1625 Finley Ave · Indianapolis city (balance), IN 46203

$104,900

2 bd · 1.0 ba · 825 sqft · SingleFamily public records · 34 Days on market

Built 1927 6,011 sqft lot $127/sqft · 20% below area Est $163k · 36% 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 +18.2/30.0
• ARV discount +15.0/15.0
• 1% rule +5.9/10.0
• DSCR +5.7/10.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity on the southside of Indianapolis! This home offers a functional layout with comfortable living space and a nice yard, perfect for relaxing or entertaining. Conveniently located near downtown, Fountain Square, shopping, dining, and major highways for an easy commute. Ideal for first-time buyers or investors looking for strong potential. Don't miss this one!

Key facts

• Near dining
• Near shopping
• Near downtown

Tags

• FUNCTIONAL LAYOUT
• NICE YARD
• NEAR DOWNTOWN
• NEAR FOUNTAIN SQUARE
• NEAR SHOPPING
• NEAR DINING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $94 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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 (+2.9%/yr); 499 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); 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 $725 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.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y 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 $16k; list at $105k implies a 558% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $101,753 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.09% ✓
• Cap rate: 7.36%
• Cash-on-cash: 3.82%
• DSCR: 1.17
• GRM: 7.6

CMA / ARV

• ARV (median comp): $162,707
• List price: $104,900
• Delta: -35.53%
• 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
1418 Finley Ave	0.20mi	2/1.0	844 (+2%)	1mo	$55,000	$65	85
1637 Hoefgen St	0.07mi	2/1.0	780 (-6%)	4mo	$90,000	$115	84
1431 Finley Ave	0.18mi	2/1.0	858 (+4%)	3mo	$75,000	$87	82
2237 Villa Ave	0.43mi	3/1.0 (+1)	846 (+2%)	1mo	$175,000	$207	70
2822 Tindall St	0.46mi	3/1.0 (+1)	864 (+5%)	5mo	$185,000	$214	62
2343 Saint Peter St	0.54mi	3/1.0 (+1)	864 (+5%)	3mo	$113,000	$131	60
1517 E Kelly St	0.23mi	3/2.0 (+1)	912 (+10%)	4mo	$167,500	$184	59
2876 Tindall St	0.56mi	2/1.0	912 (+10%)	1mo	$75,000	$82	55
2343 Cameron St	0.68mi	2/1.0	768 (-7%)	3mo	$150,000	$195	54
2541 Saint Peter St	0.54mi	3/1.0 (+1)	910 (+10%)	2mo	$115,000	$126	51
2029 Reformers Ave	0.65mi	3/1.0 (+1)	875 (+6%)	6mo	$95,000	$109	50
2062 Calhoun St	0.65mi	2/1.0	720 (-13%)	2mo	$149,900	$208	46

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 · 2.88% rent growth · sell at horizon

5-year hold

• IRR: -10.4%
• Equity multiple: 0.62×
• Total profit: $-11,109
• Equity at exit: $15,641

10-year hold

• IRR: -1.1%
• Equity multiple: 0.92×
• Total profit: $-2,283
• Equity at exit: $9,070

Cash invested: $29,372 (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 46203

• Home prices YoY: -26.7%
• Rents YoY: 2.9%
• Active inventory: 499
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,146 high
• Mortgage (P&I): −$550
• Tax from tax record: −$218 /mo · $2,613/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $94

Break-even live

Break-even rent $1,027

Max offer price $104,900

Occupancy floor 87%

Sensitivity live

Price	-10% $153	-5% $123	+0% $94	+5% $64	+10% $34
Rent	-10% $3	-5% $48	+0% $94	+5% $139	+10% $184
Rate	-1.0pp $146	-0.5pp $120	base $94	+0.5pp $66	+1.0pp $39

