1830 Jefferson St · Anderson, IN 46016

$55,000

1 bd · 1.0 ba · 832 sqft · SingleFamily public records · 201 Days on market

Built 1905 3,496 sqft lot Est $62k · 12% under

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +12.8/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Rent growth +4.5/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

BANK OWNED FORECLOSURE PROPERTY. NEEDS REPAIRS & COSMETICS. SOLD 'AS-IS'. SELLER WILL MAKE NO REPAIRS. MORTGAGE PRE QUALIFICATION OR PROOF OF FUNDS TO BE PROVIDED WITH OFFER.

Key facts

• Corner lot
• Mature trees
• Enclosed front porch

Tags

• CORNER LOT
• MATURE TREES
• HANDICAP ACCESSIBLE RAMP
• ENCLOSED FRONT PORCH

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $269 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($812 rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.2% 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: Rents rising fast (+7.9%/yr); 185 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 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 $380 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 + 7.9% rent growth), your $15k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 201 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 23y ago; this cycle's ask has dropped $10k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $21k; list at $55k implies a 162% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 201 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 1905 — 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: 1.48% ✓
• Cap rate: 12.17%
• Cash-on-cash: 20.98%
• DSCR: 1.93
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $62,400
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1718 Cincinnati Ave	0.24mi	2/1.0 (+1)	898 (+8%)	4mo	$115,000	$128	68
2006 Central Ave	0.34mi	1/0.5	768 (-8%)	11mo	$15,000	$20	60
1221 E 22nd St	0.40mi	2/1.0 (+1)	864 (+4%)	12mo	$65,000	$75	60
2639 Central Ave	0.69mi	2/1.0 (+1)	952 (+14%)	8mo	$57,000	$60	32

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: 18.7%
• Equity multiple: 1.81×
• Total profit: $12,420
• Equity at exit: $8,201

10-year hold

• IRR: 30.3%
• Equity multiple: 4.37×
• Total profit: $51,901
• Equity at exit: $4,755

Cash invested: $15,400 (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: 5.6×

Monthly cashflow live

• Estimated rent: $812 high
• Mortgage (P&I): −$288
• Tax from tax record: −$61 /mo · $727/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$170
• Net cashflow: $269

Break-even live

Break-even rent $471

Max offer price $55,000

Occupancy floor 62%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1710 Jefferson St Apt 2 Anderson, IN	2.0	1.0	550	$950	$1.73	44d	1	0.06mi
2002 Jefferson St Unit 3 Anderson, IN	1.0	2.0	725	$600	$0.83	44d	1	0.10mi
1726-1728 Walnut St Anderson, IN	2.0	2.0	900	$995	$1.11	2d	1	0.14mi
1719 Johnson Ave Anderson, IN	1.0	1.0	616	$824	$1.34	44d	1	0.27mi
702 E 23rd St Anderson, IN	1.0	1.0	560	$595	$1.06	15d	1	0.31mi
2233 E Lynn St Anderson, IN	1.0	1.0	700	$695	$0.99	2d	1	0.36mi
221 E 13th St Anderson, IN	1.0	1.0	595	$995	$1.67	15d	1	0.46mi
414 Wheeler Ave Apt B Anderson, IN	1.0	1.0	600	$650	$1.08	44d	1	0.50mi
1317 Main St Anderson, IN	2.0	1.0	750	$800	$1.07	44d	1	0.55mi
223 E 11th St Anderson, IN	2.0	1.0	800	$900	$1.12	44d	1	0.57mi
917 E 8th St Unit 2 Anderson, IN	2.0	1.0	550	$825	$1.50	8d	1	0.68mi
2625 Main St Anderson, IN	2.0	1.0	988	$895	$0.91	24d	1	0.73mi
1232 E 28th St Anderson, IN	2.0	2.0	795	$950	$1.19	44d	1	0.73mi
2324 Chase St Anderson, IN	2.0	1.0	783	$950	$1.21	44d	1	0.80mi
3006 Noble St Anderson, IN	2.0	1.0	1064	$995	$0.94	8d	1	0.82mi
919 E 6th St Apt 2 Anderson, IN	1.0	1.0	700	$625	$0.89	24d	1	0.83mi
120 W 10th St Anderson, IN	1.0–3.0	1.0	1066	$900	$0.84	2d	1	0.84mi
3000 Fletcher St Unit 3000 Anderson, IN	2.0	1.0	800	$650	$0.81	44d	1	0.86mi
328 E 31st St Anderson, IN	1.0	1.0	600	$750	$1.25	44d	1	0.90mi
1045 Alhambra Dr Unit 6 Anderson, IN	2.0	1.5	900	$975	$1.08	24d	1	0.92mi
602 Meridian St Unit 608 A Anderson, IN	1.0	1.0	650	$750	$1.15	24d	1	0.94mi
602 Meridian St Apt C Anderson, IN	2.0	1.0	800	$900	$1.12	44d	1	0.94mi
1829 E 8th St Anderson, IN	1.0–3.0	1.0	810	$800	$0.99	24d	9	0.95mi
2442 Morton St Anderson, IN	2.0	1.0	862	$1,125	$1.31	24d	1	0.96mi
1501 E 31st St Anderson, IN	2.0	1.0	840	$1,199	$1.43	20d	1	1.01mi
702 W 23rd St Anderson, IN	1.0	1.0	560	$595	$1.06	4d	1	1.04mi
2301 Sheridan St Anderson, IN	2.0	1.0	900	$950	$1.06	44d	1	1.05mi
2904 Lincoln St Anderson, IN	2.0	1.0	864	$900	$1.04	44d	1	1.08mi
915 High St Unit 915 1/2 Anderson, IN	1.0	1.0	600	$650	$1.08	44d	1	1.10mi
2208 Hendricks St Unit 3 Anderson, IN	1.0	1.0	585	$675	$1.15	44d	1	1.12mi
2820 Fairview St Unit A Anderson, IN	2.0	1.0	850	$895	$1.05	44d	1	1.14mi
803 1/2 W 9th St Anderson, IN	1.0	1.0	600	$525	$0.88	44d	1	1.15mi
530 Alhambra Dr Anderson, IN	1.0–2.0	1.0	879	$895	$1.02	44d	1	1.18mi
1502 Cedar St Anderson, IN	2.0	1.0	1104	$850	$0.77	44d	1	1.23mi
2505 E 10th St Anderson, IN	1.0–2.0	1.0	850	$798	$0.94	44d	2	1.29mi
3614 Columbus Ave Anderson, IN	1.0	1.0	553	$725	$1.31	15d	1	1.34mi
2412 E 7th St Anderson, IN	2.0	1.0	600	$895	$1.49	2d	1	1.37mi
519 W 2nd St Anderson, IN	1.0	1.0	650	$800	$1.23	44d	1	1.38mi
925 W 5th St Unit 1 Anderson, IN	1.0	1.0	617	$775	$1.26	16d	1	1.43mi
924 W 5th St Unit 928 Anderson, IN	1.0	1.0	600	$600	$1.00	44d	1	1.44mi

