1530 Ohio Ave · Anderson, IN 46016

$49,900

2 bd · 1.0 ba · 1,324 sqft · SingleFamily public records · 205 Days on market

Built 1934 3,049 sqft lot $38/sqft · 49% below area Est $70k · 28% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Welcome to 1530 Ohio Ave in Anderson, IN-a tenant-occupied, turnkey investment property offering cash flow from day #1! This renovated 2-bedroom, 1-bath ranch features 940 sq. ft. plus an unfinished basement and is ideally located minutes from downtown, Anderson University, and under 10 minutes from Harrah's Hoosier Park & Casino. The current tenant is on a one-year lease through February 2027, paying $900/month, with utilities and lawn care paid by the tenant, keeping owner expenses low. Recent updates include fresh paint, new flooring, and upgraded PEX plumbing throughout. Inside, a spacious living room flows into a generously sized eat-in kitchen with pantry and laundry hookups, plus a welcoming three-season room at the front. Offered as-is, this low-maintenance property nearly hits the 2% rule at the asking price, making it a compelling addition to any rental portfolio. Solid location, stable tenancy, and immediate cash flow-this is an investor-ready opportunity you don't want to miss!

Key facts

• Fresh paint
• Unfinished basement
• Flat lot

Tags

• RENOVATED RANCH
• UNFINISHED BASEMENT
• FLAT LOT
• FRESH PAINT
• NEW FLOORING
• UPGRADED PEX PLUMBING

🏷️ Possibly a rental listed for sale. The $49,900 price doesn't fit this home's estimated sale value (~$69,672) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $480 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.8% vs local median 6.1% 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: crime D-, amenities F, commute 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.
• Zoned schools: Tenth Street Elementary School (math 13% / reading 10%, grade F, #904 of 994 statewide, top 91%, 462 students, 89% FRL); Highland Middle School (math 9% / reading 22%, grade F, #293 of 330 statewide, top 90%, 914 students, 81% FRL); Anderson High School (math 21% / reading 51%, grade F, #261 of 369 statewide, top 71%, 1,790 students, 76% FRL).
• Market conditions: Rents rising fast (+7.9%/yr); 188 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 184 units permitted in Madison County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% 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 $345 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 205 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y ago; this cycle's ask has dropped $20k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1934 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $43,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 205 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 1934 — 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: 2.09% ✓
• Cap rate: 17.83%
• Cash-on-cash: 41.21%
• DSCR: 2.83
• GRM: 4.0

CMA / ARV

• ARV (median comp): $69,672
• List price: $49,900
• Delta: -28.38%
• 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
1525 Home Ave	0.05mi	2/1.0	1,209 (-9%)	5mo	$137,000	$113	79
913 Cottage Ave	0.40mi	2/1.0	1,288 (-3%)	4mo	$28,765	$22	73
118 W 16th St	0.58mi	2/1.0	1,330 (+0%)	1mo	$19,000	$14	71
2120 George St	0.42mi	2/1.0	1,431 (+8%)	3mo	$70,000	$49	64
1009 Chestnut St	0.41mi	2/1.0	1,416 (+7%)	9mo	$115,000	$81	62
503 Central Ave	0.69mi	2/2.0	1,346 (+2%)	3mo	$110,000	$82	59
2122 Fletcher St	0.50mi	3/2.0 (+1)	1,362 (+3%)	6mo	$152,400	$112	58
1300 E 7th St	0.67mi	2/1.0	1,242 (-6%)	3mo	$160,000	$129	56
2314 Walnut St	0.55mi	2/1.0	1,450 (+10%)	11mo	$65,000	$45	49
2334 Walnut St	0.59mi	2/1.0	1,136 (-14%)	1mo	$55,000	$48	48
803 Cottage Ave	0.48mi	3/2.0 (+1)	1,479 (+12%)	2mo	$104,000	$70	48
2425 Fletcher St	0.70mi	2/1.0	1,521 (+15%)	7mo	$89,900	$59	37

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: 43.2%
• Equity multiple: 2.99×
• Total profit: $27,847
• Equity at exit: $7,440

