2105 Arrow Ave · Anderson, IN 46016

$110,000

3 bd · 1.5 ba · 1,754 sqft · SingleFamily public records · 7 Days on market

Built 2000 6,350 sqft lot Est $81k · 36% over

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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 +25.3/30.0
• DSCR +8.3/10.0
• 1% rule +6.0/10.0
• Rent growth +4.5/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Prime investment opportunity on the West end of Anderson, IN with a ton of potential. Updated 3BR/1.5BA, features updated kitchen with refrigerator, stove, and dishwasher, washer/dryer included, and a detached 2-car garage. Back deck ideal for grilling or relaxing. Strong investment area for serious buyers only.

Key facts

• Updated kitchen
• Back deck
• Detached garage

Tags

• UPDATED KITCHEN
• DETACHED GARAGE
• BACK DECK

Property features AI

Exterior

• Parking: Detached 2-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Municipal sewer connected; Solid waste service available
• Home design: Single-family residence; One-and-one-half story; Property listed as fixer
• Construction: Aluminum siding; Brick/mortar foundation
• Exterior features: Front yard fencing with gate; Property faces east

Interior

• Kitchen: Electric oven; Dishwasher; Range hood; Refrigerator
• Bedrooms: Three bedrooms total — one on the main level, two on the upper level
• Bathrooms: One full bathroom; One half bathroom
• Interior features: Electric oven; Dishwasher; Range hood; Refrigerator; Washer; Dryer; Smoke detector(s); Finished main and upper levels; Basement present
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $249 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 9.0% 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: 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: Anderson Elementary School (math 12% / reading 12%, grade F, #893 of 994 statewide, top 91%, 378 students, 92% FRL) — zoned schools average 92% FRL vs 70% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.9%/yr); 185 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 184 units permitted in Madison County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% 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 $761 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 4y 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.

Recommended offer $110,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.10% ✓
• Cap rate: 9.01%
• Cash-on-cash: 9.72%
• DSCR: 1.43
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $80,684
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1531 W 15th St	0.42mi	4/1.5 (+1)	1,740 (-1%)	10mo	$115,000	$66	66
1917 Cedar St	0.46mi	4/2.0 (+1)	1,676 (-4%)	2mo	$55,000	$33	62
1702 Arrow Ave	0.27mi	3/1.0	1,983 (+13%)	4mo	$59,900	$30	60
1903 Arrow Ave	0.12mi	3/1.0	1,944 (+11%)	19mo	$70,000	$36	58
1519 Walton St	0.48mi	4/2.0 (+1)	1,752 (-0%)	15mo	$166,000	$95	58
707 W 22nd St	0.69mi	3/1.0	1,784 (+2%)	6mo	$82,000	$46	58
1728 W 20th St	0.09mi	3/1.0	1,536 (-12%)	19mo	$132,900	$87	57
1513 Dewey St	0.45mi	3/1.0	2,000 (+14%)	1mo	$138,500	$69	53
1624 W 21st St	0.09mi	4/2.0 (+1)	2,011 (+15%)	15mo	$51,000	$25	52
2215 Fountain St	0.44mi	3/1.0	1,540 (-12%)	7mo	$60,000	$39	51
1201 Arrow Ave	0.61mi	3/1.0	1,621 (-8%)	10mo	$66,000	$41	48
2223 Sheridan St	0.70mi	2/1.0 (-1)	1,584 (-10%)	10mo	$75,000	$47	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 · 7.88% rent growth · sell at horizon

5-year hold

• IRR: 3.4%
• Equity multiple: 1.14×
• Total profit: $4,277
• Equity at exit: $16,401

10-year hold

• IRR: 17.0%
• Equity multiple: 2.70×
• Total profit: $52,409
• Equity at exit: $9,511

Cash invested: $30,800 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,210 high
• Mortgage (P&I): −$577
• Tax from tax record: −$84 /mo · $1,002/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $249

Break-even live

Break-even rent $894

Max offer price $110,000

Occupancy floor 74%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1532 Walton St Anderson, IN	3.0	1.0	1342	$1,100	$0.82	43d	1	0.44mi
1121 Victory Ct Anderson, IN	3.0	1.0	2053	$1,295	$0.63	21d	1	0.69mi
2233 Fairview St Anderson, IN	3.0	1.5	1452	$1,195	$0.82	23d	1	0.77mi
921 W 9th St Anderson, IN	3.0	2.0	1611	$1,375	$0.85	23d	1	1.01mi
1212 W 5th St Anderson, IN	3.0	1.0	1252	$1,295	$1.03	12d	1	1.17mi
820 W 7th St Apt A Anderson, IN	2.0	2.0	1400	$1,200	$0.86	23d	1	1.17mi
2916 W 12th St Anderson, IN	3.0	1.0	1271	$1,295	$1.02	43d	1	1.19mi
120 W 10th St Anderson, IN	1.0–3.0	1.0	1066	$1,150	$1.08	1d	1	1.34mi
510 W 5th St Anderson, IN	3.0	1.5	1617	$995	$0.62	43d	1	1.38mi
228 E 29th St Anderson, IN	3.0	2.0	1440	$1,295	$0.90	4d	1	1.48mi

Listing history 6 events

1. 2026-06-18
   days on market $110,000 Active 7 DOM
2. 2026-06-17
   days on market $110,000 Active 6 DOM
3. 2026-06-16
   days on market $110,000 Active 5 DOM
4. 2026-06-15
   days on market $110,000 Active 4 DOM
5. 2026-06-13
   remarks 313-char remark
6. 2026-06-13
   listed $110,000 Active 2 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: $1,002 · $84/mo
• Projected year-2 tax: $1,002 · $84/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: $14,516
• − Mortgage interest: −$6,162
• − Property taxes: −$1,002
• − Insurance: −$550
• − Repairs & maintenance: −$1,161
• − Management: −$1,161
• − Depreciation: −$3,200
• Taxable income: $1,279
• Est. tax owed @ 24.0%: −$307
• After-tax cash flow: $2,686/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

+1.9% since first listed

14 events — show timeline

• 2026-06-09 Listed $110,000 MIBOR as Distributed by MLS Grid
• 2026-03-11 Listing Removed — MIBOR as Distributed by MLS Grid
• 2025-09-11 Listed $110,000 MIBOR as Distributed by MLS Grid
• 2025-08-29 Rental Removed $1,100 APPFOLIO
• 2025-07-09 Listed for Rent $1,100 APPFOLIO
• 2023-09-24 Rental Removed $1,000 APPFOLIO
• 2023-09-15 Listing Removed — MIBOR as Distributed by MLS Grid
• 2023-09-09 Listed for Rent $1,000 APPFOLIO
• 2023-09-05 Price Changed $99,900 MIBOR as Distributed by MLS Grid
• 2023-08-10 Price Changed $102,900 MIBOR as Distributed by MLS Grid
• 2023-07-28 Price Changed $109,900 MIBOR as Distributed by MLS Grid
• 2023-07-19 Listed $119,900 MIBOR as Distributed by MLS Grid
• 2022-08-22 Listing Removed — MIBOR as Distributed by MLS Grid
• 2022-07-27 Listed $108,000 MIBOR as Distributed by MLS Grid

Property tax history

+11.7%/yr

Latest (2024): $1,002 · +8.7% YoY. Source: county tax records.