2005 Euclid Dr · Anderson, IN 46011

$69,900

2 bd · 1.0 ba · 823 sqft · SingleFamily public records · 3 Days on market

Built 1939 7,500 sqft lot Est $109k · 36% under

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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
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

This home has all the makings of a super cute ranch. Updated electrical and original hardwoods. Detached garage, front porch and large backyard. Huge basement for extra storage or to eventually finish.

Key facts

• Updated electrical
• Huge basement
• Original hardwoods

Tags

• UPDATED ELECTRICAL
• ORIGINAL HARDWOODS
• DETACHED GARAGE
• FRONT PORCH
• LARGE BACKYARD
• HUGE BASEMENT

Property features AI

Exterior

• Parking: Detached 1-car garage (approx. 240 sq ft)
• Utilities: Public water; Municipal sewer connected; No solid waste service listed
• Home design: Single-family residence; One level; East-facing
• Construction: Vinyl siding; Block foundation
• Exterior features: No fence; Lot under 1/4 acre

Interior

• Kitchen: Kitchen; Breakfast room
• Bedrooms: 2 bedrooms (both on main level)
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Hardwood floors; Basement
• Laundry & utility: No appliances reported

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $319 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Cap rate 11.8% vs local median 6.5% in Anderson — 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 60/100 on livability (#521 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, crime D-, amenities F.
• Anderson Community School Corporation (urban): math 15% / reading 23% proficiency, ranked #280 of 301 in IN (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 105 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; 184 units permitted in Madison County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Madison County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $69,900

Questions for the listing agent

1. Built in 1939 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.52% ✓
• Cap rate: 11.78%
• Cash-on-cash: 19.58%
• DSCR: 1.87
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $108,636
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1820 Euclid Dr	0.09mi	2/1.0	800 (-3%)	1mo	$68,000	$85	90
2116 Manger Ln	0.23mi	2/1.0	764 (-7%)	2mo	$130,000	$170	76
3140 W 18th St	0.26mi	2/1.0	832 (+1%)	12mo	$161,000	$194	76
2208 Euclid Dr	0.15mi	2/1.0	874 (+6%)	22mo	$58,500	$67	64
1620 Euclid Dr	0.22mi	2/1.0	913 (+11%)	14mo	$127,000	$139	60
2610 W 18th St	0.53mi	3/1.0 (+1)	900 (+9%)	13mo	$119,000	$132	44
1819 Horton Dr	0.39mi	3/1.0 (+1)	936 (+14%)	20mo	$70,000	$75	37
2509 Horton Dr	0.59mi	2/1.0	900 (+9%)	24mo	$90,000	$100	37
2517 Horton Dr	0.56mi	3/1.0 (+1)	936 (+14%)	12mo	$128,000	$137	36

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.7%
• Equity multiple: 1.46×
• Total profit: $9,052
• Equity at exit: $10,422

10-year hold

• IRR: 20.7%
• Equity multiple: 2.75×
• Total profit: $34,225
• Equity at exit: $6,044

Cash invested: $19,572 (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 46011

• Home prices YoY: -25.0%
• Active inventory: 105
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,059 high
• Mortgage (P&I): −$367
• Tax from tax record: −$122 /mo · $1,460/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $319

Break-even live

Break-even rent $655

Max offer price $69,900

Occupancy floor 65%

Sensitivity live

Price	-10% $359	-5% $339	+0% $319	+5% $300	+10% $280
Rent	-10% $236	-5% $278	+0% $319	+5% $361	+10% $403
Rate	-1.0pp $355	-0.5pp $337	base $319	+0.5pp $301	+1.0pp $283