10-year hold

• IRR: 51.4%
• Equity multiple: 7.30×
• Total profit: $87,996
• Equity at exit: $4,314

Cash invested: $13,972 (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: 188
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,041 high
• Mortgage (P&I): −$262
• Tax from tax record: −$60 /mo · $720/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $480

Break-even live

Break-even rent $434

Max offer price $49,900

Occupancy floor 49%

Sensitivity live

Price	-10% $508	-5% $494	+0% $480	+5% $466	+10% $452
Rent	-10% $398	-5% $439	+0% $480	+5% $521	+10% $562
Rate	-1.0pp $505	-0.5pp $492	base $480	+0.5pp $467	+1.0pp $454

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1726-1728 Walnut St Anderson, IN	2.0	2.0	900	$995	$1.11	3d	1	0.22mi
219 E 13th St Anderson, IN	3.0	1.0	882	$1,000	$1.13	5d	1	0.35mi
2023 McKinley St Anderson, IN	2.0	1.0	1500	$950	$0.63	45d	1	0.36mi
1023 E 8th St Unit 3 Anderson, IN	2.0	1.5	1200	$1,175	$0.98	9d	1	0.51mi
1023 E 8th St Unit 3 Anderson, IN	2.0	1.5	1200	$1,175	$0.98	0d	1	0.51mi
2111 Central Ave Anderson, IN	3.0	1.0	1026	$1,250	$1.22	45d	1	0.55mi
120 W 10th St Anderson, IN	1.0–3.0	1.0	1066	$1,025	$0.96	0d	1	0.72mi
229 W 19th St Anderson, IN	3.0	1.0	1200	$1,000	$0.83	45d	1	0.76mi
1045 Alhambra Dr Unit 6 Anderson, IN	2.0	1.5	900	$975	$1.08	25d	1	0.82mi
1829 E 8th St Anderson, IN	1.0–3.0	1.0	810	$1,025	$1.27	25d	9	0.84mi
706 University Blvd Anderson, IN	3.0	2.0	1250	$1,050	$0.84	0d	1	0.86mi
2625 Main St Anderson, IN	2.0	1.0	988	$895	$0.91	25d	1	0.90mi
1318 E 28th St Anderson, IN	3.0	1.0	1280	$1,300	$1.02	13d	1	0.95mi
2916 Noble St Anderson, IN	1.0	1.0	1132	$750	$0.66	0d	1	0.97mi
228 E 29th St Anderson, IN	3.0	2.0	1440	$1,295	$0.90	6d	1	0.98mi
3006 Noble St Anderson, IN	2.0	1.0	1064	$995	$0.94	9d	1	1.03mi
530 Alhambra Dr Anderson, IN	1.0–2.0	1.0	879	$1,100	$1.25	45d	1	1.04mi
618 W 22nd St Anderson, IN	3.0	1.0	900	$1,250	$1.39	45d	1	1.05mi
2233 Fairview St Anderson, IN	3.0	1.5	1452	$1,195	$0.82	25d	1	1.06mi
3009 E Lynn St Unit 1 Anderson, IN	3.0	1.0	1000	$875	$0.88	22d	1	1.06mi
2446 Morton St Anderson, IN	2.0	1.0	1093	$1,250	$1.14	0d	1	1.08mi
2627 Chase St Anderson, IN	3.0	1.0	1050	$850	$0.81	19d	1	1.09mi
510 W 5th St Anderson, IN	3.0	1.5	1617	$995	$0.62	45d	1	1.11mi
2301 Sheridan St Anderson, IN	2.0	1.0	900	$950	$1.06	45d	1	1.13mi
820 W 7th St Apt A Anderson, IN	2.0	2.0	1400	$1,200	$0.86	25d	1	1.18mi
921 W 9th St Anderson, IN	3.0	2.0	1611	$1,375	$0.85	25d	1	1.19mi
3021 Delaware St Anderson, IN	2.0	1.0	1154	$1,150	$1.00	9d	1	1.21mi
1502 Cedar St Anderson, IN	2.0	1.0	1104	$850	$0.77	45d	1	1.21mi
506 W 2nd St Anderson, IN	3.0	1.0	964	$1,095	$1.14	25d	1	1.22mi
2505 E 10th St Anderson, IN	1.0–2.0	1.0	850	$949	$1.12	45d	2	1.23mi
1222 Nichol Ave Unit 4 Anderson, IN	3.0	1.0	1000	$1,135	$1.14	9d	1	1.35mi
1222 Nichol Ave Unit 4 Anderson, IN	3.0	1.0	1000	$1,135	$1.14	0d	1	1.35mi
1310 W 13th St Anderson, IN	2.0	1.0	1178	$895	$0.76	3d	1	1.38mi
1212 W 5th St Anderson, IN	3.0	1.0	1252	$1,295	$1.03	14d	1	1.48mi
1010 W 2nd St Unit 3 Anderson, IN	3.0	1.0	1025	$1,125	$1.10	16d	1	1.48mi
1010 W 2nd St Unit 2 Anderson, IN	2.0	1.0	875	$1,025	$1.17	23d	1	1.48mi

