1125 N Oakland Ave · Indianapolis city (balance), IN 46201

$124,900

2 bd · 1.0 ba · 2,044 sqft · SingleFamily public records · 38 Days on market

Built 1920 6,098 sqft lot $61/sqft · 40% below area Est $215k · 42% under

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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 +18.6/30.0
• ARV discount +15.0/15.0
• 1% rule +7.1/10.0
• DSCR +5.8/10.0
• 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 MLS

Investors come take a look at the potential with this bungalow in an up and coming area. This home features 2 bedrooms on the main level, open living and dining area, kitchen, and fireplace. There is also stair access to finished attic space for possible 3rd bedroom or bonus room. There is a full unfinished basement. The home has alley access and space for a future garage plus a large back yard. The front covered porch is great for enjoying quiet evenings. The potential is only limited to your renovation ideas. Must see as it will not last long in this area!

Key facts

• Raised ceilings
• Open floor plan
• Area renovations

Tags

• INVESTMENT OPPORTUNITY
• AREA RENOVATIONS
• EXTERIOR IMPROVEMENTS
• OPEN FLOOR PLAN
• RAISED CEILINGS

Property features AI

Finance

• Other: Under 1/4 acre lot (approximately 0.14 acre); Total building area 2,108; main/living area 1,054; Basement present (unfinished)

Exterior

• Parking: No garage square footage reported
• Utilities: Public water; Municipal sewer connected; No solid waste service listed
• Home design: Single family residence; One level; Faces west; Property listed as fixer condition
• Construction: Wood siding; Block foundation
• Exterior features: Covered patio/porch; Deck

Interior

• Kitchen: No appliances included
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: No heating; No cooling
• Interior features: Attic access; High ceilings; Unfinished basement; One fireplace in the living room
• Laundry & utility: No specific laundry appliances listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $120 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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.
• 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 37% 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 $864 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 $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 25y 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.
• Current owner paid $94k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $121,153 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.21% ✓
• Cap rate: 7.45%
• Cash-on-cash: 4.13%
• DSCR: 1.18
• GRM: 6.9

CMA / ARV

• ARV (median comp): $215,288
• List price: $124,900
• Delta: -41.98%
• 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
952 N Lasalle St	0.22mi	3/1.5 (+1)	2,064 (+1%)	3mo	$140,000	$68	79
3601 Brookside Parkway South Dr	0.54mi	2/1.0	2,050 (+0%)	1mo	$121,000	$59	74
1106 N Kealing Ave	0.44mi	2/1.0	2,124 (+4%)	2mo	$155,000	$73	71
1366 N Lasalle St	0.25mi	2/1.5	1,870 (-8%)	1mo	$203,000	$109	71
825 N Lasalle St	0.38mi	2/1.0	2,194 (+7%)	2mo	$182,000	$83	68
812 N Parker Ave	0.38mi	2/2.0	2,178 (+7%)	2mo	$78,000	$36	66
2528 E 17th St	0.57mi	2/2.0	1,978 (-3%)	2mo	$227,500	$115	63
629 N Keystone Ave	0.63mi	3/2.0 (+1)	2,038 (-0%)	2mo	$295,000	$145	60
809 N Rural St	0.42mi	3/3.0 (+1)	2,159 (+6%)	2mo	$300,000	$139	56
911 N Olney St	0.39mi	3/3.0 (+1)	1,855 (-9%)	1mo	$210,000	$113	52
958 N Denny St	0.66mi	3/1.0 (+1)	2,300 (+12%)	2mo	$139,000	$60	41
1106 N Hamilton Ave	0.70mi	3/3.0 (+1)	1,774 (-13%)	1mo	$425,000	$240	31

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: -4.0%
• Equity multiple: 0.84×
• Total profit: $-5,569
• Equity at exit: $18,623

10-year hold

• IRR: 10.8%
• Equity multiple: 2.04×
• Total profit: $36,354
• Equity at exit: $10,799

Cash invested: $34,972 (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 46201

• Home prices YoY: -33.9%
• Rents YoY: 7.3%
• Active inventory: 483
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,513 high
• Mortgage (P&I): −$655
• Tax from tax record: −$368 /mo · $4,411/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $120

Break-even live

Break-even rent $1,360

Max offer price $124,900

Occupancy floor 87%

Sensitivity live

Price	-10% $191	-5% $156	+0% $120	+5% $85	+10% $50
Rent	-10% $1	-5% $61	+0% $120	+5% $180	+10% $240
Rate	-1.0pp $183	-0.5pp $152	base $120	+0.5pp $88	+1.0pp $55

