3917 Haverhill Dr · Anderson, IN 46013

$79,900

2 bd · 1.0 ba · 948 sqft · SingleFamily public records · 82 Days on market

Built 1940 2,400 sqft lot $84/sqft · at area comps Est $80k · at est.

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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 +26.7/30.0
• DSCR +9.1/10.0
• ARV discount +7.7/15.0
• 1% rule +7.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rented for $850 a month, on a section 8 lease. 2 bedroom, bonus space/office, 1 bath home featuring a large fenced backyard, perfect for outdoor activities, pets, or entertaining. Covered front porch adds to the home’s inviting appeal.

Key facts

• Covered front porch
• 2,400 sq ft lot
• Built 1940

Tags

• LARGE FENCED BACKYARD
• COVERED FRONT PORCH

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $215 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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: 150 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $552 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 + 3.0% rent growth), your $22k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y 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.
• Current owner paid $55k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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: 1.26% ✓
• Cap rate: 9.53%
• Cash-on-cash: 11.55%
• DSCR: 1.51
• GRM: 6.6

CMA / ARV

• ARV (median comp): $80,327
• List price: $79,900
• Delta: -0.53%
• 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
3808 Brown St	0.11mi	2/1.0	868 (-8%)	1mo	$75,000	$86	80
10 W 41st St	0.22mi	3/2.0 (+1)	960 (+1%)	5mo	$141,000	$147	74
115 South Dr	0.39mi	2/1.0	886 (-6%)	6mo	$90,000	$102	66
123 E 35th St	0.44mi	2/1.0	885 (-7%)	4mo	$29,000	$33	65
4406 Delmar Ct	0.50mi	3/1.5 (+1)	912 (-4%)	2mo	$160,000	$175	62
423 E 37th St	0.49mi	2/1.0	1,020 (+8%)	3mo	$132,000	$129	62
815 Delmar Rd	0.49mi	3/1.5 (+1)	1,008 (+6%)	1mo	$95,000	$94	58
706 Lonsvale Dr	0.49mi	2/1.0	853 (-10%)	6mo	$112,000	$131	55
14 Crescent Ct	0.43mi	3/1.0 (+1)	1,056 (+11%)	2mo	$150,000	$142	54
912 Crescent Dr	0.43mi	2/1.0	816 (-14%)	5mo	$125,000	$153	53
320 E 34th St	0.59mi	2/1.0	846 (-11%)	6mo	$90,000	$106	50
910 Lonsvale Dr	0.58mi	3/1.0 (+1)	844 (-11%)	2mo	$125,000	$148	48

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.9%
• Equity multiple: 1.04×
• Total profit: $802
• Equity at exit: $11,913

10-year hold

• IRR: 10.6%
• Equity multiple: 1.83×
• Total profit: $18,490
• Equity at exit: $6,908

Cash invested: $22,372 (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 46013

• Home prices YoY: -26.9%
• Active inventory: 150
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,005 high
• Mortgage (P&I): −$419
• Tax from tax record: −$126 /mo · $1,518/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $215

Break-even live

Break-even rent $733

Max offer price $79,900

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4015 Haverhill Dr Anderson, IN	3.0	2.0	884	$1,100	$1.24	43d	1	0.10mi
4426 Mellen Ct Anderson, IN	2.0	1.0	899	$900	$1.00	1d	1	0.65mi
4325 S Madison Ave Anderson, IN	1.0–3.0	1.0–1.5	995	$1,112	$1.12	1d	6	0.70mi
812 Mellen Dr Unit 814 Anderson, IN	2.0	1.0	924	$950	$1.03	1d	1	0.76mi
328 E 31st St Anderson, IN	1.0	1.0	600	$750	$1.25	43d	1	0.82mi
4415 Columbus Ave Apt 15 Anderson, IN	2.0	1.0	800	$800	$1.00	1d	1	0.83mi
3614 Columbus Ave Anderson, IN	1.0	1.0	553	$725	$1.31	14d	1	0.85mi
2904 Lincoln St Anderson, IN	2.0	1.0	864	$900	$1.04	43d	1	0.85mi
3000 Fletcher St Unit 3000 Anderson, IN	2.0	1.0	800	$650	$0.81	43d	1	0.86mi
2820 Fairview St Unit A Anderson, IN	2.0	1.0	850	$895	$1.05	43d	1	0.92mi
3006 Noble St Anderson, IN	2.0	1.0	1064	$995	$0.94	7d	1	0.95mi
2627 Chase St Anderson, IN	3.0	1.0	1050	$850	$0.81	17d	1	1.00mi
2625 Main St Anderson, IN	2.0	1.0	988	$895	$0.91	23d	1	1.02mi
3009 E Lynn St Unit 1 Anderson, IN	3.0	1.0	1000	$875	$0.88	20d	1	1.13mi
2442 Morton St Anderson, IN	2.0	1.0	862	$1,125	$1.31	23d	1	1.14mi
417 E 55th St Anderson, IN	2.0	1.0	724	$1,100	$1.52	21d	1	1.17mi
2324 Chase St Anderson, IN	2.0	1.0	783	$950	$1.21	43d	1	1.23mi
2411 Hendricks St Anderson, IN	3.0	1.0	860	$1,000	$1.16	23d	1	1.26mi
2301 Sheridan St Anderson, IN	2.0	1.0	900	$950	$1.06	43d	1	1.31mi
1501 E 31st St Anderson, IN	2.0	1.0	840	$1,199	$1.43	20d	1	1.32mi
702 W 23rd St Anderson, IN	1.0	1.0	560	$595	$1.06	4d	1	1.33mi
1232 E 28th St Anderson, IN	2.0	2.0	795	$950	$1.19	43d	1	1.34mi
618 W 22nd St Anderson, IN	3.0	1.0	900	$1,250	$1.39	43d	1	1.39mi
2208 Hendricks St Unit 3 Anderson, IN	1.0	1.0	585	$675	$1.15	43d	1	1.40mi
2111 Central Ave Anderson, IN	3.0	1.0	1026	$1,250	$1.22	43d	1	1.41mi
702 E 23rd St Anderson, IN	1.0	1.0	560	$595	$1.06	14d	1	1.42mi

