1236 Park Rd · Anderson, IN 46011

$180,500

2 bd · 2.0 ba · 1,225 sqft · SingleFamily public records · 54 Days on market

Built 1939 0.36 ac lot $147/sqft · 104% above area Est $229k · 21% under

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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).

• ARV discount +15.0/15.0
• Cash flow +6.6/30.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• 1% rule +1.3/10.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice Starter Home or Investment Property. 4 Bedroom, 2 Bath Home with a 1 car Garage.

Key facts

• 0.36 acre lot
• Garage
• Built 1939

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-295 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $128k (28.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (37.5% below list).
• Recommended offer: $113k (37.5% below list) — sets the bar for 1% rule.
• Cap rate 4.3% vs local median 6.5% in Anderson — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 105 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $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

• It's been on market 54 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 13y ago; this cycle's ask has dropped $19k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $112,813 (37.5% 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. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
3. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.63% ✗
• Cap rate: 4.33%
• Cash-on-cash: -7.00%
• DSCR: 0.69
• GRM: 13.3

CMA / ARV

• ARV (median comp): $228,550
• List price: $180,500
• Delta: -21.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
917 Longfellow Rd	0.28mi	2/1.5	1,182 (-4%)	5mo	$202,000	$171	75
1610 Magnolia Dr	0.26mi	2/1.5	1,170 (-4%)	8mo	$189,000	$162	71
816 Longfellow Rd	0.35mi	3/1.5 (+1)	1,296 (+6%)	1mo	$192,500	$149	66
3218 W 18th St	0.37mi	2/1.0	1,172 (-4%)	8mo	$180,000	$154	65
1626 Magnolia Dr	0.29mi	3/1.5 (+1)	1,289 (+5%)	7mo	$245,000	$190	65
1611 Orchard Ln	0.42mi	2/1.0	1,236 (+1%)	13mo	$199,995	$162	64
2840 W 12th St	0.49mi	2/1.0	1,283 (+5%)	8mo	$170,000	$133	59
3636 Oakwood Dr	0.57mi	2/1.0	1,288 (+5%)	10mo	$123,000	$95	52
3526 Westfield Dr	0.41mi	3/2.5 (+1)	1,326 (+8%)	12mo	$255,000	$192	50
1613 Park Rd	0.26mi	3/1.0 (+1)	1,078 (-12%)	11mo	$175,000	$162	50
2121 Euclid Dr	0.69mi	2/1.0	1,136 (-7%)	5mo	$110,000	$97	47
2221 Euclid Dr	0.74mi	2/1.0	1,340 (+9%)	8mo	$126,000	$94	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -28.5%
• Equity multiple: 0.05×
• Total profit: $-48,051
• Equity at exit: $26,913

10-year hold

• IRR: -27.9%
• Equity multiple: -0.31×
• Total profit: $-66,109
• Equity at exit: $15,606

Cash invested: $50,540 (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 46011

• Home prices YoY: -25.0%
• Active inventory: 105
• Price-to-rent: 13.3×

Monthly cashflow live

• Estimated rent: $1,128 high
• Mortgage (P&I): −$947
• Tax from tax record: −$164 /mo · $1,972/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $-295

Break-even live

Break-even rent $1,501

Max offer price $128,408

Occupancy floor —

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: $45,125
• Closing costs: $5,415
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2916 W 12th St Anderson, IN	3.0	1.0	1271	$1,295	$1.02	43d	1	0.47mi
1708 Euclid Dr Anderson, IN	2.0	1.0	732	$1,225	$1.67	43d	1	0.51mi
2705 Horton Dr Anderson, IN	3.0	1.0	936	$1,050	$1.12	20d	1	0.95mi
1404 Walton St Anderson, IN	3.0	1.0	1090	$995	$0.91	43d	1	1.22mi
1532 Walton St Anderson, IN	3.0	1.0	1342	$1,100	$0.82	43d	1	1.23mi
1136 Irving Way Anderson, IN	2.0	1.0	900	$895	$0.99	21d	1	1.36mi
1123 Louise St Anderson, IN	2.0	1.0	850	$850	$1.00	43d	1	1.40mi
1720 Nelle St Anderson, IN	2.0	1.0	768	$1,100	$1.43	23d	1	1.49mi

Listing history 26 events

1. 2026-06-15
   status $180,500 Pending 54 DOM
2. 2026-06-15
   days on market $180,500 Active 54 DOM
3. 2026-06-13
   statusdays on market $180,500 Active 52 DOM
4. 2026-05-11
   status Pending 85-char remark

   Show marketing remark (85 chars)

   Nice Starter Home or Investment Property. 4 Bedroom, 2 Bath Home with a 1 car Garage.

5. 2026-05-07
   status Active 85-char remark

   Show marketing remark (85 chars)

   Nice Starter Home or Investment Property. 4 Bedroom, 2 Bath Home with a 1 car Garage.

