3005 E Lynn St · Anderson, IN 46016

$155,000

2 bd · 1.0 ba · 2,469 sqft · SingleFamily public records · 4 Days on market

Built 1917 6,500 sqft lot Est $141k · 10% over

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Why this score? — see what drove the F 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 +11.5/30.0
• Rent growth +4.5/5.0
• DSCR +3.4/10.0
• Livability +3.0/5.0
• ARV discount +2.9/15.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

YOU CAN HAVE IT ALL -- An OLDER HOME W/ ALL THE CHARACTER and EVERYTHING BRAND NEW! Huge rooms here w/ 5 LARGE Bedrooms. Beautifully renovated home w/ more than 2100 square feet Main Floor and Up, plus a 700+ Basement. Main Floor features Living Room w/ Den or Family Room, Dining Room, Master Bedroom & Bath, 2nd Bedroom, Gorgeous Kitchen, Pantry/Utility Room and Back/Mud Room. Upstairs features another 3 Bedrooms and Bath. Updates include All New Vinyl Plank Flooring w/ Carpet in Upstairs Bedrooms, All New Appliances, Completely updated Baths w/ Subway Tile and New Fixtures. New HVAC system and Water Heater, New Roof. Yard completely fenced. This beautifully renovated home in Central Anderson is minutes from 37/69 and is a "MUST SEE."

Key facts

• Covered front porch
• Formal dining room
• Large living room

Tags

• CORNER LOT
• COVERED FRONT PORCH
• LARGE LIVING ROOM
• FORMAL DINING ROOM
• DEDICATED OFFICE
• DESIGNATED LAUNDRY AREA

Property features AI

Finance

• Other: Lot size approximately 0.15 acres (< 1/4 acre); Total building area 3,657 (living area 2,246); Main level living area and upper level totals indicated

Exterior

• Parking: Detached parking
• Utilities: Public water; Municipal sewer connection; Solid waste service available; Renewable fuel source
• Home design: Single family residence; Two levels
• Construction: Vinyl siding; Block foundation and crawl space
• Exterior features: Covered patio/porch; Chain link fence; Corner city lot with curbs, sidewalks, street lights and storm sewer

Interior

• Kitchen: Refrigerator; Pantry
• Bedrooms: Five bedrooms total (2 on main level, 3 on upper level)
• Bathrooms: Two full bathrooms (1 on main level, 1 on upper level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Pantry; Walk-in closet(s); Unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $-52 ($-629/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (6.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $109k (29.6% below list).
• Recommended offer: $109k (29.6% 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 fast (+7.9%/yr); 185 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 184 units permitted in Madison County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% 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 $1k of loan paydown is wiped out by about $5k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 7y 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 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,088 (29.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1917 — 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. 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?
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: 0.70% ✗
• Cap rate: 5.89%
• Cash-on-cash: -1.45%
• DSCR: 0.94
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $140,733
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2917 Mckinley St	0.14mi	3/1.5 (+1)	2,292 (-7%)	1mo	$159,900	$70	74
703 E 31st St	0.22mi	3/1.0 (+1)	2,288 (-7%)	8mo	$84,000	$37	66
3411 Columbus Ave	0.34mi	2/1.0	2,112 (-14%)	5mo	$162,000	$77	56
2806 Meridian St	0.69mi	2/1.0	2,328 (-6%)	4mo	$133,000	$57	55
2122 Noble St	0.66mi	3/1.0 (+1)	2,610 (+6%)	1mo	$27,500	$11	54
414 E 31st St	0.40mi	2/1.0	2,631 (+7%)	20mo	$56,800	$22	53
3128 Fletcher St	0.51mi	3/1.0 (+1)	2,220 (-10%)	3mo	$148,700	$67	52
711 E 29th St	0.22mi	3/1.5 (+1)	2,777 (+12%)	16mo	$178,000	$64	49
1711 E 32nd St	0.43mi	2/1.0	2,240 (-9%)	20mo	$93,000	$42	48
811 E 21st St	0.66mi	3/2.0 (+1)	2,283 (-8%)	1mo	$125,000	$55	47
3737 Forest Ter	0.67mi	2/1.5	2,208 (-11%)	12mo	$125,000	$57	39
2613 Main St	0.68mi	2/1.5	2,270 (-8%)	20mo	$172,000	$76	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: -14.2%
• Equity multiple: 0.47×
• Total profit: $-22,914
• Equity at exit: $23,111

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $939
• Equity at exit: $13,402

Cash invested: $43,400 (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: 11.8×

Monthly cashflow live

• Estimated rent: $1,091 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$37 /mo · $441/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $-52

Break-even live

Break-even rent $1,157

Max offer price $145,744

Occupancy floor 100%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2626 Main St Anderson, IN	3.0	2.0	3366	$1,200	$0.36	23d	1	0.66mi
1728 Walnut St Anderson, IN	3.0	2.0	2484	$1,295	$0.52	23d	1	0.94mi

