901 N Parker Ave · Indianapolis city (balance), IN 46201

$140,000

5 bd · 1.0 ba · 1,576 sqft · SingleFamily public records · 116 Days on market

Built 1910 Good condition 4,617 sqft lot 2-car garage $89/sqft · at area comps Est $201k · 30% under ↓ 26% since listing

---

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 +29.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• Rent growth +4.3/5.0
• Condition / age +3.8/5.0
• Livability +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

RENTED FOR $1,600/MONTH, this Near Eastside single-family is generating income on day one with a lease in place through June 2026. A well-maintained 3-bed home just minutes from downtown Indianapolis - a straightforward, no-hassle addition to any rental portfolio.

Key facts

• 4,617 sq ft lot
• 2 garage spots
• Built 1910

🏷️ Possibly a rental listed for sale. The $140,000 price doesn't fit this home's estimated sale value (~$201,410) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $140k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $499 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $127k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 4.5% 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.
• Zoned schools: Thomas D Gregg School 15 (math 7% / reading 9%, grade F, #945 of 994 statewide, top 95%, 549 students, 85% FRL); H L Harshman Middle School (math 3% / reading 16%, grade F, #316 of 330 statewide, top 96%, 549 students, 84% FRL); Arsenal Technical High School (math 6% / reading 27%, grade F, #353 of 369 statewide, top 96%, 2,366 students, 74% FRL) — zoned schools at 81% FRL track the district average.
• Market conditions: Rents rising fast (+7.3%/yr); 641 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 37d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $1,973/mo this rent would consume 48% of the median local household income ($49k/yr) — 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 $968 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 + 7.3% rent growth), your $39k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,400 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.41% ✓
• Cap rate: 10.57%
• Cash-on-cash: 15.28%
• DSCR: 1.68
• GRM: 5.9

CMA / ARV

• ARV (median comp): $201,410
• List price: $140,000
• Delta: -30.49%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
844 N Parker Ave	0.04mi	4/2.5 (-1)	1,552 (-2%)	16mo	$264,000	$170	72
624 N Rural St	0.24mi	5/2.5	1,779 (+13%)	19mo	$149,900	$84	46
2919 E New York St	0.55mi	4/1.0 (-1)	1,444 (-8%)	17mo	$95,000	$66	41
1303 N Gale St	0.57mi	4/2.0 (-1)	1,798 (+14%)	2mo	$124,900	$69	40
1215 N Ewing St	0.59mi	4/2.5 (-1)	1,642 (+4%)	18mo	$260,000	$158	40
416 Eastern Ave	0.48mi	4/2.5 (-1)	1,720 (+9%)	17mo	$270,000	$157	37
325 N Tacoma Ave	0.57mi	4/2.5 (-1)	1,720 (+9%)	22mo	$290,000	$169	28

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 · 7.31% rent growth · sell at horizon

5-year hold

• IRR: 11.1%
• Equity multiple: 1.46×
• Total profit: $18,113
• Equity at exit: $20,874

10-year hold

• IRR: 23.5%
• Equity multiple: 3.48×
• Total profit: $97,090
• Equity at exit: $12,105

Cash invested: $39,200 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 6 active · 6 under contract
• Months of supply: 7.2 mo (14%/mo absorbed)
• Median asking: $195,900 ($114/sqft)
• Median days on market: 55 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: +11.7% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 46201

• Home prices YoY: -33.9%
• Rents YoY: 7.3%
• Active inventory: 641
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,973 high
• Mortgage (P&I): −$734
• Tax from tax record: −$267 /mo · $3,201/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $499

Break-even live

Break-even rent $1,341

Max offer price $140,000

Occupancy floor 70%

Sensitivity live

Price	-10% $578	-5% $539	+0% $499	+5% $459	+10% $420
Rent	-10% $343	-5% $421	+0% $499	+5% $577	+10% $655
Rate	-1.0pp $570	-0.5pp $535	base $499	+0.5pp $463	+1.0pp $426

