220 E 34th St · Anderson, IN 46013

$140,000

4 bd · 1.0 ba · 1,680 sqft · SingleFamily public records · 20 Days on market

Built 1950 0.25 ac lot Est $136k · at est.

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Why this score? — see what drove the D 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 +16.1/30.0
• ARV discount +6.2/15.0
• DSCR +5.0/10.0
• 1% rule +4.6/10.0
• 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

Discover a unique opportunity at 220 E 34th ST in ANDERSON, IN. This single-family residence, built in 1950, offers 840 square feet of living space on a generous 11,025 square foot lot, presenting a canvas for your ideal lifestyle. This two-story home features four bedrooms, providing ample private retreats for family and guests. A full bathroom serves the home, designed for everyday convenience. With its expansive lot and versatile layout, this property invites you to envision and create your perfect living environment. Schedule a showing today and explore the possibilities this charming property holds.

Key facts

• 0.25 acre lot
• 2 garage spots
• Built 1950

Property features AI

Finance

• HOA & community: Not a low-maintenance lifestyle community

Exterior

• Parking: Attached 2-car garage (approximately 440 sq ft)
• Utilities: Public water; Municipal sewer connected
• Home design: Single-family residence; Two levels
• Construction: Crawl space foundation; Other construction materials
• Exterior features: Approximately 1/4 acre lot

Interior

• Kitchen: Gas oven; Refrigerator
• Bedrooms: Four bedrooms total (two on the main level, two on the upper level)
• Flooring: Hardwood floors
• Bathrooms: One full bathroom
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Hardwood floors; Seven total rooms
• Laundry & utility: Main-level laundry room (7x7)

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $73 ($870/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (4.4% below list).
• Recommended offer: $134k (4.4% below list) — sets the bar for 1% rule.

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: crime D-, amenities F, commute 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.
• Zoned schools: Erskine Elementary School (math 17% / reading 12%, grade F, #862 of 994 statewide, top 88%, 406 students, 82% FRL); Highland Middle School (math 9% / reading 22%, grade F, #293 of 330 statewide, top 90%, 914 students, 81% FRL); Anderson High School (math 21% / reading 51%, grade F, #261 of 369 statewide, top 71%, 1,790 students, 76% FRL).
• Market conditions: 151 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 184 units permitted in Madison County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% 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 $968 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $133,876 (4.4% below list)

Questions for the listing agent

1. Built in 1950 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.96% ✗
• Cap rate: 6.91%
• Cash-on-cash: 2.22%
• DSCR: 1.10
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $136,080
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
130 Elva St	0.20mi	3/1.0 (-1)	1,819 (+8%)	0mo	$140,000	$77	72
3629 Main St	0.25mi	3/2.0 (-1)	1,835 (+9%)	5mo	$159,900	$87	60
2924 Main St	0.39mi	3/1.0 (-1)	1,809 (+8%)	10mo	$124,000	$69	56
118 Haverhill Dr	0.27mi	3/2.0 (-1)	1,512 (-10%)	8mo	$149,000	$99	55
725 E 27th St	0.64mi	3/1.0 (-1)	1,596 (-5%)	2mo	$55,000	$34	55
540 Lonsvale Dr	0.62mi	3/1.0 (-1)	1,760 (+5%)	5mo	$150,000	$85	54
4127 Greenfield Dr	0.66mi	3/2.0 (-1)	1,632 (-3%)	4mo	$235,000	$144	52
240 W 37th St	0.49mi	3/1.0 (-1)	1,903 (+13%)	1mo	$70,000	$37	49
4025 Main St	0.50mi	3/2.0 (-1)	1,552 (-8%)	9mo	$126,000	$81	47
2430 Walnut St	0.75mi	3/1.0 (-1)	1,764 (+5%)	8mo	$70,000	$40	46
802 Piccadilly Rd	0.56mi	3/2.0 (-1)	1,536 (-9%)	10mo	$197,000	$128	42
2627 Chase St	0.73mi	4/2.0	1,844 (+10%)	10mo	$90,677	$49	38