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1214 N Oakland Ave Indianapolis, IN	3.0	2.0	1464	$1,350	$0.92	15d	1	0.08mi
1216 N Oakland Ave Indianapolis, IN	3.0	2.0	1464	$1,550	$1.06	15d	1	0.08mi
909 N Lasalle St Indianapolis, IN	3.0	2.0	1717	$1,600	$0.93	45d	1	0.28mi
960 Eastern Ave Indianapolis, IN	3.0	1.5	1616	$1,500	$0.93	25d	1	0.33mi
960 Eastern Ave Indianapolis, IN	3.0	1.5	1616	$1,500	$0.93	45d	1	0.33mi
852 N Rural St Indianapolis, IN	2.0	1.5	1528	$1,300	$0.85	25d	1	0.37mi
1519 N Gale St Indianapolis, IN	2.0	1.5	1552	$1,295	$0.83	45d	1	0.47mi
1623 N Rural St Indianapolis, IN	2.0	1.0	1452	$875	$0.60	45d	1	0.49mi
515 N Oxford St Indianapolis, IN	2.0	1.5	1728	$1,050	$0.61	4d	1	0.58mi
2536 E 17th St Indianapolis, IN	2.0	2.0	2086	$1,450	$0.70	5d	1	0.59mi
2418 E 16th St Indianapolis, IN	2.0	1.5	1863	$2,125	$1.14	25d	1	0.59mi
2822 E Michigan St Indianapolis, IN	3.0	2.0	1918	$1,999	$1.04	23d	1	0.61mi
826 N Beville Ave Indianapolis, IN	3.0	1.0	1472	$1,295	$0.88	3d	1	0.64mi
826 N Beville Ave Indianapolis, IN	3.0	1.0	1472	$1,295	$0.88	5d	1	0.64mi
940 Jefferson Ave Unit 1 Indianapolis, IN	3.0	1.5	1500	$1,400	$0.93	23d	1	0.66mi
656 N Beville Ave Indianapolis, IN	3.0	2.5	2121	$3,500	$1.65	25d	1	0.68mi
408 N Dearborn St Indianapolis, IN	3.0	2.5	1740	$1,750	$1.01	45d	1	0.69mi
1927 N Dearborn St Indianapolis, IN	3.0	1.0	2182	$1,495	$0.69	45d	1	0.71mi
635 Jefferson Ave Indianapolis, IN	3.0	1.5	1744	$1,700	$0.97	45d	1	0.72mi
420 Eastern Ave Indianapolis, IN	3.0	1.0	1900	$1,325	$0.70	45d	1	0.74mi
409 N Temple Ave Indianapolis, IN	3.0	2.0	2106	$1,650	$0.78	45d	1	0.76mi
945 Woodruff Place Middle Dr Unit 4 Indianapolis, IN	2.0	1.5	1532	$1,595	$1.04	45d	1	0.87mi
238 Eastern Ave Indianapolis, IN	3.0	2.0	1850	$1,900	$1.03	25d	1	0.88mi
801 N Gladstone Ave Indianapolis, IN	3.0	1.5	1776	$1,225	$0.69	45d	1	0.93mi
3712 E Market St Indianapolis, IN	3.0	1.0	1800	$1,450	$0.81	16d	1	0.94mi
642 N Colorado Ave Indianapolis, IN	3.0	2.0	1572	$1,450	$0.92	45d	1	0.99mi
614 N Colorado Ave Indianapolis, IN	2.0	2.0	1736	$1,200	$0.69	25d	1	1.02mi
47 Keystone Ave Indianapolis, IN	3.0	2.5	1600	$2,500	$1.56	45d	1	1.07mi
43 Keystone Ave Indianapolis, IN	3.0	2.5	1600	$2,291	$1.43	17d	1	1.07mi
41 Keystone Ave Indianapolis, IN	3.0	2.5	1600	$2,500	$1.56	45d	1	1.07mi
49 S Lasalle St Unit 1540092P Indianapolis, IN	3.0	2.0	1991	$3,053	$1.53	4d	1	1.08mi
1706 Ingram St Indianapolis, IN	3.0	2.0	2592	$2,000	$0.77	9d	1	1.10mi
325 N Gladstone Ave Indianapolis, IN	3.0	2.0	2580	$1,285	$0.50	45d	1	1.10mi
323 N Gladstone Ave Indianapolis, IN	3.0	2.0	2580	$1,285	$0.50	45d	1	1.11mi
119 N Grant Ave Indianapolis, IN	3.0	1.0	1408	$1,195	$0.85	45d	1	1.11mi
21 N Colorado Ave Indianapolis, IN	3.0	1.5	1520	$2,000	$1.32	45d	1	1.27mi
1314 E 10th St Indianapolis, IN	2.0	2.0	1701	$1,650	$0.97	45d	1	1.27mi
22 Hendricks Pl Unit 22 Indianapolis, IN	3.0	1.5	1730	$1,600	$0.92	19d	1	1.28mi
1531 Sturm Ave Indianapolis, IN	3.0	2.0	1806	$1,515	$0.84	25d	1	1.29mi
1529 Sturm Ave Indianapolis, IN	3.0	2.0	1806	$1,515	$0.84	25d	1	1.29mi

