5953 Beau Jardin Dr · Indianapolis city (balance), IN 46237

$130,000

2 bd · 1.0 ba · 1,152 sqft · Condo public records · 21 Days on market

Built 1979 $200/mo HOA · 12% of rent

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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 +24.4/30.0
• 1% rule +8.4/10.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 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

Nestled in quiet corner near shopping but view is wooded. Great condo with nice floor plan. 2 BA & walk-in closets

Key facts

• Private fenced patio
• Generous storage
• $200 HOA

Tags

• PRIVATE FENCED PATIO
• SEPARATE LAUNDRY ROOM
• GENEROUS STORAGE

Property features AI

Finance

• Other: Lot approximately 0.05 acres (< 1/4 acre); Property listed as residential condominium; Directions: GPS friendly
• HOA & community: HOA with a monthly fee of $200; HOA covers insurance, lawn care, grounds maintenance, and snow removal; Mandatory fee / association; 2+ common walls

Exterior

• Parking: Attached 2-car garage with garage door opener; Finished garage
• Utilities: Public water; Municipal sewer connected; No solid waste service listed
• Home design: Attached condominium; Ground-level (horizontal) unit; One story
• Construction: Brick and vinyl siding exterior; Slab foundation
• Exterior features: Covered patio; Privacy fencing; Sidewalks; Mature trees

Interior

• Kitchen: Electric oven; Microwave / micro-hood; Refrigerator
• Bedrooms: Primary bedroom with patio access and walk-in closet; Two main-level bedrooms (2 total)
• Bathrooms: Two full bathrooms; Primary bathroom with full shower stall
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning; Heat pump cooling
• Interior features: Vaulted ceilings; Attic with pull-down stairs; Walk-in closet(s); Smoke alarm
• Laundry & utility: Main-level laundry room; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $265 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.7% 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; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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 $899 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.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $61k; list at $130k implies a 113% gain — meaningful room to come down on a strong offer.

Recommended offer $128,050 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.34% ✓
• Cap rate: 8.74%
• Cash-on-cash: 8.75%
• DSCR: 1.39
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.78% rent growth · sell at horizon

5-year hold

• IRR: -1.9%
• Equity multiple: 0.93×
• Total profit: $-2,640
• Equity at exit: $19,383

10-year hold

• IRR: 8.9%
• Equity multiple: 1.71×
• Total profit: $25,819
• Equity at exit: $11,240

Cash invested: $36,400 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,739 high
• Mortgage (P&I): −$682
• Tax from tax record: −$172 /mo · $2,067/yr
• Insurance: −$54
• HOA: −$200
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $265

Break-even live

Break-even rent $1,403

Max offer price $130,000

Occupancy floor 80%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5844 Timber Lake Blvd Indianapolis, IN	3.0	2.0	1250	$1,856	$1.48	2d	1	0.11mi
5717 Hacienda Ct Indianapolis, IN	3.0	1.5	1322	$1,631	$1.23	16d	1	0.30mi
5309 Waterton Lakes Dr Indianapolis, IN	3.0	2.0	1390	$1,865	$1.34	7d	1	0.32mi
5723 Ensenada Ave Indianapolis, IN	3.0	2.0	1168	$1,775	$1.52	1d	1	0.32mi
5334 Padre Ln Indianapolis, IN	3.0	1.5	1016	$1,695	$1.67	14d	1	0.71mi
5140 Emerson Village Pl Indianapolis, IN	1.0–2.0	1.0–2.0	805	$1,360	$1.69	1d	16	0.94mi
4901 S Emerson Ave Indianapolis, IN	1.0–4.0	1.0–2.0	998	$1,417	$1.42	1d	10	0.94mi
6543 E Hanna Ave Indianapolis, IN	2.0–4.0	2.0	1452	$1,299	$0.89	12d	1	1.28mi
7260 Kidwell Dr Indianapolis, IN	3.0	2.0	1409	$1,899	$1.35	7d	1	1.35mi

HOA detail condo

• Monthly dues: $200 · $2,400/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   days on market $130,000 Active 21 DOM
2. 2026-06-17
   days on market $130,000 Active 20 DOM
3. 2026-06-16
   days on market $130,000 Active 19 DOM
4. 2026-06-15
   days on market $130,000 Active 18 DOM
5. 2026-06-13
   pricedays on market $130,000 Active 16 DOM
6. 2026-06-09
   days on market $140,000 Active 12 DOM
7. 2026-06-08
   days on market $140,000 Active 11 DOM
8. 2026-06-07
   days on market $140,000 Active 10 DOM
9. 2026-06-03
   days on market $140,000 Active 6 DOM
10. 2026-06-02
    days on market $140,000 Active 5 DOM
11. 2026-06-01
    days on market $140,000 Active 4 DOM
12. 2026-05-31
    days on market $140,000 Active 3 DOM
13. 2026-05-28
    listed $140,000 Active
14. 2014-11-17
    historical 118-char remark

    Show marketing remark (118 chars)

    Nestled in quiet corner near shopping but view is wooded. Great condo with nice floor plan. 2 BA &amp; walk-in closets

15. 2014-11-14
    soldstatus $61,000 118-char remark

    Show marketing remark (118 chars)

    Nestled in quiet corner near shopping but view is wooded. Great condo with nice floor plan. 2 BA &amp; walk-in closets

16. 2014-08-29
    listed $68,900 118-char remark

    Show marketing remark (118 chars)

    Nestled in quiet corner near shopping but view is wooded. Great condo with nice floor plan. 2 BA &amp; walk-in closets

ⓘ 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: $2,067 · $172/mo
• Projected year-2 tax: $2,067 · $172/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: $20,862
• − Mortgage interest: −$7,282
• − Property taxes: −$2,067
• − Insurance: −$650
• − Repairs & maintenance: −$1,669
• − Management: −$1,669
• − HOA: −$2,400
• − Depreciation: −$3,782
• Taxable income: $1,343
• Est. tax owed @ 24.0%: −$322
• After-tax cash flow: $2,861/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

+103.2% since first listed

4 events — show timeline

• 2026-05-28 Listed $140,000 MIBOR as Distributed by MLS Grid
• 2014-11-17 Listing Removed — MIBOR as Distributed by MLS Grid
• 2014-11-14 Sold (MLS) $61,000 MIBOR as Distributed by MLS Grid
• 2014-08-29 Listed $68,900 MIBOR as Distributed by MLS Grid

Property tax history

+9.2%/yr

Latest (2025): $2,067 · +1.4% YoY. Source: county tax records.