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1708 Euclid Dr Anderson, IN	2.0	1.0	732	$1,225	$1.67	44d	1	0.18mi
2705 Horton Dr Anderson, IN	3.0	1.0	936	$1,050	$1.12	21d	1	0.48mi
1404 Walton St Anderson, IN	3.0	1.0	1090	$995	$0.91	44d	1	0.93mi
2203 W 28th St Anderson, IN	3.0	1.0	1068	$1,000	$0.94	44d	1	0.99mi
2719 Dewey St Anderson, IN	2.0	1.0	877	$1,150	$1.31	44d	1	1.03mi
1720 Nelle St Anderson, IN	2.0	1.0	768	$1,100	$1.43	24d	1	1.10mi
2613 Louise St Anderson, IN	2.0	1.0	1096	$950	$0.87	22d	1	1.11mi
1136 Irving Way Anderson, IN	2.0	1.0	900	$895	$0.99	22d	1	1.14mi
2004 Arrow Ave Anderson, IN	2.0	1.0	816	$1,125	$1.38	24d	1	1.15mi
1123 Louise St Anderson, IN	2.0	1.0	850	$850	$1.00	44d	1	1.18mi
1640 W 17th St Anderson, IN	2.0	1.0	810	$895	$1.10	21d	1	1.20mi
1614 W 18th St Anderson, IN	2.0	1.0	690	$975	$1.41	24d	1	1.24mi
1616 W 16th St Anderson, IN	2.0	1.0	1038	$1,050	$1.01	44d	1	1.26mi
1708 W 7th St Anderson, IN	1.0	1.0	700	$875	$1.25	20d	1	1.44mi
1708 W 7th St Anderson, IN	1.0	1.0	700	$875	$1.25	18d	1	1.44mi
1708 W 7th St Anderson, IN	1.0	1.0	700	$1,000	$1.43	44d	1	1.44mi
1631 W 7th St Anderson, IN	3.0	1.0	900	$1,000	$1.11	44d	1	1.48mi

Listing history 4 events

1. 2026-06-18
   days on market $69,900 Active 3 DOM
2. 2026-06-17
   days on market $69,900 Active 2 DOM
3. 2026-06-16
   remarks 201-char remark
4. 2026-06-16
   listed $69,900 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: $1,460 · $122/mo
• Projected year-2 tax: $1,460 · $122/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 3/10 Moderate 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $12,710
• − Mortgage interest: −$3,915
• − Property taxes: −$1,460
• − Insurance: −$350
• − Repairs & maintenance: −$1,017
• − Management: −$1,017
• − Depreciation: −$2,033
• Taxable income: $2,918
• Est. tax owed @ 24.0%: −$700
• After-tax cash flow: $3,132/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: Anderson Community School Corporation
• NCES district ID: 1800150
• Math proficiency: 15% ▼ -14.00%
• Reading proficiency: 23% ▼ -7.00%
• Median HH income: $38,208
• Composite: 15.93/100
• National rank: #9250
• State rank: #280 of 301 in IN

Livability — Anderson

• Score: 60/100
• State rank: #521
• US rank: #18709

Category grades

Amenities F Commute F Cost of living A+ Crime D- Employment F Housing A+ Health & safety F User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Anderson, IN
• City population: 57,762
• Population (ZIP): 17,115

Population outlook (Madison County) Hauer SSP2

• Today (2025): 125,800 people
• By 2030: 122,640 · -2.5%
• By 2040: 115,420 · -8.3%
• By 2050: 108,148 · -14.0%
• By 2075: 91,838 · -27.0%
• By 2100: 75,670 · -39.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 8% Hispanic / Latino 6% Two or more races 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 2% Iranian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Madison

• 2024 margin: Strong R (+26.9) · D 35.6% · R 62.5% · Other 1.9%
• 2008→2024 swing: -33.5pp toward R · 2008: 6.5pp · 2024: -26.9pp
• All cycles: 2024: R+26.9 2020: R+22.6 2016: R+25.7 2012: R+4.5 2008: D+6.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -90.13%
• Current HPI: 270.0253
• Rent YoY: —
• Metro: —
• 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

1 event — show timeline

• 2026-06-15 Listed $69,900 MIBOR as Distributed by MLS Grid

Property tax history

+3.7%/yr

Latest (2024): $1,460 · +9.1% YoY. Source: county tax records.