6. 2026-04-29
   status Pending 85-char remark

   Show marketing remark (85 chars)

   Nice Starter Home or Investment Property. 4 Bedroom, 2 Bath Home with a 1 car Garage.

7. 2026-04-20
   price $180,500 85-char remark

   Show marketing remark (85 chars)

   Nice Starter Home or Investment Property. 4 Bedroom, 2 Bath Home with a 1 car Garage.

8. 2026-04-10
   status Active 85-char remark

   Show marketing remark (85 chars)

   Nice Starter Home or Investment Property. 4 Bedroom, 2 Bath Home with a 1 car Garage.

9. 2026-04-01
   status Pending 85-char remark

   Show marketing remark (85 chars)

   Nice Starter Home or Investment Property. 4 Bedroom, 2 Bath Home with a 1 car Garage.

10. 2026-03-28
    status Active 85-char remark

    Show marketing remark (85 chars)

    Nice Starter Home or Investment Property. 4 Bedroom, 2 Bath Home with a 1 car Garage.

11. 2026-03-18
    status Pending 85-char remark

    Show marketing remark (85 chars)

    Nice Starter Home or Investment Property. 4 Bedroom, 2 Bath Home with a 1 car Garage.

12. 2026-03-16
    price $189,900 85-char remark

    Show marketing remark (85 chars)

    Nice Starter Home or Investment Property. 4 Bedroom, 2 Bath Home with a 1 car Garage.

13. 2026-02-24
    listed $199,900 Active 85-char remark

    Show marketing remark (85 chars)

    Nice Starter Home or Investment Property. 4 Bedroom, 2 Bath Home with a 1 car Garage.

14. 2021-10-14
    soldstatus $179,900 Closed 750-char remark

    Show marketing remark (750 chars)

    This all brick home has the perfect blend of old charm with modern updates and amenities featuring an expansive family room with beautiful wood burning fireplace, formal dining room with custom built in corner shelving, large kitchen with brand new stainless appliances including a second stainless fridge in the mud room, 2 main floor bedrooms along with 2 more upstairs, 2 full baths, loft area, full-completely dry basement, sun room, paved driveway, attached garage, beautiful landscaping with river rock around entire home, large fenced in backyard and a large deck, great for entertaining-all on a beautiful lot with mature trees in the Edgewood area. This home is absolutely move in ready with new paint and flooring throughout! THIS IS HOME!

15. 2021-09-20
    status Pending 750-char remark

    Show marketing remark (750 chars)

    This all brick home has the perfect blend of old charm with modern updates and amenities featuring an expansive family room with beautiful wood burning fireplace, formal dining room with custom built in corner shelving, large kitchen with brand new stainless appliances including a second stainless fridge in the mud room, 2 main floor bedrooms along with 2 more upstairs, 2 full baths, loft area, full-completely dry basement, sun room, paved driveway, attached garage, beautiful landscaping with river rock around entire home, large fenced in backyard and a large deck, great for entertaining-all on a beautiful lot with mature trees in the Edgewood area. This home is absolutely move in ready with new paint and flooring throughout! THIS IS HOME!

16. 2021-09-17
    price $179,900 750-char remark

    Show marketing remark (750 chars)

    This all brick home has the perfect blend of old charm with modern updates and amenities featuring an expansive family room with beautiful wood burning fireplace, formal dining room with custom built in corner shelving, large kitchen with brand new stainless appliances including a second stainless fridge in the mud room, 2 main floor bedrooms along with 2 more upstairs, 2 full baths, loft area, full-completely dry basement, sun room, paved driveway, attached garage, beautiful landscaping with river rock around entire home, large fenced in backyard and a large deck, great for entertaining-all on a beautiful lot with mature trees in the Edgewood area. This home is absolutely move in ready with new paint and flooring throughout! THIS IS HOME!

17. 2021-08-30
    status Active 750-char remark

    Show marketing remark (750 chars)

    This all brick home has the perfect blend of old charm with modern updates and amenities featuring an expansive family room with beautiful wood burning fireplace, formal dining room with custom built in corner shelving, large kitchen with brand new stainless appliances including a second stainless fridge in the mud room, 2 main floor bedrooms along with 2 more upstairs, 2 full baths, loft area, full-completely dry basement, sun room, paved driveway, attached garage, beautiful landscaping with river rock around entire home, large fenced in backyard and a large deck, great for entertaining-all on a beautiful lot with mature trees in the Edgewood area. This home is absolutely move in ready with new paint and flooring throughout! THIS IS HOME!

18. 2021-08-23
    status Pending 750-char remark

    Show marketing remark (750 chars)

    This all brick home has the perfect blend of old charm with modern updates and amenities featuring an expansive family room with beautiful wood burning fireplace, formal dining room with custom built in corner shelving, large kitchen with brand new stainless appliances including a second stainless fridge in the mud room, 2 main floor bedrooms along with 2 more upstairs, 2 full baths, loft area, full-completely dry basement, sun room, paved driveway, attached garage, beautiful landscaping with river rock around entire home, large fenced in backyard and a large deck, great for entertaining-all on a beautiful lot with mature trees in the Edgewood area. This home is absolutely move in ready with new paint and flooring throughout! THIS IS HOME!

