4314 E New York St · Indianapolis city (balance), IN 46201

$85,000

3 bd · 1.0 ba · 1,910 sqft · SingleFamily public records · 83 Days on market

Built 1910 3,398 sqft lot ↓ 13% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Great Investment Opportunity in Tuxedo Park!Don't miss this 1,910 sq. ft. gutted property ready for renovation. Featuring 3 bedrooms and 1 full bathroom, this home offers a solid layout and strong fundamentals for your next project. Recent updates include a new roof installed in 2024 and approximately 70% of the windows updated, providing a strong start for your rehab plans. Located in the desirable Tuxedo Park neighborhood, this property is close to parks, shopping, dining, and major transit routes-supporting both strong resale potential and long-term rental demand. Property is sold as-is. No wholesale offers, contract assignments, or sight-unseen offers will be considered.

Key facts

• Close to parks
• Gutted property
• Updated windows

Tags

• GUTTED PROPERTY
• NEW ROOF
• UPDATED WINDOWS
• TUXEDO PARK NEIGHBORHOOD
• CLOSE TO PARKS
• CLOSE TO SHOPPING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $628 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.2% 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 fast (+7.3%/yr); 483 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); 48% 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).
• This rent runs 38% of the median local income ($49k/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 $588 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 + 7.3% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.81% ✓
• Cap rate: 15.16%
• Cash-on-cash: 31.68%
• DSCR: 2.41
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $192,910
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30 S Gladstone Ave	0.29mi	2/1.0 (-1)	2,000 (+5%)	2mo	$200,000	$100	72
118 N Drexel Ave	0.15mi	4/2.0 (+1)	2,041 (+7%)	1mo	$250,000	$122	72
813 N Gladstone Ave	0.40mi	3/2.0	2,066 (+8%)	1mo	$230,000	$111	63
434 Wallace Ave	0.31mi	2/2.0 (-1)	2,096 (+10%)	1mo	$105,000	$50	60
115 S Bancroft St	0.59mi	3/2.5	1,793 (-6%)	3mo	$189,000	$105	54
718 N Denny St	0.45mi	3/2.0	1,671 (-12%)	0mo	$176,000	$105	54
226 S Gladstone Ave	0.47mi	2/1.5 (-1)	1,700 (-11%)	1mo	$108,000	$64	52
827 Wallace Ave	0.59mi	2/1.0 (-1)	1,742 (-9%)	2mo	$176,000	$101	51
4612 Stratford Ave	0.65mi	2/1.0 (-1)	2,090 (+9%)	2mo	$165,000	$79	47
25 N Ewing St	0.58mi	3/2.0	1,660 (-13%)	2mo	$90,100	$54	45
445 N Emerson Ave	0.62mi	3/2.5	2,135 (+12%)	1mo	$249,900	$117	45
959 N Bosart Ave	0.61mi	2/1.0 (-1)	2,184 (+14%)	2mo	$178,500	$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 · 7.31% rent growth · sell at horizon

5-year hold

• IRR: 31.4%
• Equity multiple: 2.40×
• Total profit: $33,237
• Equity at exit: $12,674

10-year hold

• IRR: 40.9%
• Equity multiple: 5.70×
• Total profit: $111,809
• Equity at exit: $7,349

Cash invested: $23,800 (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 46201

• Home prices YoY: -33.9%
• Rents YoY: 7.3%
• Active inventory: 483
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,539 high
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $628

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 54%

Sensitivity live

Price	-10% $687	-5% $658	+0% $628	+5% $599	+10% $570
Rent	-10% $507	-5% $568	+0% $628	+5% $689	+10% $750
Rate	-1.0pp $671	-0.5pp $650	base $628	+0.5pp $606	+1.0pp $584