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: $35,000
• Closing costs: $4,200
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
849 N Oakland Ave Indianapolis, IN	4.0	3.0	2236	$2,399	$1.07	11d	1	0.09mi
849 N Oakland Ave Indianapolis, IN	4.0	3.0	1638	$2,350	$1.43	61d	1	0.09mi
1036 N Parker Ave Indianapolis, IN	4.0	2.0	1342	$1,745	$1.30	53d	1	0.16mi
1038 N Parker Ave Indianapolis, IN	4.0	2.0	1342	$1,745	$1.30	53d	1	0.17mi
645 N Oxford St Indianapolis, IN	4.0	1.5	1344	$1,500	$1.12	72d	1	0.18mi
721 E Woodruff Pl Dr Indianapolis, IN	4.0	2.0	1830	$1,950	$1.07	17d	1	0.70mi
1643 N Tacoma Ave Indianapolis, IN	4.0	1.5	1792	$1,700	$0.95	9d	1	0.71mi
218 N Tacoma Ave Indianapolis, IN	4.0	1.5	1478	$1,700	$1.15	30d	1	0.73mi
210 N Keystone Ave Indianapolis, IN	4.0	2.0	2024	$2,150	$1.06	36d	1	0.81mi
3710 E Market St Indianapolis, IN	6.0	1.0	1232	$1,450	$1.18	35d	1	0.83mi
909 Woodruff Place West Dr Indianapolis, IN	4.0	2.5	1700	$1,850	$1.09	47d	1	0.84mi
2224 Langley Ave Indianapolis, IN	4.0	2.0	1513	$1,595	$1.05	92d	1	1.00mi
121 N Gladstone Ave Indianapolis, IN	4.0	2.0	1622	$950	$0.59	27d	1	1.12mi
316 S Oakland Ave Indianapolis, IN	4.0	1.0	1286	$1,199	$0.93	22d	1	1.19mi
29 N Walcott St Indianapolis, IN	4.0	3.0	2200	$2,400	$1.09	92d	1	1.19mi
501 N Dequincy St Indianapolis, IN	5.0	2.0	2000	$2,000	$1.00	17d	1	1.47mi

Property features AI

Exterior

• Parking: Detached 2-car garage (about 360 sq ft)
• Utilities: Public waterMunicipal sewer connection
• Home design: Single-family residenceTwo levels
• Construction: Vinyl sidingBrick/mortar foundation
• Exterior features: Lot smaller than 1/4 acre (approximately 0.11 acre)

Interior

• Kitchen: No appliances included
• Bedrooms: Three bedrooms on the upper level
• Bathrooms: Two full bathrooms (one on main level, one on upper level)
• Heating & cooling: Forced air heatingCentral air conditioning
• Interior features: Attic accessBasement
• Laundry & utility: No specific laundry appliances listed

Listing history 50 events

1. 2026-08-08
   days on market $140,000 Active 116 DOM
2. 2026-08-07
   days on market $140,000 Active 115 DOM
3. 2026-08-06
   days on market $140,000 Active 114 DOM
4. 2026-08-05
   days on market $140,000 Active 113 DOM
5. 2026-08-04
   days on market $140,000 Active 112 DOM
6. 2026-08-03
   days on market $140,000 Active 111 DOM
7. 2026-07-31
   days on market $140,000 Active 108 DOM
8. 2026-07-30
   days on market $140,000 Active 107 DOM
9. 2026-07-30
   days on market $140,000 Active 106 DOM
10. 2026-07-28
    days on market $140,000 Active 105 DOM
11. 2026-07-26
    days on market $140,000 Active 103 DOM
12. 2026-07-24
    days on market $140,000 Active 101 DOM
13. 2026-07-23
    days on market $140,000 Active 100 DOM
14. 2026-07-22
    days on market $140,000 Active 99 DOM
15. 2026-07-21
    days on market $140,000 Active 98 DOM
16. 2026-07-20
    days on market $140,000 Active 97 DOM
17. 2026-07-18
    days on market $140,000 Active 95 DOM
18. 2026-07-18
    days on market $140,000 Active 94 DOM
19. 2026-07-16
    days on market $140,000 Active 93 DOM
20. 2026-07-15
    days on market $140,000 Active 92 DOM
21. 2026-07-14
    days on market $140,000 Active 91 DOM
22. 2026-07-13
    days on market $140,000 Active 90 DOM
23. 2026-07-13
    days on market $140,000 Active 89 DOM
24. 2026-07-11
    days on market $140,000 Active 88 DOM
25. 2026-07-10
    days on market $140,000 Active 87 DOM
26. 2026-07-09
    days on market $140,000 Active 86 DOM
27. 2026-07-07
    days on market $140,000 Active 84 DOM
28. 2026-07-06
    days on market $140,000 Active 83 DOM
29. 2026-07-05
    days on market $140,000 Active 82 DOM
30. 2026-07-03
    days on market $140,000 Active 80 DOM
31. 2026-07-02
    days on market $140,000 Active 79 DOM
32. 2026-07-01
    days on market $140,000 Active 78 DOM
33. 2026-06-30
    days on market $140,000 Active 77 DOM
34. 2026-06-29
    days on market $140,000 Active 76 DOM
35. 2026-06-28
    days on market $140,000 Active 75 DOM
36. 2026-06-27
    days on market $140,000 Active 74 DOM
37. 2026-06-26
    days on market $140,000 Active 73 DOM
38. 2026-06-25
    days on market $140,000 Active 71 DOM
39. 2026-06-22
    pricedays on market $140,000 Active 69 DOM
40. 2026-06-21
    days on market $150,000 Active 68 DOM
41. 2026-06-18
    days on market $150,000 Active 65 DOM
42. 2026-06-17
    days on market $150,000 Active 64 DOM
43. 2026-06-16
    days on market $150,000 Active 63 DOM
44. 2026-06-15
    days on market $150,000 Active 62 DOM
45. 2026-06-13
    days on market $150,000 Active 60 DOM
46. 2026-06-13
    days on market $150,000 Active 59 DOM
47. 2026-06-09
    days on market $150,000 Active 56 DOM
48. 2026-06-08
    days on market $150,000 Active 55 DOM
49. 2026-06-07
    days on market $150,000 Active 54 DOM
50. 2026-06-03
    days on market $150,000 Active 50 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: $3,201 · $267/mo
• Projected year-2 tax: $3,201 · $267/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: $23,671
• − Mortgage interest: −$7,842
• − Property taxes: −$3,201
• − Insurance: −$700
• − Repairs & maintenance: −$1,894
• − Management: −$1,894
• − Depreciation: −$4,073
• Taxable income: $4,068
• Est. tax owed @ 24.0%: −$976
• After-tax cash flow: $5,013/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.