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1637 Hoefgen St Indianapolis, IN	2.0	1.0	780	$1,000	$1.28	45d	1	0.09mi
1604 E Kelly St Indianapolis, IN	2.0	1.0	800	$1,025	$1.28	11d	1	0.22mi
1604 E Kelly St Indianapolis, IN	2.0	1.0	750	$1,025	$1.37	19d	1	0.22mi
2469 Dawson St Indianapolis, IN	2.0	1.0	700	$949	$1.36	4d	4	0.23mi
1706 E Tabor St Unit 1708 Indianapolis, IN	3.0	1.0	1000	$1,300	$1.30	8d	1	0.30mi
1409 E Tabor St Indianapolis, IN	1.0	1.0	528	$775	$1.47	24d	1	0.31mi
1549 Nelson Ave Indianapolis, IN	3.0	1.0	950	$1,380	$1.45	45d	1	0.33mi
2525 Shelby St Unit 1 Indianapolis, IN	1.0	1.0	600	$865	$1.44	4d	1	0.40mi
2525 Shelby St Unit 4 Indianapolis, IN	1.0	1.0	600	$775	$1.29	24d	1	0.41mi
2555 Shelby St Unit 2559 Indianapolis, IN	1.0	1.0	717	$1,250	$1.74	45d	1	0.43mi
2633 S Randolph St Unit b Indianapolis, IN	2.0	1.0	900	$995	$1.11	24d	1	0.43mi
2633 S Randolph St Indianapolis, IN	2.0	1.0	900	$995	$1.11	11d	1	0.43mi
1144 McDougal St Indianapolis, IN	3.0	1.0	876	$1,500	$1.71	23d	1	0.55mi
1011 E Raymond St Indianapolis, IN	2.0	2.0	1100	$1,350	$1.23	24d	1	0.59mi
2036 Calhoun St Indianapolis, IN	2.0	1.0	880	$1,200	$1.36	8d	1	0.63mi
2430 E Kelly St Indianapolis, IN	2.0	1.0	965	$949	$0.98	45d	1	0.69mi
2103 Ringgold Ave Indianapolis, IN	1.0	1.0	1090	$775	$0.71	15d	1	0.69mi
1815 Dawson St Unit 1815 Indianapolis, IN	2.0	1.0	1019	$999	$0.98	16d	1	0.73mi
2948 Shelby St Unit D Indianapolis, IN	2.0	1.0	750	$1,025	$1.37	45d	1	0.79mi
1727 S Randolph St Indianapolis, IN	1.0	1.0	616	$950	$1.54	45d	1	0.82mi
1637 S State Ave Indianapolis, IN	2.0	1.5	816	$900	$1.10	19d	1	0.86mi
1640 Asbury St Indianapolis, IN	1.0	1.0	700	$850	$1.21	45d	1	0.87mi
3146 Asbury St Indianapolis, IN	2.0	1.0	728	$850	$1.17	8d	1	0.91mi
1543 S State Ave Indianapolis, IN	2.0	1.0	1086	$1,100	$1.01	8d	1	0.92mi
1620 E Palmer St Indianapolis, IN	2.0	1.0	824	$1,200	$1.46	24d	1	0.92mi
1534 Dawson St Indianapolis, IN	3.0	1.0	1040	$1,499	$1.44	24d	1	0.96mi
823 Iowa St Indianapolis, IN	2.0	1.0	812	$1,100	$1.35	45d	1	1.01mi
1861 Orleans St Indianapolis, IN	1.0	1.0	552	$2,500	$4.53	24d	1	1.01mi
944 E Minnesota St Indianapolis, IN	2.0	2.0	944	$1,299	$1.38	45d	1	1.02mi
1503 Dawson St Indianapolis, IN	2.0	1.0	700	$1,200	$1.71	45d	1	1.02mi
620 E Beecher St Indianapolis, IN	3.0	2.0	1072	$1,639	$1.53	21d	1	1.03mi
3311 Linden St Indianapolis, IN	3.0	1.0	1056	$1,150	$1.09	45d	1	1.05mi
2760 S East St Indianapolis, IN	2.0–3.0	2.0	1072	$895	$0.83	4d	3	1.05mi
272 Hoefgen St Unit 1336809P Indianapolis, IN	2.0	1.0	592	$2,055	$3.47	3d	1	1.06mi
2830 S East St Indianapolis, IN	2.0	1.0	656	$1,200	$1.83	45d	1	1.07mi
1026 Laurel St Indianapolis, IN	1.0	1.0	655	$860	$1.31	45d	1	1.07mi
2209 Ransdell St Indianapolis, IN	2.0	1.0	710	$900	$1.27	45d	1	1.08mi
265 E Southern Ave Indianapolis, IN	1.0–2.0	1.0	800	$1,150	$1.44	3d	2	1.10mi
3334 Laurel St Indianapolis, IN	3.0	1.0	1068	$1,200	$1.12	21d	1	1.10mi
2236 Ransdell St Indianapolis, IN	2.0	1.0	850	$1,150	$1.35	45d	1	1.11mi