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
323 N Gladstone Ave Indianapolis, IN	3.0	2.0	2580	$1,285	$0.50	44d	1	0.12mi
325 N Gladstone Ave Indianapolis, IN	3.0	2.0	2580	$1,285	$0.50	44d	1	0.12mi
21 N Colorado Ave Indianapolis, IN	3.0	1.5	1520	$2,000	$1.32	44d	1	0.12mi
119 N Grant Ave Indianapolis, IN	3.0	1.0	1408	$1,195	$0.85	44d	1	0.18mi
25 N Drexel Ave Unit A Indianapolis, IN	3.0	2.0	1250	$1,325	$1.06	44d	1	0.18mi
614 N Colorado Ave Indianapolis, IN	2.0	2.0	1736	$1,200	$0.69	24d	1	0.28mi
642 N Colorado Ave Indianapolis, IN	3.0	2.0	1572	$1,450	$0.92	44d	1	0.32mi
415 N Dequincy St Indianapolis, IN	3.0	2.0	1250	$1,900	$1.52	15d	1	0.39mi
801 N Gladstone Ave Indianapolis, IN	3.0	1.5	1776	$1,225	$0.69	44d	1	0.40mi
306 N Riley Ave Indianapolis, IN	3.0	1.0	1320	$1,095	$0.83	18d	1	0.42mi
8 S Bradley Ave Indianapolis, IN	2.0	1.0	1300	$950	$0.73	24d	1	0.43mi
33 N Sherman Dr Unit 33 Indianapolis, IN	3.0	1.5	1288	$1,500	$1.16	8d	1	0.44mi
117 N Riley Ave Indianapolis, IN	3.0	3.0	1664	$1,600	$0.96	21d	1	0.44mi
447 N Sherman Dr Indianapolis, IN	3.0	1.5	1312	$1,195	$0.91	44d	1	0.46mi
603 N Sherman Dr Indianapolis, IN	3.0	1.0	1250	$1,300	$1.04	44d	1	0.49mi
3712 E Market St Indianapolis, IN	3.0	1.0	1800	$1,450	$0.81	15d	1	0.50mi
606 N Emerson Ave Indianapolis, IN	2.0	1.5	1372	$2,450	$1.79	24d	1	0.62mi
5010 Brookville Rd Indianapolis, IN	3.0	2.0	1656	$1,350	$0.82	8d	1	0.84mi
4318 Spann Ave Indianapolis, IN	3.0	1.0	1411	$1,200	$0.85	44d	1	0.86mi
49 S Lasalle St Unit 1540092P Indianapolis, IN	3.0	2.0	1991	$3,053	$1.53	4d	1	0.87mi
408 N Dearborn St Indianapolis, IN	3.0	2.5	1740	$1,750	$1.01	44d	1	0.91mi
20 N Gray St Indianapolis, IN	3.0	2.0	1300	$1,800	$1.38	44d	1	0.97mi
909 N Lasalle St Indianapolis, IN	3.0	2.0	1717	$1,600	$0.93	45d	1	0.97mi
931 N Lasalle St Indianapolis, IN	4.0	2.5	2544	$2,300	$0.90	44d	1	0.99mi
409 N Oakland Ave Unit 411 Indianapolis, IN	3.0	2.0	1300	$1,495	$1.15	44d	1	1.01mi
1018 N Tuxedo St Unit 1016 Indianapolis, IN	3.0	1.5	1250	$1,099	$0.88	44d	1	1.03mi
2903 E Michigan St Indianapolis, IN	3.0	2.0	1310	$1,650	$1.26	15d	1	1.10mi
818 N Oakland Ave Unit 46201 Indianapolis, IN	3.0	1.5	1332	$1,550	$1.16	44d	1	1.11mi
849 N Oakland Ave Indianapolis, IN	4.0	3.0	1638	$2,350	$1.43	13d	1	1.12mi
1323 N Olney St Indianapolis, IN	2.0	1.0	1288	$945	$0.73	44d	1	1.14mi
515 N Oxford St Indianapolis, IN	2.0	1.5	1728	$1,050	$0.61	4d	1	1.15mi
2822 E Michigan St Indianapolis, IN	3.0	2.0	1918	$1,999	$1.04	22d	1	1.18mi
5414 E 10th St Indianapolis, IN	3.0	2.0	2322	$1,850	$0.80	18d	1	1.18mi
645 N Oxford St Indianapolis, IN	4.0	1.5	1344	$1,500	$1.12	24d	1	1.19mi
1521 N Kealing Ave Indianapolis, IN	3.0	1.0	1250	$1,250	$1.00	18d	1	1.21mi
1531 N Kealing Ave Indianapolis, IN	3.0	2.0	1250	$1,500	$1.20	24d	1	1.22mi
1531 N Kealing Ave Unit A Indianapolis, IN	3.0	2.0	1250	$1,397	$1.12	24d	1	1.22mi
619 N Rural St Indianapolis, IN	3.0	2.0	1300	$1,600	$1.23	24d	1	1.24mi
1519 N Gale St Indianapolis, IN	2.0	1.5	1552	$1,295	$0.83	44d	1	1.26mi
238 Eastern Ave Indianapolis, IN	3.0	2.0	1850	$1,900	$1.03	24d	1	1.27mi

Listing history 5 events

1. 2026-02-16
   status Pending
2. 2026-02-13
   price $85,000
3. 2026-01-14
   price $88,500
4. 2025-12-05
   price $95,000
5. 2025-11-25
   listed $97,500 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 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: $18,468
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,477
• − Management: −$1,477
• − Depreciation: −$2,473
• Taxable income: $6,579
• Est. tax owed @ 24.0%: −$1,579
• After-tax cash flow: $5,962/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): 30,335
• Household income: $49,195
• Rent vs Own: 48.4% rent · 51.6% own
• Severe rent burden: 1906.0

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 0.63)
• 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

Price history

-12.8% since first listed

5 events — show timeline

• 2026-02-16 Pending — MIBOR as Distributed by MLS Grid
• 2026-02-13 Price Changed $85,000 MIBOR as Distributed by MLS Grid
• 2026-01-14 Price Changed $88,500 MIBOR as Distributed by MLS Grid
• 2025-12-05 Price Changed $95,000 MIBOR as Distributed by MLS Grid
• 2025-11-25 Listed $97,500 MIBOR as Distributed by MLS Grid

Property tax history

+15.6%/yr

Latest (2025): $4,978 · +28.4% YoY. Source: county tax records.