1310 W 13th St · Anderson, IN 46016

$70,000

2 bd · 1.0 ba · 942 sqft · SingleFamily public records · 42 Days on market

Built 1949 4,602 sqft lot $74/sqft · 31% above area Est $67k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +5.3/15.0
• Rent growth +4.5/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Positioned at 1310 W 13th ST in ANDERSON, IN, USA, this single-family residence presents an inviting home, ready for immediate enjoyment. The heart of daily activity resides within the kitchen, where classic shaker cabinets provide both style and practical storage solutions for culinary pursuits, creating an atmosphere conducive to both cooking and gathering. The residence offers two comfortable bedrooms, each providing a private retreat for rest and relaxation. A singular full bathroom serves the home, thoughtfully designed for daily routines. This single-story home encompasses 942 square feet of living area, thoughtfully arranged to maximize comfort and utility. Constructed in 1949, the home stands as a testament to enduring design, offering a connection to architectural heritage. Outside, a generous 4602 square foot lot provides ample space for outdoor enjoyment and personal landscaping visions. A welcoming porch extends an invitation to enjoy moments of quiet reflection or pleasant outdoor activity, enhancing the home's appeal. This inviting home offers a wonderful opportunity for a comfortable and fulfilling lifestyle.

Key facts

• 4,602 sq ft lot
• Built 1949
• Listed 42 days

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 ($948 rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• 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: Rents rising fast (+7.9%/yr); 185 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 184 units permitted in Madison County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($36k/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 $484 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 + 7.9% rent growth), your $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.35% ✓
• Cap rate: 11.77%
• Cash-on-cash: 19.56%
• DSCR: 1.87
• GRM: 6.2

CMA / ARV

• ARV (median comp): $66,682
• List price: $70,000
• Delta: 4.98%
• 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
1830 Nichol Ave	0.42mi	2/1.0	943 (+0%)	4mo	$55,000	$58	77
710 Henry St	0.38mi	3/1.0 (+1)	864 (-8%)	5mo	$108,900	$126	59
1423 Halford St	0.51mi	3/1.0 (+1)	864 (-8%)	2mo	$68,000	$79	56
1632 W 17th St	0.36mi	2/1.0	840 (-11%)	12mo	$38,000	$45	55
1211 W 3rd St	0.66mi	3/1.0 (+1)	896 (-5%)	4mo	$28,000	$31	53
1436 W 5th St	0.55mi	3/1.0 (+1)	975 (+4%)	14mo	$143,000	$147	52
1430 Walton St	0.60mi	3/1.0 (+1)	988 (+5%)	13mo	$127,500	$129	48
1924 Morton St	0.70mi	2/1.0	858 (-9%)	8mo	$109,900	$128	46
2226 Hendricks St	0.71mi	2/1.0	990 (+5%)	15mo	$70,000	$71	46
1640 W 7th St	0.50mi	2/1.0	810 (-14%)	12mo	$98,500	$122	44
2210 Louise St	0.74mi	3/1.0 (+1)	975 (+4%)	15mo	$128,000	$131	42
2104 W 16th St	0.59mi	3/2.0 (+1)	1,038 (+10%)	6mo	$125,000	$120	42

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 · 7.88% rent growth · sell at horizon

5-year hold

• IRR: 16.6%
• Equity multiple: 1.71×
• Total profit: $13,864
• Equity at exit: $10,437

10-year hold

• IRR: 28.3%
• Equity multiple: 4.08×
• Total profit: $60,356
• Equity at exit: $6,052

Cash invested: $19,600 (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 46016

• Home prices YoY: -3.5%
• Rents YoY: 7.9%
• Active inventory: 185
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $948 high
• Mortgage (P&I): −$367
• Tax from tax record: −$33 /mo · $396/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $319

