🏗️ New Construction
2446 Winthrop Ave · Indianapolis city (balance), IN
Flood risk No data
- FEMA flood zone
- —
- Chance of flooding over 30 yrs
- —
- Est. flood insurance / yr
- —
Fire risk No data
- Est. fire insurance / yr
- —
Heat risk No data
- Hot days now (above threshold)
- —
- Hot days in 30 yrs
- —
Wind risk No data
- Chance of severe wind over 30 yrs
- —
Air-quality risk No data
- Unhealthy air days now
- —
- Unhealthy air days in 30 yrs
- —
Risk factors via First Street. Map © Google.
Why this score? — see what drove the F 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).
- ARV discount +7.5/15.0
- Rent growth +4.1/5.0
- Condition / age +4.0/5.0
- Cash flow +2.5/30.0
- Livability +2.5/5.0
- Schools +1.7/10.0
- 1% rule +0.0/10.0
- DSCR +0.0/10.0
- Appreciation +0.0/10.0
$165,000
2446 Winthrop Ave · Indianapolis city (balance), IN 46205
2 bd · 2.5 ba · 1,318 sqft · Townhouse
· 76 Days on market
Built 2026
Garage
$150/mo HOA · 9% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
This thoughtfully designed townhome blends modern elegance with everyday functionality. This end unit features luxury fixtures and charm. The main level has a two car garage and a versatile bonus room - perfect for a home office or playroom. The open concept living space is on the second level and has abundant natural light. The kitchen has sleek quartz countertops, stainless steel appliances, and a large center island. The third level hosts the primary suite with a walk in closet and deluxe private bathroom. The additional bedroom, full bathroom, and laundry closet are also on the third level for added convenience. Income restrictions apply. Home must be owner occupied.
Key facts
- Quartz countertops
- Large center island
- Two car garage
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
🏗️ New construction.
The $165,000 list price is a builder
figure, so every metric below is computed on the value from
comparable previous sales — $351,521.
What this means for you Summary
Snapshot
- This is a 2-bed/2.5-bath townhouse listed at $165k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($2k rent vs $165k).
- Recommended offer: $155k (6.0% below list) — sets the bar for market timing.
- Cap rate 2.1% vs local median 4.5% in Indianapolis city (balance) — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.
Location & tenants
- Location reads: area grade F — 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: Center For Inquiry School 27 (math 25% / reading 29%, grade F, #737 of 994 statewide, top 76%, 525 students, 51% 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).
- Market conditions: Rents rising fast (+6.2%/yr); 539 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 68d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% 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).
Forward outlook
- Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $11k 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 76 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
Risks & watch-outs
- Watch-outs: property tax is 3.2% of price.
Recommended offer
$155,100
(6.0% below list)
Questions for the listing agent
- What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
- It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
- Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