Listing history 13 events

1. 2026-05-11
   status Pending 1008-char remark

   Show marketing remark (1008 chars)

   Welcome to 1530 Ohio Ave in Anderson, IN-a tenant-occupied, turnkey investment property offering cash flow from day #1! This renovated 2-bedroom, 1-bath ranch features 940 sq. ft. plus an unfinished basement and is ideally located minutes from downtown, Anderson University, and under 10 minutes from Harrah's Hoosier Park & Casino. The current tenant is on a one-year lease through February 2027, paying $900/month, with utilities and lawn care paid by the tenant, keeping owner expenses low. Recent updates include fresh paint, new flooring, and upgraded PEX plumbing throughout. Inside, a spacious living room flows into a generously sized eat-in kitchen with pantry and laundry hookups, plus a welcoming three-season room at the front. Offered as-is, this low-maintenance property nearly hits the 2% rule at the asking price, making it a compelling addition to any rental portfolio. Solid location, stable tenancy, and immediate cash flow-this is an investor-ready opportunity you don't want to miss!

2. 2026-05-05
   status Active 1008-char remark

   Show marketing remark (1008 chars)

   Welcome to 1530 Ohio Ave in Anderson, IN-a tenant-occupied, turnkey investment property offering cash flow from day #1! This renovated 2-bedroom, 1-bath ranch features 940 sq. ft. plus an unfinished basement and is ideally located minutes from downtown, Anderson University, and under 10 minutes from Harrah's Hoosier Park & Casino. The current tenant is on a one-year lease through February 2027, paying $900/month, with utilities and lawn care paid by the tenant, keeping owner expenses low. Recent updates include fresh paint, new flooring, and upgraded PEX plumbing throughout. Inside, a spacious living room flows into a generously sized eat-in kitchen with pantry and laundry hookups, plus a welcoming three-season room at the front. Offered as-is, this low-maintenance property nearly hits the 2% rule at the asking price, making it a compelling addition to any rental portfolio. Solid location, stable tenancy, and immediate cash flow-this is an investor-ready opportunity you don't want to miss!

3. 2026-04-15
   status Active 1008-char remark

   Show marketing remark (1008 chars)

   Welcome to 1530 Ohio Ave in Anderson, IN-a tenant-occupied, turnkey investment property offering cash flow from day #1! This renovated 2-bedroom, 1-bath ranch features 940 sq. ft. plus an unfinished basement and is ideally located minutes from downtown, Anderson University, and under 10 minutes from Harrah's Hoosier Park & Casino. The current tenant is on a one-year lease through February 2027, paying $900/month, with utilities and lawn care paid by the tenant, keeping owner expenses low. Recent updates include fresh paint, new flooring, and upgraded PEX plumbing throughout. Inside, a spacious living room flows into a generously sized eat-in kitchen with pantry and laundry hookups, plus a welcoming three-season room at the front. Offered as-is, this low-maintenance property nearly hits the 2% rule at the asking price, making it a compelling addition to any rental portfolio. Solid location, stable tenancy, and immediate cash flow-this is an investor-ready opportunity you don't want to miss!

