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Zip Code 46222

Indianapolis, IN • Marion County

Real Estate Market Analysis

Q3 2025 Report
$155,000 (June 2025)
Median Home Value
~28,000 (estimated)
Population
$36,000–$40,000 (below city median)
Median Income
C to C+ (state average or slightly below)
School District Rating

Market Statistics

Property Values

$155,000 (June 2025)
Median Home Value
$1,100–$1,300 (estimated, typical for area)
Median Rent
$107–$108 (June 2025)
Price per Sq Ft

Market Performance

Home Appreciation8–10.7% year-over-year (2024–2025)
Market VelocityNeutral market; homes go pending in ~28–45 days
Foreclosure RateLow to moderate (no spike reported)

Area Information

Area SizeUrban, Near Westside Indianapolis
CountyMarion
Primary CityIndianapolis

Housing Profile

Housing Statistics

Total Housing Units~8,000–9,000 (estimated)
Owner Occupied~40% (estimated, lower than city average)
Rental Properties~55% (estimated, higher rental concentration)
Vacant Units~5% (estimated)
New ConstructionLimited; most stock pre-1980s, some infill and rehab activity

Housing Types

Single-family homesDuplexesSmall multifamilyOlder bungalowsSome new infill

Demographics

~28,000 (estimated)
Population
31–33 (younger than city average)
Median Age
$36,000–$40,000 (below city median)
Median Income
~92% (unemployment ~8%)
Employment Rate
Lower college attainment; majority high school diploma or some college
Education Levels
High proportion of families with children, multi-generational households
Family Composition

Education Quality

School District Performance

C to C+ (state average or slightly below)
District Rating
School DistrictIndianapolis Public Schools (IPS)
Test ScoresBelow state average (noted achievement gaps)
Graduation Rates~74–78% (below state average)

Schools in Area

  • George Washington High School
  • Stephen Foster School 67
  • Elder W. Diggs School 42

Economic Factors

Employment & Business

Job GrowthSteady, moderate (2–3% annually)
Unemployment Rate~8% (above city average)
Business EnvironmentEmerging; small business growth, affordable commercial space
Commercial ActivityGrowing, especially near Speedway and 16th St corridor

Major Employers

  • IU Health
  • Indianapolis Motor Speedway
  • Downtown service sector
  • Logistics/warehousing

Infrastructure & Quality of Life

Infrastructure

Transportation Access

  • • I-65, I-70 access
  • • IndyGo bus lines
  • • Proximity to downtown, airport

Utilities & Services

  • • City water/sewer
  • • Electric/gas (AES, Citizens Energy)

Quality of Life

Safety & Environment

Above city average; property crime and some violent crime concerns

Urban; some air/noise pollution, but improving

Healthcare Access

  • • IU Health Methodist
  • • Eskenazi Health

Development Trends

Planned Developments

  • Small-scale infill housing
  • Retail/restaurant near Speedway
  • Community center upgrades

Infrastructure Projects

  • • Road resurfacing
  • • Sidewalk/bike lane improvements

Investment Outlook

Growth Outlook

Moderate; steady demand, especially for affordable housing

Investment Opportunities

  • • Single-family rentals
  • • Value-add rehabs
  • • Small multifamily acquisitions

Marketing Intelligence

Target Demographics

  • First-time buyers
  • Investors
  • Young families
  • Workforce renters

Competitive Advantages

  • Lower price point than most of Indianapolis
  • Strong rental demand
  • Proximity to Speedway and downtown

Pricing Strategies

Competitive pricing below city median; highlight cash flow for investors

Common Objections & Response Strategies

Objection: Crime rates are higher than average.

Response Strategy:

Highlight active neighborhood watch, improving trends, and proximity to police resources.

Objection: Schools are rated below average.

Response Strategy:

Emphasize ongoing district improvement plans, school choice options, and after-school programs.

Objection: Older housing stock needs repairs.

Response Strategy:

Point out rehabbed properties, available renovation loans, and lower entry price for value-add.

Professional Recommendations

1

Target marketing to investors and first-time buyers.

2

Highlight cash flow and appreciation potential in listings.

3

Leverage local lender and renovation loan programs.

4

Stay informed on neighborhood initiatives and development plans.

5

Network with local property managers for investor referrals.

Competitive Analysis

Comparable Markets

  • 46221 (Mars Hill)
  • 46224 (Speedway)
  • 46208 (Butler-Tarkington)

Market Positioning

Affordable, value-add, and rental-focused market

Competitive Advantages

  • Lower prices, higher rental yields, proximity to Speedway

Price Comparison

~20–30% below city median home price

Investment Metrics

7–9% (typical for value-add rentals)
Cap Rates
6–8% gross yield (single-family)
Rental Yields
~10–12 (favorable for investors)
Price-to-Rent
Strong for rehabbed or well-managed rentals
Cash Flow
5–8% annually with continued urban investment
Appreciation

Buyer Journey Insights

First-Time Buyers

Attracted by affordability; may need education on renovation and financing options.

Move-Up Buyers

Less common; may seek larger homes in adjacent zip codes.

Downsizers

Rare; area less targeted by retirees.

Investors

Strong interest in rental and rehab opportunities; focus on cash flow.

Relocators

Drawn by proximity to downtown and Speedway, but may have concerns about schools and crime.

This zip code analysis was generated using comprehensive market data and AI intelligence.

Market conditions change rapidly - consult with local real estate professionals for the most current information.

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