Listing history 24 events

1. 2026-06-18
   days on market $79,900 Active 82 DOM
2. 2026-06-17
   days on market $79,900 Active 81 DOM
3. 2026-06-16
   days on market $79,900 Active 80 DOM
4. 2026-06-15
   days on market $79,900 Active 79 DOM
5. 2026-06-13
   days on market $79,900 Active 77 DOM
6. 2026-06-09
   days on market $79,900 Active 73 DOM
7. 2026-06-08
   days on market $79,900 Active 72 DOM
8. 2026-06-07
   days on market $79,900 Active 71 DOM
9. 2026-06-05
   days on market $79,900 Active 68 DOM
10. 2026-06-03
    days on market $79,900 Active 67 DOM
11. 2026-06-02
    days on market $79,900 Active 66 DOM
12. 2026-06-01
    days on market $79,900 Active 65 DOM
13. 2026-05-31
    days on market $79,900 Active 64 DOM
14. 2026-03-27
    listed $79,900 Active 241-char remark

    Show marketing remark (235 chars)

    Rented for $850 a month, on a section 8 lease. 2 bedroom, bonus space/office, 1 bath home featuring a large fenced backyard, perfect for outdoor activities, pets, or entertaining. Covered front porch adds to the home's inviting appeal.

15. 2026-03-27
    listed $79,900 Active 235-char remark

    Show marketing remark (235 chars)

    Rented for $850 a month, on a section 8 lease. 2 bedroom, bonus space/office, 1 bath home featuring a large fenced backyard, perfect for outdoor activities, pets, or entertaining. Covered front porch adds to the home's inviting appeal.

16. 2011-09-11
    historical
17. 2011-06-01
    soldstatus $54,967
18. 2011-05-26
    listed $19,900
19. 2011-05-24
    historical
20. 2010-12-02
    listed $19,900
21. 2005-07-08
    historical
22. 2005-01-11
    listed $49,800
23. 2004-12-30
    historical
24. 2004-07-01
    listed $49,900

ⓘ 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: $1,518 · $126/mo
• Projected year-2 tax: $1,518 · $126/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: $12,063
• − Mortgage interest: −$4,476
• − Property taxes: −$1,518
• − Insurance: −$400
• − Repairs & maintenance: −$965
• − Management: −$965
• − Depreciation: −$2,324
• Taxable income: $1,416
• Est. tax owed @ 24.0%: −$340
• After-tax cash flow: $2,245/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): 19,073
• Household income: $49,310
• Rent vs Own: 34.8% rent · 65.2% own
• Severe rent burden: 612.0

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 (83%)
• Race & ethnicity: White 83% Two or more races 8% Black 7% Hispanic / Latino 3%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 1%
• Foreign-born: 0% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -86.70%
• Current HPI: 235.7485
• Rent YoY: —
• 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

+60.1% since first listed

11 events — show timeline

• 2026-03-27 Listed $79,900 MIBOR as Distributed by MLS Grid
• 2026-03-27 Listed $79,900 IRMLS
• 2011-09-11 Listing Removed — MIBOR as Distributed by MLS Grid
• 2011-06-01 Sold (Public Records) $54,967 Public Records
• 2011-05-26 Listed $19,900 MIBOR as Distributed by MLS Grid
• 2011-05-24 Listing Removed — MIBOR as Distributed by MLS Grid
• 2010-12-02 Listed $19,900 MIBOR as Distributed by MLS Grid
• 2005-07-08 Listing Removed — MIBOR as Distributed by MLS Grid
• 2005-01-11 Listed $49,800 MIBOR as Distributed by MLS Grid
• 2004-12-30 Listing Removed — MIBOR as Distributed by MLS Grid
• 2004-07-01 Listed $49,900 MIBOR as Distributed by MLS Grid

Property tax history

+8.0%/yr

Latest (2024): $1,518 · +8.7% YoY. Source: county tax records.