- 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.
- 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.
- 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
- 0.49% ✗
- Cap rate
- 2.14%
- Cash-on-cash
- -14.84%
- DSCR
- 0.34
- GRM
- 17.0
CMA / ARV
- ARV (median comp)
- $351,521
- List price
- $165,000
- Delta
- -53.06%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 2436 Winthrop Ave | 0.02mi | 2/2.5 | 1,318 (0%) | 2mo | $300,000 | $228 | 98 |
| 2444 Winthrop Ave | 0.00mi | 2/2.5 | 1,318 (0%) | 3mo | $300,000 | $228 | 97 |
| 2428 Winthrop Ave | 0.04mi | 2/2.5 | 1,318 (0%) | 14mo | $350,000 | $266 | 87 |
| 2430 Winthrop Ave | 0.04mi | 2/2.5 | 1,318 (0%) | 14mo | $350,000 | $266 | 87 |
| 2413 N Park Ave | 0.37mi | 2/2.5 | 1,408 (+7%) | 7mo | $250,000 | $178 | 66 |
| 530 Sutherland Ave Unit D | 0.44mi | 2/1.0 | 1,428 (+8%) | 1mo | $210,000 | $147 | 58 |
| 2258 Central Ave Unit D | 0.53mi | 2/1.5 | 1,196 (-9%) | 1mo | $236,700 | $198 | 55 |
| 530 Sutherland Ave Unit B | 0.44mi | 2/1.0 | 1,428 (+8%) | 5mo | $210,000 | $147 | 55 |
| 530 Sutherland Ave Unit A | 0.44mi | 2/1.0 | 1,428 (+8%) | 6mo | $205,000 | $144 | 55 |
| 530 Sutherland Ave Unit E | 0.44mi | 2/1.0 | 1,428 (+8%) | 6mo | $215,000 | $151 | 54 |
| 2260 Central Ave | 0.52mi | 2/2.5 | 1,197 (-9%) | 12mo | $235,000 | $196 | 50 |
| 2033 Carrollton Ave | 0.53mi | 3/2.5 (+1) | 1,400 (+6%) | 14mo | $110,000 | $79 | 48 |
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 · 6.21% rent growth · sell at horizon
5-year hold
- IRR
- -41.0%
- Equity multiple
- -0.31×
- Total profit
- $-128,619
- Equity at exit
- $52,413
10-year hold
- IRR
- -44.9%
- Equity multiple
- -0.89×
- Total profit
- $-186,148
- Equity at exit
- $30,393
Cash invested: $98,426 (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.
Balanced market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 9 active · 10 under contract
- Months of supply
- 4.9 mo (20%/mo absorbed)
- Median asking
- $235,000 ($209/sqft)
- Median days on market
- 111 d
- This list price
- 11% of active listings are priced below it
- ARV vs active asking
- +27.9% above current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 46205
- Rents YoY
- 6.2%
- Active inventory
- 539
- Price-to-rent
- 8.0×
Monthly cashflow live
↻
- Estimated rent
- $1,724 high interval (Pro) →
- Mortgage (P&I)
- −$1,843
- Tax est. 1.5%
- −$439 /mo · $5,273/yr
- Insurance
- −$146
- HOA
- −$150
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$362
- Net cashflow
- $-1,217
Break-even live
Break-even rent
$3,265
Max offer price
$175,392
Occupancy floor
—
Sensitivity live
| Price | -10% $-974 | -5% $-1,096 | +0% $-1,217 | +5% $-1,339 | +10% $-1,460 |
|---|---|---|---|---|---|
| Rent | -10% $-1,353 | -5% $-1,285 | +0% $-1,217 | +5% $-1,149 | +10% $-1,081 |
| Rate | -1.0pp $-1,040 | -0.5pp $-1,128 | base $-1,217 | +0.5pp $-1,308 | +1.0pp $-1,401 |
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
- $87,880
- Closing costs
- $10,546
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 2529 Guilford Ave Unit A Indianapolis, IN | 2.0 | 1.5 | 1000 | $1,465 | $1.47 | 76d | 1 | 0.14mi |
| 2614 Guilford Ave Unit 2614 Indianapolis, IN | 3.0 | 1.0 | 1176 | $1,295 | $1.10 | 10d | 1 | 0.19mi |
| 2519 N College Ave Unit 1 Indianapolis, IN | 3.0 | 2.5 | 1416 | $1,850 | $1.31 | 139d | 1 | 0.21mi |