Listing history 5 events

1. 2026-05-15
   price $104,900 376-char remark

   Show marketing remark (376 chars)

   Great opportunity on the southside of Indianapolis! This home offers a functional layout with comfortable living space and a nice yard, perfect for relaxing or entertaining. Conveniently located near downtown, Fountain Square, shopping, dining, and major highways for an easy commute. Ideal for first-time buyers or investors looking for strong potential. Don't miss this one!

2. 2026-04-17
   listed $109,900 Active 376-char remark

   Show marketing remark (376 chars)

   Great opportunity on the southside of Indianapolis! This home offers a functional layout with comfortable living space and a nice yard, perfect for relaxing or entertaining. Conveniently located near downtown, Fountain Square, shopping, dining, and major highways for an easy commute. Ideal for first-time buyers or investors looking for strong potential. Don't miss this one!

3. 2010-08-27
   historical 373-char remark

   Show marketing remark (373 chars)

   Auction 8/16/10 @ 6pm & Personal Property Auction 8/12/10 @ Heimel Auctions. Real estate offers welcome prior to auction. Home has long time occupant and you must see inside. Some original woodwork, hardwood floors, updated furnace. Laundry hook-up in basement. Separate dining room with attached living room. Large 2-car garage. Enclosed front porch, fenced rear yard.

4. 2010-08-25
   soldstatus $15,950 373-char remark

   Show marketing remark (373 chars)

   Auction 8/16/10 @ 6pm & Personal Property Auction 8/12/10 @ Heimel Auctions. Real estate offers welcome prior to auction. Home has long time occupant and you must see inside. Some original woodwork, hardwood floors, updated furnace. Laundry hook-up in basement. Separate dining room with attached living room. Large 2-car garage. Enclosed front porch, fenced rear yard.

5. 2010-07-28
   listed $34,900 373-char remark

   Show marketing remark (373 chars)

   Auction 8/16/10 @ 6pm & Personal Property Auction 8/12/10 @ Heimel Auctions. Real estate offers welcome prior to auction. Home has long time occupant and you must see inside. Some original woodwork, hardwood floors, updated furnace. Laundry hook-up in basement. Separate dining room with attached living room. Large 2-car garage. Enclosed front porch, fenced rear yard.

ⓘ 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: $2,613 · $218/mo
• Projected year-2 tax: $2,613 · $218/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 ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $13,748
• − Mortgage interest: −$5,876
• − Property taxes: −$2,613
• − Insurance: −$524
• − Repairs & maintenance: −$1,100
• − Management: −$1,100
• − Depreciation: −$3,052
• Taxable loss: −$517
• Est. tax savings @ 24.0%: +$124
• After-tax cash flow: $1,246/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): 37,758
• Household income: $57,393
• Rent vs Own: 42.2% rent · 57.8% own
• Severe rent burden: 1499.0

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 (69%)
• Race & ethnicity: White 69% Hispanic / Latino 14% Black 12% Two or more races 8% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 12% Puerto Rican 1%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 8% · Canada
• Languages at home: 88% English-only · Spanish 10% Other Indo-European 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: ▼ -127.37%
• Current HPI: 349.579
• Rent YoY: ▲ 2.88%
• 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

+200.6% since first listed

5 events — show timeline

• 2026-05-15 Price Changed $104,900 MIBOR as Distributed by MLS Grid
• 2026-04-17 Listed $109,900 MIBOR as Distributed by MLS Grid
• 2010-08-27 Listing Removed — MIBOR as Distributed by MLS Grid
• 2010-08-25 Sold (MLS) $15,950 MIBOR as Distributed by MLS Grid
• 2010-07-28 Listed $34,900 MIBOR as Distributed by MLS Grid

Property tax history

+14.1%/yr

Latest (2025): $2,613 · +12.5% YoY. Source: county tax records.