Listing history 14 events

1. 2026-05-01
   status Pending
2. 2026-04-27
   listed $155,000 Active
3. 2021-03-15
   soldstatus $135,000 Closed 758-char remark

   Show marketing remark (758 chars)

   YOU CAN HAVE IT ALL -- An OLDER HOME W/ ALL THE CHARACTER and EVERYTHING BRAND NEW! Huge rooms here w/ 5 LARGE Bedrooms. Beautifully renovated home w/ more than 2100 square feet Main Floor and Up, plus a 700+ Basement. Main Floor features Living Room w/ Den or Family Room, Dining Room, Master Bedroom &amp; Bath, 2nd Bedroom, Gorgeous Kitchen, Pantry/Utility Room and Back/Mud Room. Upstairs features another 3 Bedrooms and Bath. Updates include All New Vinyl Plank Flooring w/ Carpet in Upstairs Bedrooms, All New Appliances, Completely updated Baths w/ Subway Tile and New Fixtures. New HVAC system and Water Heater, New Roof. Yard completely fenced. This beautifully renovated home in Central Anderson is minutes from 37/69 and is a &quot;MUST SEE.&quot;

4. 2021-02-11
   status Pending 758-char remark

   Show marketing remark (758 chars)

   YOU CAN HAVE IT ALL -- An OLDER HOME W/ ALL THE CHARACTER and EVERYTHING BRAND NEW! Huge rooms here w/ 5 LARGE Bedrooms. Beautifully renovated home w/ more than 2100 square feet Main Floor and Up, plus a 700+ Basement. Main Floor features Living Room w/ Den or Family Room, Dining Room, Master Bedroom &amp; Bath, 2nd Bedroom, Gorgeous Kitchen, Pantry/Utility Room and Back/Mud Room. Upstairs features another 3 Bedrooms and Bath. Updates include All New Vinyl Plank Flooring w/ Carpet in Upstairs Bedrooms, All New Appliances, Completely updated Baths w/ Subway Tile and New Fixtures. New HVAC system and Water Heater, New Roof. Yard completely fenced. This beautifully renovated home in Central Anderson is minutes from 37/69 and is a &quot;MUST SEE.&quot;

5. 2021-02-05
   status Active 758-char remark

   Show marketing remark (758 chars)

   YOU CAN HAVE IT ALL -- An OLDER HOME W/ ALL THE CHARACTER and EVERYTHING BRAND NEW! Huge rooms here w/ 5 LARGE Bedrooms. Beautifully renovated home w/ more than 2100 square feet Main Floor and Up, plus a 700+ Basement. Main Floor features Living Room w/ Den or Family Room, Dining Room, Master Bedroom &amp; Bath, 2nd Bedroom, Gorgeous Kitchen, Pantry/Utility Room and Back/Mud Room. Upstairs features another 3 Bedrooms and Bath. Updates include All New Vinyl Plank Flooring w/ Carpet in Upstairs Bedrooms, All New Appliances, Completely updated Baths w/ Subway Tile and New Fixtures. New HVAC system and Water Heater, New Roof. Yard completely fenced. This beautifully renovated home in Central Anderson is minutes from 37/69 and is a &quot;MUST SEE.&quot;

6. 2021-01-27
   price $135,000 758-char remark

   Show marketing remark (758 chars)

   YOU CAN HAVE IT ALL -- An OLDER HOME W/ ALL THE CHARACTER and EVERYTHING BRAND NEW! Huge rooms here w/ 5 LARGE Bedrooms. Beautifully renovated home w/ more than 2100 square feet Main Floor and Up, plus a 700+ Basement. Main Floor features Living Room w/ Den or Family Room, Dining Room, Master Bedroom &amp; Bath, 2nd Bedroom, Gorgeous Kitchen, Pantry/Utility Room and Back/Mud Room. Upstairs features another 3 Bedrooms and Bath. Updates include All New Vinyl Plank Flooring w/ Carpet in Upstairs Bedrooms, All New Appliances, Completely updated Baths w/ Subway Tile and New Fixtures. New HVAC system and Water Heater, New Roof. Yard completely fenced. This beautifully renovated home in Central Anderson is minutes from 37/69 and is a &quot;MUST SEE.&quot;

7. 2020-11-24
   status Pending 758-char remark

   Show marketing remark (758 chars)

   YOU CAN HAVE IT ALL -- An OLDER HOME W/ ALL THE CHARACTER and EVERYTHING BRAND NEW! Huge rooms here w/ 5 LARGE Bedrooms. Beautifully renovated home w/ more than 2100 square feet Main Floor and Up, plus a 700+ Basement. Main Floor features Living Room w/ Den or Family Room, Dining Room, Master Bedroom &amp; Bath, 2nd Bedroom, Gorgeous Kitchen, Pantry/Utility Room and Back/Mud Room. Upstairs features another 3 Bedrooms and Bath. Updates include All New Vinyl Plank Flooring w/ Carpet in Upstairs Bedrooms, All New Appliances, Completely updated Baths w/ Subway Tile and New Fixtures. New HVAC system and Water Heater, New Roof. Yard completely fenced. This beautifully renovated home in Central Anderson is minutes from 37/69 and is a &quot;MUST SEE.&quot;