| 2340 Columbia Ave Unit 2340-A Indianapolis, IN | 3.0 | 2.0 | 1350 | $1,500 | $1.11 | 5d | 1 | 0.23mi |
| 2340 Columbia Ave Unit 2340-B Indianapolis, IN | 3.0 | 2.0 | 1350 | $1,580 | $1.17 | 42d | 1 | 0.23mi |
| 661 E 24th St Indianapolis, IN | 3.0 | 2.0 | 1760 | $2,300 | $1.31 | 42d | 1 | 0.25mi |
| 2221 Bellefontaine St Indianapolis, IN | 3.0 | 2.5 | 1712 | $2,249 | $1.31 | 10d | 1 | 0.25mi |
| 655 E 24th St Indianapolis, IN | 2.0 | 1.0 | 960 | $1,450 | $1.51 | 2d | 1 | 0.26mi |
| 2534 Columbia Ave Unit B Indianapolis, IN | 3.0 | 2.0 | 1350 | $1,500 | $1.11 | 4d | 1 | 0.26mi |
| 2711 Guilford Ave Indianapolis, IN | 3.0 | 2.0 | 1250 | $1,695 | $1.36 | 119d | 1 | 0.27mi |
| 2511 Columbia Ave Indianapolis, IN | 3.0 | 2.0 | 1350 | $2,134 | $1.58 | 42d | 1 | 0.27mi |
| 717 E 27th St Indianapolis, IN | 1.0 | 1.5 | 1322 | $2,600 | $1.97 | 139d | 1 | 0.28mi |
| 2549 Columbia Ave Unit 1332865P Indianapolis, IN | 3.0 | 2.0 | 893 | $3,050 | $3.42 | 0d | 1 | 0.30mi |
| 2553 Columbia Ave Unit 2553-B Indianapolis, IN | 3.0 | 2.0 | 1350 | $1,525 | $1.13 | 139d | 1 | 0.31mi |
| 2157 Bellefontaine St Unit 2157 Indianapolis, IN | 2.0 | 1.0 | 1200 | $1,200 | $1.00 | 119d | 1 | 0.31mi |
| 2707 N College Ave Indianapolis, IN | 3.0 | 2.0 | 1500 | $1,800 | $1.20 | 9d | 1 | 0.31mi |
| 2709 N College Ave Indianapolis, IN | 3.0 | 2.0 | 1500 | $2,200 | $1.47 | 119d | 1 | 0.32mi |
| 2168 Carrollton Ave Indianapolis, IN | 3.0 | 1.5 | 1300 | $1,749 | $1.35 | 58d | 1 | 0.33mi |
| 2143 Bellefontaine St Indianapolis, IN | 2.0 | 1.0 | 910 | $1,200 | $1.32 | 7d | 1 | 0.33mi |
| 2751 Guilford Ave Unit A Indianapolis, IN | 3.0 | 2.0 | 1250 | $1,750 | $1.40 | 94d | 1 | 0.35mi |
| 2751 Guilford Ave Unit B Indianapolis, IN | 3.0 | 2.0 | 1250 | $1,750 | $1.40 | 109d | 1 | 0.35mi |
| 2751 Guilford Ave Unit Aunit Indianapolis, IN | 3.0 | 2.0 | 1250 | $1,750 | $1.40 | 139d | 1 | 0.35mi |
| 2145 Coretta Way Indianapolis, IN | 3.0 | 3.0 | 1430 | $2,600 | $1.82 | 139d | 1 | 0.36mi |
| 1307 E 22nd St Indianapolis, IN | 2.0 | 2.5 | 1325 | $2,300 | $1.74 | 42d | 1 | 0.38mi |
| 1311 22nd St Indianapolis, IN | 2.0 | 2.5 | 1325 | $2,250 | $1.70 | 10d | 1 | 0.39mi |
| 1313 E 22nd St Indianapolis, IN | 2.0 | 2.5 | 1325 | $2,500 | $1.89 | 76d | 1 | 0.39mi |
| 2117 Coretta Way Indianapolis, IN | 3.0 | 3.5 | 1409 | $2,300 | $1.63 | 139d | 1 | 0.39mi |
| 2757 Columbia Ave Unit 2757-B Indianapolis, IN | 3.0 | 2.0 | 1350 | $1,500 | $1.11 | 42d | 1 | 0.41mi |
| 2801 Columbia Ave Indianapolis, IN | 3.0 | 1.5 | 1250 | $1,599 | $1.28 | 68d | 1 | 0.42mi |
| 2809 Columbia Ave Indianapolis, IN | 3.0 | 2.0 | 1596 | $1,725 | $1.08 | 67d | 1 | 0.44mi |
| 2625 Central Ave Indianapolis, IN | 1.0 | 1.0 | 1200 | $1,850 | $1.54 | 42d | 1 | 0.48mi |
| 2056 N College Ave Indianapolis, IN | 3.0 | 2.0 | 900 | $1,650 | $1.83 | 98d | 1 | 0.49mi |
| 2203 Sheldon St Unit B Indianapolis, IN | 3.0 | 2.0 | 1350 | $1,500 | $1.11 | 140d | 1 | 0.51mi |
| 2824 N Park Ave Indianapolis, IN | 3.0 | 2.0 | 1366 | $1,600 | $1.17 | 10d | 1 | 0.53mi |
| 2830 N Park Ave Indianapolis, IN | 2.0 | 3.0 | 1500 | $1,600 | $1.07 | 139d | 1 | 0.54mi |
| 2832 N Park Ave Indianapolis, IN | 2.0 | 2.5 | 1536 | $1,650 | $1.07 | 10d | 1 | 0.54mi |
| 2318 N New Jersey St Unit 1364144P Indianapolis, IN | 3.0 | 2.0 | 1593 | $3,330 | $2.09 | 108d | 1 | 0.55mi |
