2742 Apache Dr · Anderson, IN 46012

$128,000

3 bd · 1.0 ba · 1,032 sqft · SingleFamily public records · 91 Days on market

Built 1958 5,808 sqft lot $124/sqft · at area comps Est $133k · at est. ↓ 7% since listing

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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 +20.6/30.0
• ARV discount +9.1/15.0
• DSCR +6.5/10.0
• 1% rule +5.0/10.0
• Rent growth +3.0/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Situated at 2742 Apache DR in ANDERSON, IN, USA, this single family residence presents itself as an inviting home, ready for immediate enjoyment. The kitchen provides a welcoming atmosphere, featuring classic shaker cabinets that offer both style and practical storage for culinary endeavors. Three comfortable bedrooms provide peaceful retreats within the dwelling, each offering a personal space for repose. A fourth bedroom is possible in the bonus room. A single full bathroom serves the needs of the household, designed for everyday convenience. Practicality defines the dedicated laundry room, simplifying daily routines within the home. The exterior space offers a private fenced backyard, creating an ideal setting for outdoor activities and relaxation. A charming patio extends an invitation for al fresco dining or quiet moments spent outdoors. This single story dwelling encompasses 1032 square feet of living area, thoughtfully arranged for comfort, while the generous 5808 square feet lot area provides ample outdoor space. Constructed in 1958, this property carries a sense of established character. Envision a life of comfort and ease within this delightful single family residence.

Key facts

• Charming patio
• 5,808 sq ft lot
• 2 garage spots

Tags

• CLASSIC SHAKER CABINETS
• PRIVATE FENCED BACKYARD
• CHARMING PATIO
• DEDICATED LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $171 ($2k/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 $127k (0.4% below list).
• Recommended offer: $116k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 6.5% in Anderson — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Rents rising (+1.8%/yr); 159 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $885 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 91 days — a 9% lower offer ($116k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $116,480 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.00% ✗
• Cap rate: 7.90%
• Cash-on-cash: 5.73%
• DSCR: 1.25
• GRM: 8.4

CMA / ARV

• ARV (median comp): $132,845
• List price: $128,000
• Delta: -3.65%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2913 Dakota Dr	0.16mi	3/1.0	916 (-11%)	1mo	$140,000	$153	73
504 Iroquois Dr	0.10mi	3/1.0	960 (-7%)	13mo	$150,000	$156	73
215 Mohawk St	0.27mi	3/1.0	1,050 (+2%)	15mo	$121,000	$115	72
2413 Silver St	0.55mi	3/1.5	1,008 (-2%)	5mo	$131,500	$130	64
2102 Crystal St	0.69mi	3/1.0	1,046 (+1%)	4mo	$125,000	$120	63
2829 Apache Dr	0.11mi	3/1.0	888 (-14%)	15mo	$110,000	$124	59
2624 Seminole Dr	0.14mi	3/1.0	888 (-14%)	21mo	$135,000	$152	52
2929 Apache Dr	0.20mi	3/1.0	888 (-14%)	22mo	$140,000	$158	50
2417 Crystal St	0.38mi	2/2.0 (-1)	925 (-10%)	12mo	$130,000	$141	46
2213 Lafayette St	0.74mi	3/1.0	1,156 (+12%)	3mo	$129,900	$112	43
3117 Poplar St	0.45mi	3/1.5	1,156 (+12%)	21mo	$170,000	$147	39
2204 Crystal St	0.59mi	2/1.0 (-1)	1,175 (+14%)	24mo	$115,000	$98	25

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 · 1.82% rent growth · sell at horizon

5-year hold

• IRR: -8.7%
• Equity multiple: 0.68×
• Total profit: $-11,350
• Equity at exit: $19,085

10-year hold

• IRR: -0.8%
• Equity multiple: 0.95×
• Total profit: $-1,887
• Equity at exit: $11,067

Cash invested: $35,840 (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 46012

• Home prices YoY: -18.6%
• Rents YoY: 1.8%
• Active inventory: 159
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,275 high
• Mortgage (P&I): −$671
• Tax from tax record: −$111 /mo · $1,336/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $171

Break-even live

Break-even rent $1,058

Max offer price $128,000

Occupancy floor 82%

Sensitivity live

Price	-10% $244	-5% $207	+0% $171	+5% $135	+10% $99
Rent	-10% $70	-5% $121	+0% $171	+5% $221	+10% $272
Rate	-1.0pp $236	-0.5pp $204	base $171	+0.5pp $138	+1.0pp $104