Break-even live

Break-even rent $543

Max offer price $70,000

Occupancy floor 61%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1222 Nichol Ave Unit 4 Anderson, IN	3.0	1.0	1000	$1,135	$1.14	7d	1	0.09mi
1502 Cedar St Anderson, IN	2.0	1.0	1104	$850	$0.77	43d	1	0.22mi
1616 W 16th St Anderson, IN	2.0	1.0	1038	$1,050	$1.01	43d	1	0.29mi
1640 W 17th St Anderson, IN	2.0	1.0	810	$895	$1.10	20d	1	0.36mi
1614 W 18th St Anderson, IN	2.0	1.0	690	$975	$1.41	23d	1	0.38mi
1123 Louise St Anderson, IN	2.0	1.0	850	$850	$1.00	43d	1	0.41mi
1312 W 8th St Unit 1308H Anderson, IN	1.0	1.0	750	$999	$1.33	14d	1	0.41mi
1312 W 8th St Unit 1332 F Anderson, IN	2.0	1.0	850	$979	$1.15	43d	1	0.41mi
1136 Irving Way Anderson, IN	2.0	1.0	900	$895	$0.99	21d	1	0.45mi
803 1/2 W 9th St Anderson, IN	1.0	1.0	600	$525	$0.88	43d	1	0.47mi
1631 W 7th St Anderson, IN	3.0	1.0	900	$1,000	$1.11	43d	1	0.47mi
1720 Nelle St Anderson, IN	2.0	1.0	768	$1,100	$1.43	23d	1	0.47mi
1627 W 6th St Anderson, IN	2.0	1.0	650	$850	$1.31	23d	1	0.52mi
1708 W 7th St Anderson, IN	1.0	1.0	700	$1,000	$1.43	43d	1	0.53mi
1708 W 7th St Anderson, IN	1.0	1.0	700	$875	$1.25	19d	1	0.53mi
1708 W 7th St Anderson, IN	1.0	1.0	700	$875	$1.25	17d	1	0.53mi
2004 Arrow Ave Anderson, IN	2.0	1.0	816	$1,125	$1.38	23d	1	0.56mi
1020 W 5th St Unit 1022 Anderson, IN	1.0	1.0	550	$750	$1.36	43d	1	0.58mi
925 W 5th St Unit 1 Anderson, IN	1.0	1.0	617	$775	$1.26	16d	1	0.58mi
1404 Walton St Anderson, IN	3.0	1.0	1090	$995	$0.91	43d	1	0.59mi
924 W 5th St Unit 928 Anderson, IN	1.0	1.0	600	$600	$1.00	43d	1	0.60mi
924 W 5th St Unit 924 Anderson, IN	1.0	1.0	750	$600	$0.80	23d	1	0.60mi
2208 Hendricks St Unit 3 Anderson, IN	1.0	1.0	585	$675	$1.15	43d	1	0.68mi
618 W 22nd St Anderson, IN	3.0	1.0	900	$1,250	$1.39	43d	1	0.72mi
1529 W 2nd St Anderson, IN	3.0	1.0	884	$1,200	$1.36	23d	1	0.74mi
215 S Madison Ave Anderson, IN	1.0	1.0	600	$650	$1.08	43d	1	0.74mi
213 Madison Ave Anderson, IN	1.0	1.0	600	$650	$1.08	43d	1	0.74mi
702 W 23rd St Anderson, IN	1.0	1.0	560	$595	$1.06	4d	1	0.75mi
2301 Sheridan St Anderson, IN	2.0	1.0	900	$950	$1.06	43d	1	0.77mi
1010 W 2nd St Unit 2 Anderson, IN	2.0	1.0	875	$1,025	$1.17	21d	1	0.77mi
1010 W 2nd St Unit 1 Anderson, IN	1.0	1.0	724	$925	$1.28	23d	1	0.77mi
1010 W 2nd St Unit 3 Anderson, IN	3.0	1.0	1025	$1,125	$1.10	14d	1	0.77mi
120 W 10th St Anderson, IN	1.0–3.0	1.0	1066	$1,025	$0.96	1d	1	0.80mi
2411 Hendricks St Anderson, IN	3.0	1.0	860	$1,000	$1.16	23d	1	0.81mi
519 W 2nd St Anderson, IN	1.0	1.0	650	$800	$1.23	43d	1	0.89mi
506 W 2nd St Anderson, IN	3.0	1.0	964	$1,095	$1.14	23d	1	0.92mi
1317 Main St Anderson, IN	2.0	1.0	750	$800	$1.07	43d	1	0.93mi
2324 Chase St Anderson, IN	2.0	1.0	783	$950	$1.21	43d	1	0.97mi
2442 Morton St Anderson, IN	2.0	1.0	862	$1,125	$1.31	23d	1	0.97mi
602 Meridian St Unit 608 A Anderson, IN	1.0	1.0	650	$750	$1.15	23d	1	1.01mi

Listing history 1 events

1. 2026-04-09
   listed $70,000 Active 1144-char remark

   Show marketing remark (1144 chars)

   Positioned at 1310 W 13th ST in ANDERSON, IN, USA, this single-family residence presents an inviting home, ready for immediate enjoyment. The heart of daily activity resides within the kitchen, where classic shaker cabinets provide both style and practical storage solutions for culinary pursuits, creating an atmosphere conducive to both cooking and gathering. The residence offers two comfortable bedrooms, each providing a private retreat for rest and relaxation. A singular full bathroom serves the home, thoughtfully designed for daily routines. This single-story home encompasses 942 square feet of living area, thoughtfully arranged to maximize comfort and utility. Constructed in 1949, the home stands as a testament to enduring design, offering a connection to architectural heritage. Outside, a generous 4602 square foot lot provides ample space for outdoor enjoyment and personal landscaping visions. A welcoming porch extends an invitation to enjoy moments of quiet reflection or pleasant outdoor activity, enhancing the home's appeal. This inviting home offers a wonderful opportunity for a comfortable and fulfilling lifestyle.

ⓘ 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: $396 · $33/mo
• Projected year-2 tax: $495 · $41/mo
• Expected delta: +$100/yr (+$8/mo · 25.2%)

ⓘ 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
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,372
• − Mortgage interest: −$3,921
• − Property taxes: −$396
• − Insurance: −$350
• − Repairs & maintenance: −$910
• − Management: −$910
• − Depreciation: −$2,036
• Taxable income: $2,849
• Est. tax owed @ 24.0%: −$684
• After-tax cash flow: $3,149/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): 17,834
• Household income: $36,029
• Rent vs Own: 59.5% rent · 40.5% own
• Severe rent burden: 1193.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 61% Black 18% Hispanic / Latino 13% Two or more races 11% Native American 1%
• Hispanic origin (detail): Mexican 10% Puerto Rican 1%
• Common ancestry: Italian 2% Slovak 1% Iranian 1%
• Foreign-born: 4% · Canada
• Languages at home: 86% English-only · Spanish 12%

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: ▼ -11.12%
• Current HPI: 302.7437
• Rent YoY: ▲ 7.88%
• 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

1 event — show timeline

• 2026-04-09 Listed $70,000 MIBOR as Distributed by MLS Grid

Property tax history

+0.5%/yr

Latest (2024): $396 · +7.8% YoY. Source: county tax records.