1101 E 10th St · Anderson, IN 46012

$135,000

3 bd · 1.0 ba · 2,016 sqft · SingleFamily public records · 15 Days on market

Built 1919 4,464 sqft lot Est $135k · 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 +19.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +4.2/10.0
• 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

The traditional American four square home. They just don't build them anymore. What a shame because just look at this marvelous home awaiting someone to bring it back to its original glory. In the family since 1972, this home has been loved by hundreds of people as they came and went celebrating friends & family with various holiday and family events. Only 5 short blocks from AU, this 4 bed/2 bath property is well situated for a variety of possibilities. The massive front porch is warm and welcoming while the main floor's 9' ceiling gives a feeling of grandeur. Don't be discouraged by cosmetic ceiling damage - the roof was replaced afterwards in 2011, and still has half its life left.

Key facts

• Oven with air fryer
• New electrical panel
• Massive front porch

Tags

• MASSIVE FRONT PORCH
• DEEP FARMHOUSE STYLE SINK
• OVEN WITH AIR FRYER
• NEW ELECTRICAL PANEL
• NEW HOT WATER BOILER HEATER
• INCREDIBLY LOW TAXES

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Municipal sewer connected
• Home design: Single family residence; Two levels
• Construction: Brick construction; Block foundation
• Exterior features: Storage shed; Has a view; Less than 1/4 acre lot

Interior

• Kitchen: Dishwasher; Convection oven; Range hood; Refrigerator; Water heater
• Bedrooms: 4 bedrooms on the upper level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot water heating; Window air conditioning units
• Interior features: High ceilings; Interior-entry basement
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $152 ($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 $124k (8.2% below list).
• Recommended offer: $124k (8.2% 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: 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $933 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 15 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,935 (8.2% below list)

Questions for the listing agent

1. Built in 1919 — 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: 0.92% ✗
• Cap rate: 7.64%
• Cash-on-cash: 4.81%
• DSCR: 1.21
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $135,072
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1007 Chestnut St	0.04mi	3/1.5	2,239 (+11%)	5mo	$150,000	$67	74
914 Chestnut St	0.08mi	2/1.0 (-1)	1,809 (-10%)	2mo	$90,000	$50	73
836 Prospect St	0.20mi	2/2.0 (-1)	1,927 (-4%)	9mo	$50,555	$26	67
506 E 5th St	0.51mi	2/1.0 (-1)	2,016 (0%)	5mo	$115,000	$57	67
1817 Jefferson St	0.59mi	4/2.0 (+1)	1,937 (-4%)	1mo	$125,000	$65	56
720 Maplewood Ave	0.71mi	3/2.0	2,064 (+2%)	6mo	$175,000	$85	54
615 Milton Ave	0.46mi	4/2.5 (+1)	2,136 (+6%)	10mo	$157,000	$74	50
802 Maplewood Ave	0.71mi	3/2.5	2,098 (+4%)	5mo	$215,000	$102	49
1606 E 7th St	0.45mi	3/2.0	2,252 (+12%)	9mo	$230,000	$102	48
1100 Pearl St	0.45mi	4/2.5 (+1)	1,807 (-10%)	8mo	$170,000	$94	44
2012 George St	0.67mi	3/1.5	1,827 (-9%)	11mo	$120,000	$66	42
811 E 21st St	0.73mi	3/2.0	2,283 (+13%)	1mo	$125,000	$55	39

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: -10.1%
• Equity multiple: 0.64×
• Total profit: $-13,724
• Equity at exit: $20,129

10-year hold

• IRR: -2.3%
• Equity multiple: 0.85×
• Total profit: $-5,536
• Equity at exit: $11,672

Cash invested: $37,800 (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 46012

• Home prices YoY: -18.6%
• Rents YoY: 1.8%
• Active inventory: 159
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,239 high
• Mortgage (P&I): −$708
• Tax from tax record: −$63 /mo · $760/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $152

Break-even live

Break-even rent $1,048

Max offer price $135,000

Occupancy floor 83%

Sensitivity live

Price	-10% $228	-5% $190	+0% $152	+5% $113	+10% $75
Rent	-10% $54	-5% $103	+0% $152	+5% $201	+10% $249
Rate	-1.0pp $220	-0.5pp $186	base $152	+0.5pp $117	+1.0pp $81

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1728 Walnut St Anderson, IN	3.0	2.0	2484	$1,295	$0.52	24d	1	0.62mi
2023 McKinley St Anderson, IN	2.0	1.0	1500	$950	$0.63	44d	1	0.71mi
510 W 5th St Anderson, IN	3.0	1.5	1617	$995	$0.62	44d	1	1.14mi
820 W 7th St Apt A Anderson, IN	2.0	2.0	1400	$1,200	$0.86	24d	1	1.27mi
921 W 9th St Anderson, IN	3.0	2.0	1611	$1,375	$0.85	24d	1	1.33mi
228 E 29th St Anderson, IN	3.0	2.0	1440	$1,295	$0.90	5d	1	1.38mi
2233 Fairview St Anderson, IN	3.0	1.5	1452	$1,195	$0.82	24d	1	1.43mi

Listing history 7 events

1. 2026-06-07
   statusdays on market $135,000 Pending 15 DOM
2. 2026-06-05
   days on market $135,000 Active 13 DOM
3. 2026-06-03
   days on market $135,000 Active 12 DOM
4. 2026-06-02
   days on market $135,000 Active 11 DOM
5. 2026-06-01
   days on market $135,000 Active 10 DOM
6. 2026-05-31
   days on market $135,000 Active 9 DOM
7. 2026-05-22
   listed $135,000 Active

ⓘ 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: $760 · $63/mo
• Projected year-2 tax: $954 · $79/mo
• Expected delta: +$194/yr (+$16/mo · 25.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% 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: $14,872
• − Mortgage interest: −$7,562
• − Property taxes: −$760
• − Insurance: −$675
• − Repairs & maintenance: −$1,190
• − Management: −$1,190
• − Depreciation: −$3,927
• Taxable loss: −$432
• Est. tax savings @ 24.0%: +$104
• After-tax cash flow: $1,922/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

1 event — show timeline

• 2026-05-22 Listed $135,000 MIBOR as Distributed by MLS Grid

Property tax history

+3.7%/yr

Latest (2024): $760 · +8.8% YoY. Source: county tax records.