| 2950 Winthrop Ave Indianapolis, IN | 3.0 | 2.0 | 1224 | $1,449 | $1.18 | 139d | 1 | 0.56mi |
| 2825 Central Ave Indianapolis, IN | 1.0–3.0 | 1.0–2.0 | 1046 | $1,454 | $1.39 | 10d | 26 | 0.58mi |
| 2136 Central Ave Indianapolis, IN | 3.0 | 1.0–2.0 | 1333 | $2,432 | $1.82 | 0d | 25 | 0.60mi |
Property features AI
Finance
- HOA & community
- HOA with monthly fee of $150HOA covers lawn care, structure maintenance and managementCovenants & restrictions and rental restrictions apply
Exterior
- Parking
- Attached finished garage with garage door opener (1 car)
- Utilities
- Public waterMunicipal sewer connectedSolid waste service available
- Home design
- Attached townhouseNew constructionThree or more levelsMandatory HOA, party wall agreement, planned unit development
- Construction
- Cement sidingSlab foundationCompleted constructionBuilt by Onyx & East
- Exterior features
- Covered patio/porchSidewalksLow-maintenance lifestyle
Interior
- Kitchen
- DishwasherMicrowave with hoodElectric ovenRefrigerator
- Bedrooms
- Primary bedroom with walk-in closetTwo bedrooms on the upper level
- Bathrooms
- Two full bathroomsOne half bathroomPrimary bathroom with full shower stall and double sinks
- Heating & cooling
- Forced air heating (natural gas)Central air conditioning
- Interior features
- Kitchen islandEat-in kitchenPantrySmart thermostatWalk-in closets
- Laundry & utility
- Laundry located on the upper level
Listing history 50 events
-
2026-09-24days on market $165,000 Active 76 DOM
-
2026-09-23days on market $165,000 Active 75 DOM
-
2026-09-22days on market $165,000 Active 74 DOM
-
2026-09-21days on market $165,000 Active 73 DOM
-
2026-09-20days on market $165,000 Active 72 DOM
-
2026-09-19days on market $165,000 Active 71 DOM
-
2026-09-18days on market $165,000 Active 70 DOM
-
2026-09-17days on market $165,000 Active 69 DOM
-
2026-09-16days on market $165,000 Active 68 DOM
-
2026-09-15days on market $165,000 Active 67 DOM
-
2026-09-14days on market $165,000 Active 66 DOM
-
2026-09-13days on market $165,000 Active 65 DOM
-
2026-09-12days on market $165,000 Active 64 DOM
-
2026-09-11days on market $165,000 Active 63 DOM
-
2026-09-05days on market $165,000 Active 57 DOM
-
2026-09-04days on market $165,000 Active 56 DOM
-
2026-09-03days on market $165,000 Active 55 DOM
-
2026-08-31days on market $165,000 Active 52 DOM
-
2026-08-30days on market $165,000 Active 51 DOM
-
2026-08-29days on market $165,000 Active 50 DOM
-
2026-08-28days on market $165,000 Active 49 DOM
-
2026-08-27days on market $165,000 Active 48 DOM
-
2026-08-25days on market $165,000 Active 46 DOM
-
2026-08-24days on market $165,000 Active 45 DOM
-
2026-08-23days on market $165,000 Active 44 DOM
-
2026-08-22days on market $165,000 Active 43 DOM
-
2026-08-21days on market $165,000 Active 42 DOM
-
2026-08-20statusdays on market $165,000 Active 41 DOM
-
2026-07-08status $165,000 Pending 40 DOM
-
2026-07-07days on market $165,000 Active 40 DOM
-
2026-07-06days on market $165,000 Active 39 DOM
-
2026-07-05days on market $165,000 Active 38 DOM
-
2026-07-03days on market $165,000 Active 36 DOM
-
2026-07-02days on market $165,000 Active 35 DOM
-
2026-07-01days on market $165,000 Active 34 DOM
-
2026-06-30days on market $165,000 Active 33 DOM
-
2026-06-29days on market $165,000 Active 32 DOM
