3912 Saint Charles St · Anderson, IN 46013

$84,900

2 bd · 1.0 ba · 616 sqft · SingleFamily public records · 127 Days on market

Built 1951 5,400 sqft lot $138/sqft · at area comps Est $82k · 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 +21.8/30.0
• DSCR +7.0/10.0
• ARV discount +6.0/15.0
• 1% rule +5.4/10.0
• 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

This cute two-bedroom bungalow is perfect for a first-time homebuyer, someone ready to downsize, an investor or anyone else looking for a move-in ready home. It has a brand new refrigerator and water heater and an updated kitchen and bathroom. A gas furnace was newly added as well, giving the home a dual heating system. The one-car detached garage has a brand new garage door. The home has a large backyard and several mature trees. The location is close to shopping, amenities and just minutes from Interstate 69. This home packs a lot into its small size and its small price tag! Come see it today.

Key facts

• Updated kitchen
• Updated bathroom
• 5,400 sq ft lot

Tags

• BRAND NEW REFRIGERATOR
• UPDATED KITCHEN
• UPDATED BATHROOM
• NEWLY ADDED GAS FURNACE
• ONE CAR DETACHED GARAGE
• BRAND NEW GARAGE DOOR

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $133 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($881 rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 6.5% in Anderson — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $587 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.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — 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. 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?
8. 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.
9. 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.
10. 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: 1.04% ✓
• Cap rate: 8.17%
• Cash-on-cash: 6.71%
• DSCR: 1.30
• GRM: 8.0

CMA / ARV

• ARV (median comp): $82,149
• List price: $84,900
• Delta: 3.35%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3912 E Lynn St	0.07mi	2/1.0	624 (+1%)	7mo	$57,000	$91	89
324 E 35th St	0.63mi	2/1.0	672 (+9%)	7mo	$130,000	$193	49
331 E 35th St	0.62mi	2/1.0	668 (+8%)	17mo	$72,500	$109	43

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: -6.0%
• Equity multiple: 0.78×
• Total profit: $-5,298
• Equity at exit: $12,659

10-year hold

• IRR: 3.6%
• Equity multiple: 1.26×
• Total profit: $6,275
• Equity at exit: $7,341

Cash invested: $23,772 (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: 8.0×

Monthly cashflow live

• Estimated rent: $881 high
• Mortgage (P&I): −$445
• Tax from tax record: −$82 /mo · $987/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $133

Break-even live

Break-even rent $712

Max offer price $84,900

Occupancy floor 80%

Sensitivity live

Price	-10% $181	-5% $157	+0% $133	+5% $109	+10% $85
Rent	-10% $63	-5% $98	+0% $133	+5% $168	+10% $202
Rate	-1.0pp $176	-0.5pp $154	base $133	+0.5pp $111	+1.0pp $88

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3614 Columbus Ave Anderson, IN	1.0	1.0	553	$725	$1.31	15d	1	0.30mi
328 E 31st St Anderson, IN	1.0	1.0	600	$750	$1.25	44d	1	0.91mi
5514 Arbor Dr Anderson, IN	1.0–2.0	1.0	723	$830	$1.15	12d	3	1.06mi
417 E 55th St Anderson, IN	2.0	1.0	724	$1,100	$1.52	22d	1	1.20mi
2233 E Lynn St Anderson, IN	1.0	1.0	700	$695	$0.99	2d	1	1.30mi
702 E 23rd St Anderson, IN	1.0	1.0	560	$595	$1.06	15d	1	1.32mi
1326 McIntosh Ct Anderson, IN	1.0–3.0	1.0–2.0	856	$1,192	$1.39	2d	10	1.36mi
2527 Chase St Anderson, IN	1.0	1.0	400	$650	$1.62	44d	1	1.48mi

Listing history 13 events

1. 2026-06-13
   statusdays on market $84,900 Pending 127 DOM
2. 2026-06-09
   days on market $84,900 Active 124 DOM
3. 2026-06-08
   days on market $84,900 Active 123 DOM
4. 2026-06-07
   days on market $84,900 Active 122 DOM
5. 2026-06-05
   days on market $84,900 Active 119 DOM
6. 2026-06-03
   days on market $84,900 Active 118 DOM
7. 2026-06-02
   days on market $84,900 Active 117 DOM
8. 2026-06-01
   days on market $84,900 Active 116 DOM
9. 2026-05-31
   days on market $84,900 Active 115 DOM
10. 2026-03-23
    price $84,900 602-char remark

    Show marketing remark (602 chars)

    This cute two-bedroom bungalow is perfect for a first-time homebuyer, someone ready to downsize, an investor or anyone else looking for a move-in ready home. It has a brand new refrigerator and water heater and an updated kitchen and bathroom. A gas furnace was newly added as well, giving the home a dual heating system. The one-car detached garage has a brand new garage door. The home has a large backyard and several mature trees. The location is close to shopping, amenities and just minutes from Interstate 69. This home packs a lot into its small size and its small price tag! Come see it today.

11. 2026-02-05
    listed $89,900 Active 602-char remark

    Show marketing remark (602 chars)

    This cute two-bedroom bungalow is perfect for a first-time homebuyer, someone ready to downsize, an investor or anyone else looking for a move-in ready home. It has a brand new refrigerator and water heater and an updated kitchen and bathroom. A gas furnace was newly added as well, giving the home a dual heating system. The one-car detached garage has a brand new garage door. The home has a large backyard and several mature trees. The location is close to shopping, amenities and just minutes from Interstate 69. This home packs a lot into its small size and its small price tag! Come see it today.

12. 2013-07-12
    historical
13. 2013-01-11
    listed $32,000

ⓘ 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: $987 · $82/mo
• Projected year-2 tax: $987 · $82/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 6/10 Major FEMA zone X (unshaded) · 71% 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: $10,567
• − Mortgage interest: −$4,756
• − Property taxes: −$987
• − Insurance: −$424
• − Repairs & maintenance: −$845
• − Management: −$845
• − Depreciation: −$2,470
• Taxable income: $240
• Est. tax owed @ 24.0%: −$58
• After-tax cash flow: $1,537/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

+165.3% since first listed

4 events — show timeline

• 2026-03-23 Price Changed $84,900 MIBOR as Distributed by MLS Grid
• 2026-02-05 Listed $89,900 MIBOR as Distributed by MLS Grid
• 2013-07-12 Listing Removed — MIBOR as Distributed by MLS Grid
• 2013-01-11 Listed $32,000 MIBOR as Distributed by MLS Grid

Property tax history

+3.9%/yr

Latest (2024): $987 · +8.4% YoY. Source: county tax records.