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: $32,000
• Closing costs: $3,840
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
235 W School St Unit 235 Anderson, IN	3.0	1.0	925	$1,200	$1.30	44d	1	0.61mi
220 W Willow St Anderson, IN	3.0	1.0	1200	$1,250	$1.04	2d	1	0.63mi
632 W 300 N Anderson, IN	3.0	1.0	1196	$1,395	$1.17	45d	1	0.74mi
1705 Lake Shore Dr Unit 1705G Anderson, IN	2.0	2.0	912	$1,229	$1.35	18d	1	1.02mi
1705 Lake Shore Dr Unit 1705A Anderson, IN	2.0	2.0	912	$1,277	$1.40	44d	1	1.02mi
1807 Lake Shore Dr Unit 1807K Anderson, IN	2.0	2.0	912	$1,344	$1.47	44d	1	1.06mi
1812 N Cross Lakes Cir Unit 1812AN Anderson, IN	2.0	2.0	912	$1,229	$1.35	44d	1	1.08mi
1808 N Cross Lakes Cir Unit 1808HN Anderson, IN	2.0	2.0	944	$1,177	$1.25	3d	1	1.09mi
1716 N Cross Lakes Cir Unit 1716KN Anderson, IN	2.0	2.0	912	$1,274	$1.40	24d	1	1.10mi
1912 N Cross Lakes Cir Unit 1912HN Anderson, IN	2.0	2.0	944	$1,174	$1.24	12d	1	1.12mi
1800 Cross Lakes Blvd Anderson, IN	1.0–2.0	1.0–2.0	847	$1,344	$1.59	2d	22	1.14mi
1805 S Cross Lakes Cir Unit 1805LS Anderson, IN	2.0	2.0	912	$1,294	$1.42	12d	1	1.15mi
1812 S Cross Lakes Cir Unit 1812ES Anderson, IN	2.0	2.0	944	$1,115	$1.18	15d	1	1.18mi
1708 S Cross Lakes Cir Unit 1708ES Anderson, IN	2.0	2.0	944	$1,115	$1.18	44d	1	1.18mi
1904 S Cross Lakes Cir Unit 1904KS Anderson, IN	2.0	2.0	912	$1,183	$1.30	44d	1	1.18mi
1904 S Cross Lakes Cir Unit 1904LS Anderson, IN	2.0	2.0	912	$1,309	$1.44	44d	1	1.18mi
1804 S Cross Lakes Cir Unit 1804DS Anderson, IN	2.0	2.0	944	$1,144	$1.21	44d	1	1.18mi
1321 Lafayette Ct Anderson, IN	3.0	1.5	962	$1,350	$1.40	11d	1	1.30mi

Listing history 15 events

1. 2026-06-18
   days on market $128,000 Active 91 DOM
2. 2026-06-17
   days on market $128,000 Active 90 DOM
3. 2026-06-16
   days on market $128,000 Active 89 DOM
4. 2026-06-15
   days on market $128,000 Active 88 DOM
5. 2026-06-13
   days on market $128,000 Active 86 DOM
6. 2026-06-09
   days on market $128,000 Active 82 DOM
7. 2026-06-08
   pricedays on market $128,000 Active 81 DOM
8. 2026-06-07
   days on market $130,000 Active 80 DOM
9. 2026-06-05
   days on market $130,000 Active 77 DOM
10. 2026-06-03
    days on market $130,000 Active 76 DOM
11. 2026-06-02
    days on market $130,000 Active 75 DOM
12. 2026-06-01
    days on market $130,000 Active 74 DOM
13. 2026-05-31
    days on market $130,000 Active 73 DOM
14. 2026-05-07
    price $130,000 1200-char remark

    Show marketing remark (1200 chars)

    Situated at 2742 Apache DR in ANDERSON, IN, USA, this single family residence presents itself as an inviting home, ready for immediate enjoyment. The kitchen provides a welcoming atmosphere, featuring classic shaker cabinets that offer both style and practical storage for culinary endeavors. Three comfortable bedrooms provide peaceful retreats within the dwelling, each offering a personal space for repose. A fourth bedroom is possible in the bonus room. A single full bathroom serves the needs of the household, designed for everyday convenience. Practicality defines the dedicated laundry room, simplifying daily routines within the home. The exterior space offers a private fenced backyard, creating an ideal setting for outdoor activities and relaxation. A charming patio extends an invitation for al fresco dining or quiet moments spent outdoors. This single story dwelling encompasses 1032 square feet of living area, thoughtfully arranged for comfort, while the generous 5808 square feet lot area provides ample outdoor space. Constructed in 1958, this property carries a sense of established character. Envision a life of comfort and ease within this delightful single family residence.

15. 2026-03-19
    listed $140,000 Active 1200-char remark

    Show marketing remark (1200 chars)

    Situated at 2742 Apache DR in ANDERSON, IN, USA, this single family residence presents itself as an inviting home, ready for immediate enjoyment. The kitchen provides a welcoming atmosphere, featuring classic shaker cabinets that offer both style and practical storage for culinary endeavors. Three comfortable bedrooms provide peaceful retreats within the dwelling, each offering a personal space for repose. A fourth bedroom is possible in the bonus room. A single full bathroom serves the needs of the household, designed for everyday convenience. Practicality defines the dedicated laundry room, simplifying daily routines within the home. The exterior space offers a private fenced backyard, creating an ideal setting for outdoor activities and relaxation. A charming patio extends an invitation for al fresco dining or quiet moments spent outdoors. This single story dwelling encompasses 1032 square feet of living area, thoughtfully arranged for comfort, while the generous 5808 square feet lot area provides ample outdoor space. Constructed in 1958, this property carries a sense of established character. Envision a life of comfort and ease within this delightful single family residence.

ⓘ 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: $1,336 · $111/mo
• Projected year-2 tax: $1,336 · $111/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: $15,296
• − Mortgage interest: −$7,170
• − Property taxes: −$1,336
• − Insurance: −$640
• − Repairs & maintenance: −$1,224
• − Management: −$1,224
• − Depreciation: −$3,724
• Taxable loss: −$20
• Est. tax savings @ 24.0%: +$5
• After-tax cash flow: $2,058/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): 20,855
• Household income: $58,041
• Rent vs Own: 32.3% rent · 67.7% own
• Severe rent burden: 987.0

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 5% Two or more races 4% Black 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 3% Serbian 2% Italian 1%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 96% 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: ▼ -61.16%
• Current HPI: 266.9819
• Rent YoY: ▲ 1.82%
• 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

-7.1% since first listed

2 events — show timeline

• 2026-05-07 Price Changed $130,000 MIBOR as Distributed by MLS Grid
• 2026-03-19 Listed $140,000 MIBOR as Distributed by MLS Grid

Property tax history

+4.5%/yr

Latest (2024): $1,336 · +11.2% YoY. Source: county tax records.