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: -12.8%
• Equity multiple: 0.54×
• Total profit: $-18,037
• Equity at exit: $20,874

10-year hold

• IRR: -3.7%
• Equity multiple: 0.75×
• Total profit: $-9,633
• Equity at exit: $12,105

Cash invested: $39,200 (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 46013

• Home prices YoY: -26.9%
• Active inventory: 151
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,339 high
• Mortgage (P&I): −$734
• Tax from tax record: −$193 /mo · $2,311/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $73

Break-even live

Break-even rent $1,247

Max offer price $140,000

Occupancy floor 90%

Sensitivity live

Price	-10% $152	-5% $112	+0% $73	+5% $33	+10% $-7
Rent	-10% $-33	-5% $20	+0% $73	+5% $125	+10% $178
Rate	-1.0pp $143	-0.5pp $108	base $73	+0.5pp $36	+1.0pp $-1

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
228 E 29th St Anderson, IN	3.0	2.0	1440	$1,295	$0.90	6d	1	0.45mi
2627 Chase St Anderson, IN	3.0	1.0	1050	$850	$0.81	19d	1	0.72mi
1318 E 28th St Anderson, IN	3.0	1.0	1280	$1,300	$1.02	14d	1	0.88mi
2233 Fairview St Anderson, IN	3.0	1.5	1452	$1,195	$0.82	25d	1	1.06mi
4325 S Madison Ave Anderson, IN	1.0–3.0	1.0–1.5	995	$1,330	$1.34	0d	5	1.19mi
229 W 19th St Anderson, IN	3.0	1.0	1200	$1,000	$0.83	45d	1	1.19mi
1626 Lora St Anderson, IN	3.0	2.0	1352	$1,295	$0.96	45d	1	1.19mi

Listing history 13 events

1. 2026-06-21
   days on market $140,000 Active 20 DOM
2. 2026-06-18
   days on market $140,000 Active 17 DOM
3. 2026-06-17
   days on market $140,000 Active 16 DOM
4. 2026-06-16
   days on market $140,000 Active 15 DOM
5. 2026-06-15
   days on market $140,000 Active 14 DOM
6. 2026-06-13
   days on market $140,000 Active 12 DOM
7. 2026-06-09
   days on market $140,000 Active 8 DOM
8. 2026-06-08
   days on market $140,000 Active 7 DOM
9. 2026-06-07
   days on market $140,000 Active 6 DOM
10. 2026-06-05
    days on market $140,000 Active 3 DOM
11. 2026-06-03
    days on market $140,000 Active 2 DOM
12. 2026-06-02
    remarks 611-char remark
13. 2026-06-02
    listed $140,000 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: $2,311 · $193/mo
• Projected year-2 tax: $2,311 · $193/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 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: $16,065
• − Mortgage interest: −$7,842
• − Property taxes: −$2,311
• − Insurance: −$700
• − Repairs & maintenance: −$1,285
• − Management: −$1,285
• − Depreciation: −$4,073
• Taxable loss: −$1,431
• Est. tax savings @ 24.0%: +$344
• After-tax cash flow: $1,214/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
• County: Madison County · 69,445 people
• City population: 57,762
• Metro: Indianapolis-Carmel-Anderson, IN
• Population (ZIP): 19,073
• Household income: $49,310
• Rent vs Own: 34.8% rent · 65.2% own
• Severe rent burden: 612.0

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 (83%)
• Race & ethnicity: White 83% Two or more races 8% Black 7% Hispanic / Latino 3%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 1%
• Foreign-born: 0% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -86.70%
• Current HPI: 235.7485
• Rent YoY: —
• 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

+125.8% since first listed

3 events — show timeline

• 2026-05-31 Listed $140,000 MIBOR as Distributed by MLS Grid
• 2007-01-31 Listing Removed — MIBOR as Distributed by MLS Grid
• 2006-08-02 Listed $62,000 MIBOR as Distributed by MLS Grid

Property tax history

+4.0%/yr

Latest (2024): $2,311 · +8.3% YoY. Source: county tax records.