8. 2020-11-08
   status Pending 758-char remark

   Show marketing remark (758 chars)

   YOU CAN HAVE IT ALL -- An OLDER HOME W/ ALL THE CHARACTER and EVERYTHING BRAND NEW! Huge rooms here w/ 5 LARGE Bedrooms. Beautifully renovated home w/ more than 2100 square feet Main Floor and Up, plus a 700+ Basement. Main Floor features Living Room w/ Den or Family Room, Dining Room, Master Bedroom &amp; Bath, 2nd Bedroom, Gorgeous Kitchen, Pantry/Utility Room and Back/Mud Room. Upstairs features another 3 Bedrooms and Bath. Updates include All New Vinyl Plank Flooring w/ Carpet in Upstairs Bedrooms, All New Appliances, Completely updated Baths w/ Subway Tile and New Fixtures. New HVAC system and Water Heater, New Roof. Yard completely fenced. This beautifully renovated home in Central Anderson is minutes from 37/69 and is a &quot;MUST SEE.&quot;

9. 2020-10-31
   listed $150,000 Active 758-char remark

   Show marketing remark (758 chars)

   YOU CAN HAVE IT ALL -- An OLDER HOME W/ ALL THE CHARACTER and EVERYTHING BRAND NEW! Huge rooms here w/ 5 LARGE Bedrooms. Beautifully renovated home w/ more than 2100 square feet Main Floor and Up, plus a 700+ Basement. Main Floor features Living Room w/ Den or Family Room, Dining Room, Master Bedroom &amp; Bath, 2nd Bedroom, Gorgeous Kitchen, Pantry/Utility Room and Back/Mud Room. Upstairs features another 3 Bedrooms and Bath. Updates include All New Vinyl Plank Flooring w/ Carpet in Upstairs Bedrooms, All New Appliances, Completely updated Baths w/ Subway Tile and New Fixtures. New HVAC system and Water Heater, New Roof. Yard completely fenced. This beautifully renovated home in Central Anderson is minutes from 37/69 and is a &quot;MUST SEE.&quot;

10. 2019-09-20
    soldstatus $22,000
11. 2019-09-13
    soldstatus $22,000 Sold 87-char remark

    Show marketing remark (87 chars)

    4BD 1BA home in Anderson, corner lot, hardwood floors, old style charm, great potential

12. 2019-08-25
    status Pending 87-char remark

    Show marketing remark (87 chars)

    4BD 1BA home in Anderson, corner lot, hardwood floors, old style charm, great potential

13. 2019-08-13
    price $17,500 87-char remark

    Show marketing remark (87 chars)

    4BD 1BA home in Anderson, corner lot, hardwood floors, old style charm, great potential

14. 2019-07-23
    listed $19,900 Active 87-char remark

    Show marketing remark (87 chars)

    4BD 1BA home in Anderson, corner lot, hardwood floors, old style charm, great potential

ⓘ 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: $441 · $37/mo
• Projected year-2 tax: $879 · $73/mo
• Expected delta: +$438/yr (+$37/mo · 99.3%)

ⓘ 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: $13,091
• − Mortgage interest: −$8,682
• − Property taxes: −$441
• − Insurance: −$775
• − Repairs & maintenance: −$1,047
• − Management: −$1,047
• − Depreciation: −$4,509
• Taxable loss: −$3,412
• Est. tax savings @ 24.0%: +$819
• After-tax cash flow: $190/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

+678.9% since first listed

14 events — show timeline

• 2026-05-01 Pending — MIBOR as Distributed by MLS Grid
• 2026-04-27 Listed $155,000 MIBOR as Distributed by MLS Grid
• 2021-03-15 Sold (MLS) $135,000 MIBOR as Distributed by MLS Grid
• 2021-02-11 Pending — MIBOR as Distributed by MLS Grid
• 2021-02-05 Relisted — MIBOR as Distributed by MLS Grid
• 2021-01-27 Price Changed $135,000 MIBOR as Distributed by MLS Grid
• 2020-11-24 Pending — MIBOR as Distributed by MLS Grid
• 2020-11-08 Pending — MIBOR as Distributed by MLS Grid
• 2020-10-31 Listed $150,000 MIBOR as Distributed by MLS Grid
• 2019-09-20 Sold (Public Records) $22,000 Public Records
• 2019-09-13 Sold (MLS) $22,000 MIBOR as Distributed by MLS Grid
• 2019-08-25 Pending — MIBOR as Distributed by MLS Grid
• 2019-08-13 Price Changed $17,500 MIBOR as Distributed by MLS Grid
• 2019-07-23 Listed $19,900 MIBOR as Distributed by MLS Grid

Property tax history

-12.6%/yr

Latest (2024): $441 · +9.3% YoY. Source: county tax records.