 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.
• 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 (+6.4%/yr); 279 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).

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.
• At projected returns (-3.0% appreciation + 6.4% rent growth), your $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1930 — 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 164 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 1930 — 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: 8.78%
• Cash-on-cash: 8.87%
• DSCR: 1.39
• GRM: 6.3

CMA / ARV

• ARV (median comp): $109,826
• List price: $95,000
• Delta: -13.50%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1445 W 34th St	0.03mi	2/1.0	1,344 (+12%)	5mo	$48,000	$36	76
1318 W 31st St	0.28mi	3/1.0 (+1)	1,204 (0%)	14mo	$93,500	$78	70
1247 W 32nd St	0.24mi	2/1.0	1,102 (-8%)	8mo	$69,000	$63	68
1707 River Shore Pkwy	0.32mi	2/2.0	1,316 (+9%)	1mo	$219,500	$167	64
3132 N River Shore Pl	0.23mi	3/2.0 (+1)	1,287 (+7%)	8mo	$209,900	$163	62
1343 W 33rd St	0.12mi	3/1.5 (+1)	1,032 (-14%)	4mo	$65,000	$63	61
1714 W 30th St	0.35mi	3/2.0 (+1)	1,232 (+2%)	21mo	$202,000	$164	53
1306 Congress Ave	0.23mi	3/1.0 (+1)	1,350 (+12%)	14mo	$125,900	$93	52
1153 W 29th St	0.57mi	2/1.0	1,093 (-9%)	11mo	$138,000	$126	49
1141 W 28th St	0.69mi	2/1.0	1,230 (+2%)	20mo	$90,000	$73	47
1305 Eugene St	0.44mi	2/1.5	1,348 (+12%)	20mo	$110,000	$82	41

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 · 6.43% rent growth · sell at horizon

5-year hold

• IRR: 1.6%
• Equity multiple: 1.07×
• Total profit: $1,753
• Equity at exit: $14,165

10-year hold

• IRR: 14.9%
• Equity multiple: 2.43×
• Total profit: $37,975
• 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 46208

• Rents YoY: 6.4%
• Active inventory: 279
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,265 high
• Mortgage (P&I): −$498
• Tax from tax record: −$265 /mo · $3,175/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $197

Break-even live

Break-even rent $1,016

Max offer price $95,000

Occupancy floor 79%

Sensitivity live

Price	-10% $250	-5% $224	+0% $197	+5% $170	+10% $143
Rent	-10% $97	-5% $147	+0% $197	+5% $247	+10% $297
Rate	-1.0pp $244	-0.5pp $221	base $197	+0.5pp $172	+1.0pp $147

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3440 N Harding St Indianapolis, IN	2.0	1.0	754	$1,325	$1.76	44d	1	0.07mi
3440 N Harding St Indianapolis, IN	2.0	1.0	754	$1,275	$1.69	20d	1	0.07mi
1470 W 32nd St Indianapolis, IN	2.0	1.0	700	$1,000	$1.43	44d	1	0.13mi
1261 W 32nd St Indianapolis, IN	2.0	1.0	832	$975	$1.17	44d	1	0.22mi
1138 36th St Unit 1 Indianapolis, IN	1.0	1.0	900	$885	$0.98	21d	1	0.37mi
1039 W 36th St Indianapolis, IN	2.0	1.0	864	$995	$1.15	44d	1	0.48mi
1054 W 31st St Unit A Indianapolis, IN	2.0	1.0	1200	$1,500	$1.25	44d	1	0.50mi
1227 W 29th St Indianapolis, IN	3.0	1.5	1056	$1,250	$1.18	24d	1	0.53mi
3217 Rader St Indianapolis, IN	3.0	1.0	1200	$1,299	$1.08	44d	1	0.54mi
1519 W 28th St Indianapolis, IN	2.0	1.0	816	$895	$1.10	44d	1	0.62mi
926 W 32nd St Indianapolis, IN	3.0	2.0	1050	$1,295	$1.23	8d	1	0.62mi
826 W 29th St Indianapolis, IN	3.0	2.0	1200	$1,595	$1.33	44d	1	0.87mi
1214 W 25th St Indianapolis, IN	1.0	1.0	800	$775	$0.97	24d	1	0.87mi
824 W 29th St Indianapolis, IN	3.0	2.0	1200	$1,595	$1.33	44d	1	0.88mi
648 W 30th St Indianapolis, IN	3.0	2.0	1300	$1,500	$1.15	24d	1	0.90mi
1244 Edgemont Ave Indianapolis, IN	2.0	1.0	1092	$1,275	$1.17	44d	1	0.92mi
970 Edgemont Ave Indianapolis, IN	2.0	1.0	740	$845	$1.14	5d	1	1.05mi
3017 Ethel Ave Indianapolis, IN	3.0	1.5	1079	$1,400	$1.30	24d	1	1.07mi
560 Udell St Indianapolis, IN	3.0	1.5	1176	$1,190	$1.01	24d	1	1.08mi
538 W 29th St Indianapolis, IN	3.0	1.0	1132	$1,349	$1.19	24d	1	1.08mi
541 W 29th St Indianapolis, IN	1.0	1.0	740	$900	$1.22	20d	1	1.09mi
2248 N Harding St Indianapolis, IN	2.0	1.0	1100	$899	$0.82	24d	1	1.11mi
1367 W Pruitt St Indianapolis, IN	3.0	1.0	1088	$1,450	$1.33	44d	1	1.14mi
906 Burdsal Pkwy Indianapolis, IN	2.0	1.0	936	$1,295	$1.38	24d	1	1.15mi
908 Burdsal Pkwy Marion, IN	2.0	1.0	936	$1,300	$1.39	24d	1	1.15mi
1415 W Pruitt St Indianapolis, IN	3.0	1.0	1001	$1,249	$1.25	24d	1	1.16mi
516 W 28th St Indianapolis, IN	2.0	1.0	1005	$1,100	$1.09	24d	1	1.18mi
2602 Mansion Dr Indianapolis, IN	2.0–3.0	2.0	1850	$1,379	$0.75	8d	6	1.24mi
3924 Byram Ave Indianapolis, IN	1.0	1.0	810	$1,099	$1.36	5d	1	1.31mi
3031 Boulevard Pl Indianapolis, IN	3.0	1.5	1395	$1,450	$1.04	18d	1	1.32mi
2825 N Kessler Boulevard Dr Indianapolis, IN	3.0	1.5	1228	$1,701	$1.39	24d	1	1.33mi
3469 Graceland Ave Indianapolis, IN	2.0	1.0	1000	$1,200	$1.20	44d	1	1.39mi
608 Bernard Ave Indianapolis, IN	3.0	2.0	1056	$1,475	$1.40	3d	1	1.39mi
1135 W 21st St Indianapolis, IN	3.0	2.0	1296	$1,495	$1.15	24d	1	1.40mi
1133 W 21st St Indianapolis, IN	3.0	2.0	1296	$1,495	$1.15	24d	1	1.40mi
3120 Nobscot Dr Indianapolis, IN	1.0–3.0	1.0–2.0	1023	$1,125	$1.10	2d	11	1.41mi
3413 N Capitol Ave Indianapolis, IN	3.0	1.0	1176	$1,249	$1.06	11d	1	1.44mi
3415 N Capitol Ave Indianapolis, IN	3.0	1.0	1176	$1,249	$1.06	24d	1	1.44mi
143 W 35th St Indianapolis, IN	3.0	1.0	1235	$1,175	$0.95	8d	1	1.46mi
3622 N Capitol Ave Indianapolis, IN	3.0	1.0	1300	$1,300	$1.00	8d	1	1.47mi