4. 2026-03-16
   status Pending 1008-char remark

   Show marketing remark (1008 chars)

   Welcome to 1530 Ohio Ave in Anderson, IN-a tenant-occupied, turnkey investment property offering cash flow from day #1! This renovated 2-bedroom, 1-bath ranch features 940 sq. ft. plus an unfinished basement and is ideally located minutes from downtown, Anderson University, and under 10 minutes from Harrah's Hoosier Park & Casino. The current tenant is on a one-year lease through February 2027, paying $900/month, with utilities and lawn care paid by the tenant, keeping owner expenses low. Recent updates include fresh paint, new flooring, and upgraded PEX plumbing throughout. Inside, a spacious living room flows into a generously sized eat-in kitchen with pantry and laundry hookups, plus a welcoming three-season room at the front. Offered as-is, this low-maintenance property nearly hits the 2% rule at the asking price, making it a compelling addition to any rental portfolio. Solid location, stable tenancy, and immediate cash flow-this is an investor-ready opportunity you don't want to miss!

5. 2026-02-24
   status Active 1008-char remark

   Show marketing remark (1008 chars)

   Welcome to 1530 Ohio Ave in Anderson, IN-a tenant-occupied, turnkey investment property offering cash flow from day #1! This renovated 2-bedroom, 1-bath ranch features 940 sq. ft. plus an unfinished basement and is ideally located minutes from downtown, Anderson University, and under 10 minutes from Harrah's Hoosier Park & Casino. The current tenant is on a one-year lease through February 2027, paying $900/month, with utilities and lawn care paid by the tenant, keeping owner expenses low. Recent updates include fresh paint, new flooring, and upgraded PEX plumbing throughout. Inside, a spacious living room flows into a generously sized eat-in kitchen with pantry and laundry hookups, plus a welcoming three-season room at the front. Offered as-is, this low-maintenance property nearly hits the 2% rule at the asking price, making it a compelling addition to any rental portfolio. Solid location, stable tenancy, and immediate cash flow-this is an investor-ready opportunity you don't want to miss!

6. 2025-11-06
   price $49,900 1008-char remark

   Show marketing remark (1008 chars)

   Welcome to 1530 Ohio Ave in Anderson, IN-a tenant-occupied, turnkey investment property offering cash flow from day #1! This renovated 2-bedroom, 1-bath ranch features 940 sq. ft. plus an unfinished basement and is ideally located minutes from downtown, Anderson University, and under 10 minutes from Harrah's Hoosier Park & Casino. The current tenant is on a one-year lease through February 2027, paying $900/month, with utilities and lawn care paid by the tenant, keeping owner expenses low. Recent updates include fresh paint, new flooring, and upgraded PEX plumbing throughout. Inside, a spacious living room flows into a generously sized eat-in kitchen with pantry and laundry hookups, plus a welcoming three-season room at the front. Offered as-is, this low-maintenance property nearly hits the 2% rule at the asking price, making it a compelling addition to any rental portfolio. Solid location, stable tenancy, and immediate cash flow-this is an investor-ready opportunity you don't want to miss!

7. 2025-09-30
   price $54,900 1008-char remark

   Show marketing remark (1008 chars)

   Welcome to 1530 Ohio Ave in Anderson, IN-a tenant-occupied, turnkey investment property offering cash flow from day #1! This renovated 2-bedroom, 1-bath ranch features 940 sq. ft. plus an unfinished basement and is ideally located minutes from downtown, Anderson University, and under 10 minutes from Harrah's Hoosier Park & Casino. The current tenant is on a one-year lease through February 2027, paying $900/month, with utilities and lawn care paid by the tenant, keeping owner expenses low. Recent updates include fresh paint, new flooring, and upgraded PEX plumbing throughout. Inside, a spacious living room flows into a generously sized eat-in kitchen with pantry and laundry hookups, plus a welcoming three-season room at the front. Offered as-is, this low-maintenance property nearly hits the 2% rule at the asking price, making it a compelling addition to any rental portfolio. Solid location, stable tenancy, and immediate cash flow-this is an investor-ready opportunity you don't want to miss!