-
2026-06-28days on market $165,000 Active 31 DOM
-
2026-06-27days on market $165,000 Active 30 DOM
-
2026-06-26days on market $165,000 Active 29 DOM
-
2026-06-25days on market $165,000 Active 27 DOM
-
2026-06-22days on market $165,000 Active 25 DOM
-
2026-06-21days on market $165,000 Active 24 DOM
-
2026-06-18days on market $165,000 Active 21 DOM
-
2026-06-17days on market $165,000 Active 20 DOM
-
2026-06-16days on market $165,000 Active 19 DOM
-
2026-06-15days on market $165,000 Active 18 DOM
-
2026-06-13days on market $165,000 Active 16 DOM
-
2026-06-13days on market $165,000 Active 15 DOM
-
2026-06-09days on market $165,000 Active 12 DOM
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $20,690
- − Mortgage interest
- −$19,691
- − Property taxes
- −$5,273
- − Insurance
- −$1,758
- − Repairs & maintenance
- −$1,655
- − Management
- −$1,655
- − HOA
- −$1,800
- − Depreciation
- −$10,226
- Taxable loss
- −$21,367
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$5,128
- After-tax cash flow
- $-9,478/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 · 12 photos
80/100
None rehab
This thoughtfully designed townhome is in excellent condition with modern fixtures and charm. It offers a great balance of functionality and style, making it an ideal investment property.
Value-add opportunities
- Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
- Both Installing new flooring in the kitchen and bathrooms — High-quality flooring improves the overall look and feel of the home. ↑
- Both Upgrading the kitchen appliances — Modern appliances enhance functionality and appeal to potential buyers/renters. ↑
- Both Adding smart home features — Smart home features improve convenience and attract tech-savvy buyers/renters. ↑
- Both Landscaping the front yard — A well-maintained front yard enhances curb appeal and adds value to the home. ↑
F
Composite school gradezoned avg 17/100
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
Shortridge High School
F
IN #263/369
Nat'l #9,497/17,239
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)
- 28,259
- Household income
- $72,417
- Rent vs Own
- Severe rent burden
- 12% 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 0.64)
- Race & ethnicity
- White 50% Black 32% Two or more races 10% Hispanic / Latino 7% Asian 3%
- Hispanic origin (detail)
- Mexican 4%
- Common ancestry
- Italian 3% Slovak 2% Romanian 2%
- Foreign-born
- 5% · Canada
- Languages at home
- 89% English-only · Spanish 6% Other Indo-European 2% German/W. Germanic 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
- ▼ -322.77%
- Current HPI
- 380.5407
- Rent YoY
- ▲ 6.21%
- 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 |
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| Healthcare | 1 | $177B |
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| Pharmaceuticals | 1 | $45B |
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| Metals / Steel | 1 | $18B |
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| Agriculture | 1 | $17B |
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| Packaging | 1 | $12B |
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Price history
1 event — show timeline
- 2026-05-27 Listed $165,000 MIBOR as Distributed by MLS Grid
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…