Indianapolis 46218
Marion County, IN · 16,032 properties · updated 7/5/2026
Should you buy here?buyer-timing lens
66affordability /100
Buyer leverage is seller slight; weigh payment burden and the 3-lens valuation before bidding.
Payment burden
20.7%
affordable
Days on market
29
daily
Price cuts
24.5%
of active
Valuation
-16.3%
vs assessor
64
/100
stable
cooling · seller slight · prices easing year-over-year.
Verdict grades housing conditions; buyer-timing, investor cash-flow, supply-tightness and county macro scores answer different questions — each in its own section.
Buyer / sellerbuyer-timing lens
Seller's Market
DOM: 47d (stable) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)0
Valuation Gap (25%)40
Supply & Demand (20%)100
Buy vs Rent (15%)0
Cancellation Rate (10%)0
Days on Market (5%)60
Seller-favored market in 46218. Expect to pay at or near list price. Payment burden: 20.7% of median income. Median days on market: 47.
Buyer Caution
Seller's market. Be prepared to pay near list price.
Competitive market similar to 2021-2022 — limited inventory driving prices above fundamentals.
COOLINGSELLER SLIGHT
Market is cooling with expanding inventory. Sellers hold a slight edge. Prices down 2.5% YoY.
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Market snapshoteach number, once
Median price
$118,267
▾ 2.5% YoY
Days on market
29
daily · zip_data
Median rent
$1,205
ZORI
Investor score
80/100
cash-flow lens
Active listings
154
90-day
Valuation3 lenses, different anchors
vs assessor
-16.3%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$99,000
county CAMA · properties_v
vs income
—
Fair-value model not available for this market.
fair_value_scores · 10-state coverage
vs county comps
+77.7%
County-wide market — the widest, slowest signal.
Marion+77.7%
Lotvox comps · mv_valuation_gap
Read together: Above county comps but sustainable on local incomes.
Pricing detail
Price / sqft$15
Price-to-income3.4×
How 46218 ranks in IN
percentile vs all IN ZIPs
Comparative ranking not available for this ZIP.
Affordability, supply & momentum
32SUPPLY
BalancedSupply Tightness
Supply and demand are roughly even — standard negotiation dynamics.
Months of Supply13.1 mo
Days on Market29d
Inv vs History+10.7%
Listing Density--
Market dynamics
Price cut %24.5%
Momentumcooling
LeverageSELLER SLIGHT
Months of supply13.1
Sales (90d)0
Investment analysis
Median rent$1,205
Price-to-rent8.2
Est. cap rate7.9%
Buy vs rentfavors buying
Livability
Walk score5
Transit score20
Bike score—
Historical trends
Marion County contextmacro · jobs · debt · migration
ZIP score grades housing; county score adds macro distress (jobs, debt, poverty). They answer different questions.