Condition & rehab AI · 9 photos

Good 75/100 Cosmetic rehab Est. rehab $7,880–$23,640 screening

This well-maintained 3-bedroom home in Indianapolis is ready for immediate occupancy and generates rental income.

Components & finishes AI

Flooring carpet Appliances white

Deferred maintenance Est. $10,000–$30,000 screening

• Major Roof (roof) — Signs of significant damage or wear on the roof structure.

Value-add opportunities

• Both paint exterior — enhances curb appeal and resale value ↑
• Both trim landscaping — improves curb appeal and rental appeal ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 11/100

Zoned Schools

Elementary Francis W Parker School 56 F IN #921/994 Nat'l #39,071/41,679 Middle Arlington Community Middle School F IN #326/330 Nat'l #13,801/14,009 High Arsenal Technical High School F IN #353/369 Nat'l #15,176/17,239

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 · 1,025,572 people
• City population: 881,119
• Metro: Indianapolis-Carmel-Anderson, IN
• Population (ZIP): 30,335
• Household income: $49,195
• Rent vs Own: 48.4% rent · 51.6% own
• Severe rent burden: 9% of renters

---

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 0.63)
• Race & ethnicity: White 53% Hispanic / Latino 23% Black 18% Two or more races 9%
• Hispanic origin (detail): Mexican 14% Puerto Rican 2%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 9% · Canada
• Languages at home: 81% English-only · Spanish 17%

---

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: ▼ -192.51%
• Current HPI: 375.0969
• Rent YoY: ▲ 7.31%
• 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

Property features AI

Exterior

• Parking: Detached 2-car garage (about 360 sq ft)
• Utilities: Public waterMunicipal sewer connection
• Home design: Single-family residenceTwo levels
• Construction: Vinyl sidingBrick/mortar foundation
• Exterior features: Lot smaller than 1/4 acre (approximately 0.11 acre)

Interior

• Kitchen: No appliances included
• Bedrooms: Three bedrooms on the upper level
• Bathrooms: Two full bathrooms (one on main level, one on upper level)
• Heating & cooling: Forced air heatingCentral air conditioning
• Interior features: Attic accessBasement
• Laundry & utility: No specific laundry appliances listed

Price history

-26.3% since first listed

8 events — show timeline

• 2026-06-22 Price Changed $140,000 MIBOR as Distributed by MLS Grid
• 2026-05-20 Price Changed $150,000 MIBOR as Distributed by MLS Grid
• 2026-05-14 Relisted — MIBOR as Distributed by MLS Grid
• 2026-05-01 Pending — MIBOR as Distributed by MLS Grid
• 2026-04-01 Listed $160,000 MIBOR as Distributed by MLS Grid
• 2023-06-11 Rental Removed — RENT.
• 2022-12-10 Listing Removed — MIBOR as Distributed by MLS Grid
• 2022-10-13 Listed $190,000 MIBOR as Distributed by MLS Grid

Property tax history

+11.2%/yr

Latest (2025): $3,201 · +40.7% YoY. Source: county tax records.