Listing history 28 events

1. 2026-06-21
   days on market $124,900 Active 38 DOM
2. 2026-06-18
   days on market $124,900 Active 35 DOM
3. 2026-06-17
   days on market $124,900 Active 34 DOM
4. 2026-06-16
   days on market $124,900 Active 33 DOM
5. 2026-06-15
   days on market $124,900 Active 32 DOM
6. 2026-06-13
   days on market $124,900 Active 30 DOM
7. 2026-06-13
   days on market $124,900 Active 29 DOM
8. 2026-06-09
   days on market $124,900 Active 26 DOM
9. 2026-06-08
   days on market $124,900 Active 25 DOM
10. 2026-06-07
    days on market $124,900 Active 24 DOM
11. 2026-06-03
    pricedays on market $124,900 Active 20 DOM
12. 2026-06-02
    days on market $129,900 Active 19 DOM
13. 2026-06-01
    days on market $129,900 Active 18 DOM
14. 2026-05-31
    days on market $129,900 Active 17 DOM
15. 2026-05-14
    listed $129,900 Active 545-char remark
16. 2024-04-12
    soldstatus $93,500 Closed 571-char remark

    Show marketing remark (571 chars)

    Investors come take a look at the potential with this bungalow in an up and coming area. This home features 2 bedrooms on the main level, open living and dining area, kitchen, and fireplace. There is also stair access to finished attic space for possible 3rd bedroom or bonus room. There is a full unfinished basement. The home has alley access and space for a future garage plus a large back yard. The front covered porch is great for enjoying quiet evenings. The potential is only limited to your renovation ideas. Must see as it will not last long in this area!

17. 2024-03-25
    status Pending 571-char remark

    Show marketing remark (571 chars)

    Investors come take a look at the potential with this bungalow in an up and coming area. This home features 2 bedrooms on the main level, open living and dining area, kitchen, and fireplace. There is also stair access to finished attic space for possible 3rd bedroom or bonus room. There is a full unfinished basement. The home has alley access and space for a future garage plus a large back yard. The front covered porch is great for enjoying quiet evenings. The potential is only limited to your renovation ideas. Must see as it will not last long in this area!

18. 2024-03-11
    listed $100,000 Active 571-char remark

    Show marketing remark (571 chars)

    Investors come take a look at the potential with this bungalow in an up and coming area. This home features 2 bedrooms on the main level, open living and dining area, kitchen, and fireplace. There is also stair access to finished attic space for possible 3rd bedroom or bonus room. There is a full unfinished basement. The home has alley access and space for a future garage plus a large back yard. The front covered porch is great for enjoying quiet evenings. The potential is only limited to your renovation ideas. Must see as it will not last long in this area!

19. 2006-08-20
    historical
20. 2006-05-23
    listed $67,500
21. 2003-10-28
    historical
22. 2003-10-24
    soldstatus $16,000
23. 2003-05-19
    listed $19,900
24. 2003-05-01
    listed $32,900
25. 2001-12-31
    historical
26. 2001-07-13
    listed $59,900
27. 2001-05-28
    soldstatus $20,000
28. 2001-04-23
    listed $25,500

ⓘ 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: $4,411 · $368/mo
• Projected year-2 tax: $4,411 · $368/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 4/10 Moderate 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $18,153
• − Mortgage interest: −$6,996
• − Property taxes: −$4,411
• − Insurance: −$624
• − Repairs & maintenance: −$1,452
• − Management: −$1,452
• − Depreciation: −$3,633
• Taxable loss: −$417
• Est. tax savings @ 24.0%: +$100
• After-tax cash flow: $1,546/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

+389.8% since first listed

15 events — show timeline

• 2026-06-02 Price Changed $124,900 MIBOR as Distributed by MLS Grid
• 2026-05-14 Listed $129,900 MIBOR as Distributed by MLS Grid
• 2024-04-12 Sold (MLS) $93,500 MIBOR as Distributed by MLS Grid
• 2024-03-25 Pending — MIBOR as Distributed by MLS Grid
• 2024-03-11 Listed $100,000 MIBOR as Distributed by MLS Grid
• 2006-08-20 Listing Removed — MIBOR as Distributed by MLS Grid
• 2006-05-23 Listed $67,500 MIBOR as Distributed by MLS Grid
• 2003-10-28 Listing Removed — MIBOR as Distributed by MLS Grid
• 2003-10-24 Sold (MLS) $16,000 MIBOR as Distributed by MLS Grid
• 2003-05-19 Listed $19,900 MIBOR as Distributed by MLS Grid
• 2003-05-01 Listed $32,900 MIBOR as Distributed by MLS Grid
• 2001-12-31 Listing Removed — MIBOR as Distributed by MLS Grid
• 2001-07-13 Listed $59,900 MIBOR as Distributed by MLS Grid
• 2001-05-28 Sold (MLS) $20,000 MIBOR as Distributed by MLS Grid
• 2001-04-23 Listed $25,500 MIBOR as Distributed by MLS Grid

Property tax history

+33.7%/yr

Latest (2025): $4,411 · +17.7% YoY. Source: county tax records.