8. 2025-08-15
   price $59,900 1008-char remark

   Show marketing remark (1008 chars)

   Welcome to 1530 Ohio Ave in Anderson, IN-a tenant-occupied, turnkey investment property offering cash flow from day #1! This renovated 2-bedroom, 1-bath ranch features 940 sq. ft. plus an unfinished basement and is ideally located minutes from downtown, Anderson University, and under 10 minutes from Harrah's Hoosier Park & Casino. The current tenant is on a one-year lease through February 2027, paying $900/month, with utilities and lawn care paid by the tenant, keeping owner expenses low. Recent updates include fresh paint, new flooring, and upgraded PEX plumbing throughout. Inside, a spacious living room flows into a generously sized eat-in kitchen with pantry and laundry hookups, plus a welcoming three-season room at the front. Offered as-is, this low-maintenance property nearly hits the 2% rule at the asking price, making it a compelling addition to any rental portfolio. Solid location, stable tenancy, and immediate cash flow-this is an investor-ready opportunity you don't want to miss!

9. 2025-07-28
   listed $69,900 Active 1008-char remark

   Show marketing remark (1008 chars)

   Welcome to 1530 Ohio Ave in Anderson, IN-a tenant-occupied, turnkey investment property offering cash flow from day #1! This renovated 2-bedroom, 1-bath ranch features 940 sq. ft. plus an unfinished basement and is ideally located minutes from downtown, Anderson University, and under 10 minutes from Harrah's Hoosier Park & Casino. The current tenant is on a one-year lease through February 2027, paying $900/month, with utilities and lawn care paid by the tenant, keeping owner expenses low. Recent updates include fresh paint, new flooring, and upgraded PEX plumbing throughout. Inside, a spacious living room flows into a generously sized eat-in kitchen with pantry and laundry hookups, plus a welcoming three-season room at the front. Offered as-is, this low-maintenance property nearly hits the 2% rule at the asking price, making it a compelling addition to any rental portfolio. Solid location, stable tenancy, and immediate cash flow-this is an investor-ready opportunity you don't want to miss!

10. 2022-05-03
    historical
11. 2022-04-26
    listed $49,900 Active
12. 2007-03-15
    historical
13. 2006-07-27
    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: $720 · $60/mo
• Projected year-2 tax: $720 · $60/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: $12,490
• − Mortgage interest: −$2,795
• − Property taxes: −$720
• − Insurance: −$250
• − Repairs & maintenance: −$999
• − Management: −$999
• − Depreciation: −$1,452
• Taxable income: $5,275
• Est. tax owed @ 24.0%: −$1,266
• After-tax cash flow: $4,491/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

+55.9% since first listed

13 events — show timeline

• 2026-05-11 Pending — MIBOR as Distributed by MLS Grid
• 2026-05-05 Relisted — MIBOR as Distributed by MLS Grid
• 2026-04-15 Relisted — MIBOR as Distributed by MLS Grid
• 2026-03-16 Pending — MIBOR as Distributed by MLS Grid
• 2026-02-24 Relisted — MIBOR as Distributed by MLS Grid
• 2025-11-06 Price Changed $49,900 MIBOR as Distributed by MLS Grid
• 2025-09-30 Price Changed $54,900 MIBOR as Distributed by MLS Grid
• 2025-08-15 Price Changed $59,900 MIBOR as Distributed by MLS Grid
• 2025-07-28 Listed $69,900 MIBOR as Distributed by MLS Grid
• 2022-05-03 Listing Removed — MIBOR as Distributed by MLS Grid
• 2022-04-26 Listed $49,900 MIBOR as Distributed by MLS Grid
• 2007-03-15 Listing Removed — MIBOR as Distributed by MLS Grid
• 2006-07-27 Listed $32,000 MIBOR as Distributed by MLS Grid

Property tax history

+3.8%/yr

Latest (2024): $720 · -9.2% YoY. Source: county tax records.