Listing history 16 events

1. 2026-06-18
   days on market $95,000 Active 164 DOM
2. 2026-06-17
   days on market $95,000 Active 163 DOM
3. 2026-06-16
   days on market $95,000 Active 162 DOM
4. 2026-06-15
   days on market $95,000 Active 161 DOM
5. 2026-06-13
   days on market $95,000 Active 159 DOM
6. 2026-06-13
   days on market $95,000 Active 158 DOM
7. 2026-06-09
   days on market $95,000 Active 155 DOM
8. 2026-06-08
   days on market $95,000 Active 154 DOM
9. 2026-06-07
   days on market $95,000 Active 153 DOM
10. 2026-06-03
    days on market $95,000 Active 149 DOM
11. 2026-06-02
    days on market $95,000 Active 148 DOM
12. 2026-06-01
    days on market $95,000 Active 147 DOM
13. 2026-05-31
    days on market $95,000 Active 146 DOM
14. 2026-01-05
    listed $95,000 Active 798-char remark

    Show marketing remark (798 chars)

    Nestled closed to Downtown Indy, this single-family residence presents a unique opportunity to craft your ideal home in a vibrant location. The property awaits your personal touch and vision. With 1204 square feet of living area, the layout provides a canvas for creating comfortable and inviting spaces. Imagine designing a living area that encourages relaxation and connection, a central gathering point for everyday living. The residence has two bedrooms. The property features one full bathroom. Occupying a 5619 square feet lot area, the property offers potential for outdoor enjoyment and landscaping possibilities. The existing structure was built in 1930 and has one story. This single-family residence is an invitation to shape a home that reflects your individual style and aspirations.

15. 2017-12-01
    historical
16. 2017-08-10
    listed $22,500 Active

ⓘ 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: $3,175 · $265/mo
• Projected year-2 tax: $3,175 · $265/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 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,174
• − Mortgage interest: −$5,321
• − Property taxes: −$3,175
• − Insurance: −$475
• − Repairs & maintenance: −$1,214
• − Management: −$1,214
• − Depreciation: −$2,764
• Taxable income: $1,012
• Est. tax owed @ 24.0%: −$243
• After-tax cash flow: $2,117/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): 22,379
• Household income: $60,062
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 978.0

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 0.62)
• Race & ethnicity: White 46% Black 40% Hispanic / Latino 8% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 2% Slovak 2% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5% French/Haitian/Cajun 1% 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: ▼ -324.63%
• Current HPI: 319.7725
• Rent YoY: ▲ 6.43%
• 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

+322.2% since first listed

3 events — show timeline

• 2026-01-05 Listed $95,000 MIBOR as Distributed by MLS Grid
• 2017-12-01 Listing Removed — MIBOR as Distributed by MLS Grid
• 2017-08-10 Listed $22,500 MIBOR as Distributed by MLS Grid

Property tax history

+18.1%/yr

Latest (2025): $3,175 · +65.2% YoY. Source: county tax records.