19. 2021-08-20
    price $189,900 750-char remark

    Show marketing remark (750 chars)

    This all brick home has the perfect blend of old charm with modern updates and amenities featuring an expansive family room with beautiful wood burning fireplace, formal dining room with custom built in corner shelving, large kitchen with brand new stainless appliances including a second stainless fridge in the mud room, 2 main floor bedrooms along with 2 more upstairs, 2 full baths, loft area, full-completely dry basement, sun room, paved driveway, attached garage, beautiful landscaping with river rock around entire home, large fenced in backyard and a large deck, great for entertaining-all on a beautiful lot with mature trees in the Edgewood area. This home is absolutely move in ready with new paint and flooring throughout! THIS IS HOME!

20. 2021-08-13
    listed $199,900 Active 750-char remark

    Show marketing remark (750 chars)

    This all brick home has the perfect blend of old charm with modern updates and amenities featuring an expansive family room with beautiful wood burning fireplace, formal dining room with custom built in corner shelving, large kitchen with brand new stainless appliances including a second stainless fridge in the mud room, 2 main floor bedrooms along with 2 more upstairs, 2 full baths, loft area, full-completely dry basement, sun room, paved driveway, attached garage, beautiful landscaping with river rock around entire home, large fenced in backyard and a large deck, great for entertaining-all on a beautiful lot with mature trees in the Edgewood area. This home is absolutely move in ready with new paint and flooring throughout! THIS IS HOME!

21. 2014-08-06
    historical
22. 2014-08-04
    soldstatus $92,900
23. 2014-05-23
    listed $99,900
24. 2013-11-12
    historical
25. 2013-10-29
    soldstatus $61,500
26. 2013-08-12
    listed $65,000

ⓘ 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: $1,972 · $164/mo
• Projected year-2 tax: $1,972 · $164/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 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: $13,538
• − Mortgage interest: −$10,111
• − Property taxes: −$1,972
• − Insurance: −$902
• − Repairs & maintenance: −$1,083
• − Management: −$1,083
• − Depreciation: −$5,251
• Taxable loss: −$6,865
• Est. tax savings @ 24.0%: +$1,648
• After-tax cash flow: $-1,891/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
• City population: 57,762
• Population (ZIP): 17,115

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 (79%)
• Race & ethnicity: White 79% Black 8% Hispanic / Latino 6% Two or more races 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 2% Iranian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% 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: ▼ -90.13%
• Current HPI: 270.0253
• Rent YoY: —
• Metro: —
• 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

+177.7% since first listed

23 events — show timeline

• 2026-05-11 Pending — MIBOR as Distributed by MLS Grid
• 2026-05-07 Relisted — MIBOR as Distributed by MLS Grid
• 2026-04-29 Pending — MIBOR as Distributed by MLS Grid
• 2026-04-20 Price Changed $180,500 MIBOR as Distributed by MLS Grid
• 2026-04-10 Relisted — MIBOR as Distributed by MLS Grid
• 2026-04-01 Pending — MIBOR as Distributed by MLS Grid
• 2026-03-28 Relisted — MIBOR as Distributed by MLS Grid
• 2026-03-18 Pending — MIBOR as Distributed by MLS Grid
• 2026-03-16 Price Changed $189,900 MIBOR as Distributed by MLS Grid
• 2026-02-24 Listed $199,900 MIBOR as Distributed by MLS Grid
• 2021-10-14 Sold (MLS) $179,900 MIBOR as Distributed by MLS Grid
• 2021-09-20 Pending — MIBOR as Distributed by MLS Grid
• 2021-09-17 Price Changed $179,900 MIBOR as Distributed by MLS Grid
• 2021-08-30 Relisted — MIBOR as Distributed by MLS Grid
• 2021-08-23 Pending — MIBOR as Distributed by MLS Grid
• 2021-08-20 Price Changed $189,900 MIBOR as Distributed by MLS Grid
• 2021-08-13 Listed $199,900 MIBOR as Distributed by MLS Grid
• 2014-08-06 Listing Removed — MIBOR as Distributed by MLS Grid
• 2014-08-04 Sold (MLS) $92,900 MIBOR as Distributed by MLS Grid
• 2014-05-23 Listed $99,900 MIBOR as Distributed by MLS Grid
• 2013-11-12 Listing Removed — MIBOR as Distributed by MLS Grid
• 2013-10-29 Sold (MLS) $61,500 MIBOR as Distributed by MLS Grid
• 2013-08-12 Listed $65,000 MIBOR as Distributed by MLS Grid

Property tax history

+6.8%/yr

Latest (2024): $1,972 · +9.8% YoY. Source: county tax records.