Listing history 14 events

1. 2026-03-24
   status Pending
2. 2026-03-10
   status Active
3. 2026-03-10
   price $55,000
4. 2026-02-12
   historical
5. 2025-12-31
   price $49,900
6. 2025-12-31
   status Active
7. 2025-10-16
   status Pending
8. 2025-09-30
   price $55,000
9. 2025-09-16
   status Active
10. 2025-09-16
    price $58,500
11. 2025-07-09
    price $55,000
12. 2025-05-13
    listed $64,900 Active
13. 2003-04-30
    soldstatus $21,000 178-char remark

    Show marketing remark (178 chars)

    BANK OWNED FORECLOSURE PROPERTY. NEEDS REPAIRS & COSMETICS. SOLD 'AS-IS'. SELLER WILL MAKE NO REPAIRS. MORTGAGE PRE QUALIFICATION OR PROOF OF FUNDS TO BE PROVIDED WITH OFFER.

14. 2003-03-05
    listed $29,900 178-char remark

    Show marketing remark (178 chars)

    BANK OWNED FORECLOSURE PROPERTY. NEEDS REPAIRS & COSMETICS. SOLD 'AS-IS'. SELLER WILL MAKE NO REPAIRS. MORTGAGE PRE QUALIFICATION OR PROOF OF FUNDS TO BE PROVIDED WITH OFFER.

ⓘ 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: $727 · $61/mo
• Projected year-2 tax: $727 · $61/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: $9,738
• − Mortgage interest: −$3,081
• − Property taxes: −$727
• − Insurance: −$275
• − Repairs & maintenance: −$779
• − Management: −$779
• − Depreciation: −$1,600
• Taxable income: $2,497
• Est. tax owed @ 24.0%: −$599
• After-tax cash flow: $2,631/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

+83.9% since first listed

14 events — show timeline

• 2026-03-24 Pending — MIBOR as Distributed by MLS Grid
• 2026-03-10 Relisted — MIBOR as Distributed by MLS Grid
• 2026-03-10 Price Changed $55,000 MIBOR as Distributed by MLS Grid
• 2026-02-12 Listing Removed — MIBOR as Distributed by MLS Grid
• 2025-12-31 Price Changed $49,900 MIBOR as Distributed by MLS Grid
• 2025-12-31 Relisted — MIBOR as Distributed by MLS Grid
• 2025-10-16 Pending — MIBOR as Distributed by MLS Grid
• 2025-09-30 Price Changed $55,000 MIBOR as Distributed by MLS Grid
• 2025-09-16 Relisted — MIBOR as Distributed by MLS Grid
• 2025-09-16 Price Changed $58,500 MIBOR as Distributed by MLS Grid
• 2025-07-09 Price Changed $55,000 MIBOR as Distributed by MLS Grid
• 2025-05-13 Listed $64,900 MIBOR as Distributed by MLS Grid
• 2003-04-30 Sold (MLS) $21,000 MIBOR as Distributed by MLS Grid
• 2003-03-05 Listed $29,900 MIBOR as Distributed by MLS Grid

Property tax history

+3.5%/yr

Latest (2024): $727 · +8.3% YoY. Source: county tax records.