1725 N Livingston Ave · Indianapolis city (balance), IN 46222

$74,900

2 bd · 1.0 ba · 816 sqft · SingleFamily public records · 6 Days on market

Built 1940 5,271 sqft lot Est $122k · 39% under

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute as can be! 3 beds and 1 bathroom on the Westside! This home has fresh paint and new carpeting. The adorable red door and large fenced in yard make this one a show stopper! Available on contract to qualified buyers.

Key facts

• Close to downtown
• 5,271 sq ft lot
• Built 1940

Tags

• WEST SIDE OF INDIANAPOLIS
• CLOSE TO DOWNTOWN

Property features AI

Finance

• Other: Property type listed as residential single-family; Accessible by GPS
• Financial info: No financial details provided
• HOA & community: Not a low-maintenance lifestyle community

Exterior

• Parking: No parking details provided
• Security: No security features provided
• Utilities: Public water; Municipal sewer connected; No solid waste information provided
• Home design: Single-family residence; One story
• Construction: Aluminum siding; Crawl space foundation
• Exterior features: No fence; Lot approximately 0.12 acre (under 1/4 acre)

Interior

• Kitchen: Electric oven; Refrigerator
• Bedrooms: Three bedrooms on the main level (two approx. 10 x 10, one approx. 10 x 10 or similar dimensions listed)
• Flooring: No flooring information provided
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Natural gas heating; No cooling system
• Interior features: Attic access; Six total main-level rooms (living room, dining room, kitchen, 3 bedrooms)
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $486 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Cap rate 14.1% 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 (+2.5%/yr); 173 active listings in the ZIP; 24 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 $518 of loan paydown is wiped out by about $2k 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 + 2.5% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,900

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.58% ✓
• Cap rate: 14.08%
• Cash-on-cash: 27.82%
• DSCR: 2.24
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $122,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1954 N Exeter Ave	0.24mi	2/1.0	832 (+2%)	1mo	$72,000	$87	85
2036 N Somerset Ave	0.27mi	2/1.0	816 (0%)	10mo	$139,900	$171	79
2020 N Alton Ave	0.40mi	2/1.0	792 (-3%)	2mo	$85,000	$107	75
2010 N Exeter Ave	0.29mi	2/1.0	736 (-10%)	8mo	$140,000	$190	63
1248 N Rochester Ave	0.35mi	3/1.0 (+1)	720 (-12%)	2mo	$66,500	$92	57
1715 N Alton Ave	0.34mi	2/1.0	924 (+13%)	6mo	$80,000	$87	57
1225 N Somerset Ave	0.39mi	2/1.0	720 (-12%)	8mo	$93,000	$129	55
1623 N Centennial St	0.54mi	2/2.0	760 (-7%)	10mo	$110,000	$145	50
1209 N Centennial St	0.66mi	2/1.0	732 (-10%)	3mo	$140,000	$191	50
1205 N Centennial St	0.67mi	3/1.0 (+1)	864 (+6%)	6mo	$130,000	$150	49
2225 N Centennial St	0.70mi	2/1.0	725 (-11%)	2mo	$140,000	$193	48
1169 N Goodlet Ave	0.73mi	2/1.0	725 (-11%)	5mo	$129,000	$178	43

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 · 2.46% rent growth · sell at horizon

5-year hold

• IRR: 21.3%
• Equity multiple: 1.87×
• Total profit: $18,161
• Equity at exit: $11,168

10-year hold

• IRR: 29.1%
• Equity multiple: 3.53×
• Total profit: $52,986
• Equity at exit: $6,476

Cash invested: $20,972 (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 46222

• Home prices YoY: -16.7%
• Rents YoY: 2.5%
• Active inventory: 173
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,185 high
• Mortgage (P&I): −$393
• Tax from tax record: −$26 /mo · $309/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $486

Break-even live

Break-even rent $569

Max offer price $74,900

Occupancy floor 54%

Sensitivity live

Price	-10% $529	-5% $507	+0% $486	+5% $465	+10% $444
Rent	-10% $393	-5% $439	+0% $486	+5% $533	+10% $580
Rate	-1.0pp $524	-0.5pp $505	base $486	+0.5pp $467	+1.0pp $447

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1621 N Livingston Ave Indianapolis, IN	3.0	1.0	952	$1,300	$1.37	24d	1	0.10mi
2014 N Exeter Ave Indianapolis, IN	2.0	1.0	660	$1,295	$1.96	8d	1	0.32mi
3621 Lawnview Ln Indianapolis, IN	1.0–4.0	1.0–1.5	1012	$1,026	$1.01	3d	13	0.60mi
2011 N Kessler Boulevard Dr Indianapolis, IN	3.0	1.0	888	$1,375	$1.55	24d	1	0.70mi
925 N Somerset Ave Indianapolis, IN	3.0	1.0	1061	$1,300	$1.23	8d	1	0.77mi
1165 N Concord St Indianapolis, IN	1.0	1.0	695	$775	$1.12	44d	1	0.79mi
2418 N Centennial St Indianapolis, IN	2.0	1.0	725	$1,099	$1.52	44d	1	0.86mi
2365 N Goodlet Ave Indianapolis, IN	3.0	1.5	900	$1,099	$1.22	24d	1	0.92mi
1409 N Warman Ave Indianapolis, IN	2.0	1.0	816	$1,300	$1.59	21d	1	0.94mi
2701 W 17th St Indianapolis, IN	2.0	1.0	810	$899	$1.11	8d	1	0.94mi
1545 N Main St Speedway, IN	1.0–2.0	1.0–2.0	891	$1,972	$2.21	8d	9	0.96mi
2774 Pixel DR Indianapolis, IN	1.0	1.0	750	$1,100	$1.47	44d	1	0.97mi
3014 W 10th St Indianapolis, IN	2.0	1.0	850	$749	$0.88	44d	1	0.98mi
3014 W 10th St Unit 1 Indianapolis, IN	2.0	1.0	850	$749	$0.88	24d	1	0.98mi
1155 N Holmes Ave Indianapolis, IN	3.0	1.0	952	$2,800	$2.94	4d	1	1.05mi
2106 Cold Spring Rd Indianapolis, IN	2.0	1.0–1.5	940	$1,189	$1.26	4d	4	1.11mi
771 Haugh St Indianapolis, IN	2.0	1.0	714	$1,250	$1.75	21d	1	1.16mi
2 Philip Ct Indianapolis, IN	3.0	1.0	1000	$1,295	$1.29	24d	1	1.19mi
2930 Lafayette Rd Indianapolis, IN	2.0	1.0	642	$1,108	$1.72	3d	5	1.25mi
1411 N Pershing Ave Indianapolis, IN	1.0	1.0	700	$850	$1.21	44d	1	1.28mi
2907 Corvallis Cres Indianapolis, IN	3.0	1.5	1104	$1,200	$1.09	24d	1	1.28mi
2907 Corvallis Cres Indianapolis, IN	3.0	1.0	1104	$1,200	$1.09	44d	1	1.28mi
2602 Mansion Dr Indianapolis, IN	2.0–3.0	2.0	1850	$1,379	$0.75	8d	6	1.30mi
411 N Centennial St Indianapolis, IN	2.0	1.0	750	$995	$1.33	8d	1	1.31mi

Listing history 6 events

1. 2026-06-15
   status $74,900 Pending 6 DOM
2. 2026-06-15
   days on market $74,900 Active 6 DOM
3. 2026-06-13
   days on market $74,900 Active 4 DOM
4. 2026-06-13
   days on market $74,900 Active 3 DOM
5. 2026-06-10
   remarks 274-char remark
6. 2026-06-10
   listed $74,900 Active 1 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: $309 · $26/mo
• Projected year-2 tax: $473 · $39/mo
• Expected delta: +$164/yr (+$14/mo · 53.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $14,215
• − Mortgage interest: −$4,196
• − Property taxes: −$309
• − Insurance: −$374
• − Repairs & maintenance: −$1,137
• − Management: −$1,137
• − Depreciation: −$2,179
• Taxable income: $4,883
• Est. tax owed @ 24.0%: −$1,172
• After-tax cash flow: $4,662/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): 38,887
• Household income: $50,783
• Rent vs Own: 51.7% rent · 48.3% own
• Severe rent burden: 1750.0

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: White 32% Black 30% Hispanic / Latino 30% Two or more races 12% Asian 2%
• Hispanic origin (detail): Mexican 24% Puerto Rican 1%
• Common ancestry: Lithuanian 1% Iranian 1% Slovak 1%
• Foreign-born: 21% · Canada, Jamaica
• Languages at home: 67% English-only · Spanish 25% Other Indo-European 3% Arabic 2%

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: ▼ -75.47%
• Current HPI: 375.8479
• Rent YoY: ▲ 2.46%
• 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

+7.0% since first listed

5 events — show timeline

• 2026-06-09 Listed $74,900 MIBOR as Distributed by MLS Grid
• 2020-05-18 Sold (Public Records) $70,000 Public Records
• 2020-05-11 Sold (MLS) $70,000 MIBOR as Distributed by MLS Grid
• 2020-03-16 Pending — MIBOR as Distributed by MLS Grid
• 2020-03-11 Listed $70,000 MIBOR as Distributed by MLS Grid

Property tax history

-4.5%/yr

Latest (2025): $309 · -43.7% YoY. Source: county tax records.