1626 W 8th St · Anderson, IN 46016

$14,900

3 bd · 2.0 ba · 1,736 sqft · SingleFamily public records · 15 Days on market

Built 1941 6,210 sqft lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

NICE 1 1/2 STORY HOME WITH FIREPLACE IN LIVING ROOM, SOME NEWER CARPET, NEWER OAK CABINETS, HARDWOOD FLOORS UPSTAIRS, LARGE WALK-IN CLOSET UP, 2 CORNER CABINETS IN KITCHEN, CERAMIC TILE FLOOR IN BATH & KITCHEN.

Key facts

• 6,210 sq ft lot
• Garage
• Built 1941

Property features AI

Exterior

• Parking: No designated parking spaces; Garage area reported as 360 sq ft but zero garage spaces listed
• Utilities: Public water; Municipal sewer connected; Solid waste service available
• Home design: Single-family residence; Two levels
• Construction: Block foundation; Aluminum siding
• Exterior features: Lot approximately 0.14 acres (under 1/4 acre)

Interior

• Kitchen: No appliances listed
• Bedrooms: Three bedrooms total — two on the main level and one on the upper level
• Bathrooms: One full bathroom
• Heating & cooling: No heating provided; No cooling provided
• Interior features: 7 total rooms; Living room; Dining room; Loft; Has basement
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $15k.

Deal economics

• At list price, monthly cash flow is $811 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $15k).
• Recommended offer: $15k (1.5% below list) — sets the bar for market timing.
• Cap rate 71.6% 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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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).
• This rent runs 39% 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 $103 of loan paydown is wiped out by about $447 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 $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($15k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y 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.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $14,676 (1.5% below list)

Questions for the listing agent

1. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 7.77% ✓
• Cap rate: 71.63%
• Cash-on-cash: 233.35%
• DSCR: 11.38
• GRM: 1.1

CMA / ARV

• ARV (on-the-fly): $119,784
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1329 W 3rd St	0.36mi	2/1.0 (-1)	1,752 (+1%)	2mo	$105,000	$60	71
1120 W 9th St	0.35mi	3/1.0	1,824 (+5%)	2mo	$125,000	$69	70
1008 Malibu Dr	0.55mi	3/2.0	1,769 (+2%)	2mo	$205,000	$116	70
1019 W 9th St	0.41mi	3/2.0	1,830 (+5%)	5mo	$95,000	$52	68
1201 Arrow Ave	0.31mi	3/1.0	1,621 (-7%)	10mo	$66,000	$41	62
1217 W 6th St	0.29mi	3/1.0	1,848 (+6%)	13mo	$149,900	$81	61
1531 W 15th St	0.52mi	4/1.5 (+1)	1,740 (+0%)	10mo	$115,000	$66	60
711 Madison Ave	0.43mi	3/2.0	1,506 (-13%)	7mo	$135,000	$90	52
904 W 6th St	0.53mi	3/1.0	1,556 (-10%)	6mo	$102,000	$66	49
1314 Arrow Ave	0.41mi	3/1.0	1,476 (-15%)	12mo	$103,000	$70	42
912 W 1st St	0.67mi	2/1.0 (-1)	1,554 (-10%)	4mo	$108,000	$69	39
1702 Arrow Ave	0.65mi	3/1.0	1,983 (+14%)	4mo	$59,900	$30	38

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: —
• Equity multiple: 14.24×
• Total profit: $55,236
• Equity at exit: $2,222

10-year hold

• IRR: —
• Equity multiple: 34.98×
• Total profit: $141,771
• Equity at exit: $1,288

Cash invested: $4,172 (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: 1.1×

Monthly cashflow live

• Estimated rent: $1,157 high
• Mortgage (P&I): −$78
• Tax est. 1.5%: −$19 /mo · $224/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $811

Break-even live

Break-even rent $130

Max offer price $14,900

Occupancy floor 25%

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: $3,725
• Closing costs: $447
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1121 Victory Ct Anderson, IN	3.0	1.0	2053	$1,295	$0.63	22d	1	0.28mi
1212 W 5th St Anderson, IN	3.0	1.0	1252	$1,295	$1.03	12d	1	0.35mi
1310 W 13th St Anderson, IN	2.0	1.0	1178	$895	$0.76	2d	1	0.40mi
921 W 9th St Anderson, IN	3.0	2.0	1611	$1,375	$0.85	23d	1	0.48mi
820 W 7th St Apt A Anderson, IN	2.0	2.0	1400	$1,200	$0.86	23d	1	0.56mi
1404 Walton St Anderson, IN	3.0	1.0	1090	$995	$0.91	43d	1	0.57mi
1502 Cedar St Anderson, IN	2.0	1.0	1104	$850	$0.77	43d	1	0.62mi
1532 Walton St Anderson, IN	3.0	1.0	1342	$1,100	$0.82	43d	1	0.66mi
510 W 5th St Anderson, IN	3.0	1.5	1617	$995	$0.62	43d	1	0.75mi
120 W 10th St Anderson, IN	1.0–3.0	1.0	1066	$1,150	$1.08	1d	1	0.98mi
229 W 19th St Anderson, IN	3.0	1.0	1200	$1,000	$0.83	43d	1	1.15mi
2916 W 12th St Anderson, IN	3.0	1.0	1271	$1,295	$1.02	43d	1	1.16mi
2233 Fairview St Anderson, IN	3.0	1.5	1452	$1,195	$0.82	23d	1	1.19mi
2613 Louise St Anderson, IN	2.0	1.0	1096	$950	$0.87	22d	1	1.31mi
2203 W 28th St Anderson, IN	3.0	1.0	1068	$1,000	$0.94	43d	1	1.45mi

Listing history 12 events

1. 2026-06-13
   statusdays on market $14,900 Pending 15 DOM
2. 2026-06-09
   days on market $14,900 Active 11 DOM
3. 2026-06-08
   days on market $14,900 Active 10 DOM
4. 2026-06-07
   days on market $14,900 Active 9 DOM
5. 2026-06-05
   days on market $14,900 Active 6 DOM
6. 2026-06-03
   days on market $14,900 Active 5 DOM
7. 2026-06-02
   days on market $14,900 Active 4 DOM
8. 2026-06-01
   days on market $14,900 Active 3 DOM
9. 2026-05-31
   days on market $14,900 Active 2 DOM
10. 2026-05-28
    listed $14,900 Active
11. 2003-10-24
    soldstatus $58,700 214-char remark

    Show marketing remark (214 chars)

    NICE 1 1/2 STORY HOME WITH FIREPLACE IN LIVING ROOM, SOME NEWER CARPET, NEWER OAK CABINETS, HARDWOOD FLOORS UPSTAIRS, LARGE WALK-IN CLOSET UP, 2 CORNER CABINETS IN KITCHEN, CERAMIC TILE FLOOR IN BATH & KITCHEN.

12. 2003-07-25
    listed $59,900 214-char remark

    Show marketing remark (214 chars)

    NICE 1 1/2 STORY HOME WITH FIREPLACE IN LIVING ROOM, SOME NEWER CARPET, NEWER OAK CABINETS, HARDWOOD FLOORS UPSTAIRS, LARGE WALK-IN CLOSET UP, 2 CORNER CABINETS IN KITCHEN, CERAMIC TILE FLOOR IN BATH & KITCHEN.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,887
• − Mortgage interest: −$835
• − Property taxes: −$224
• − Insurance: −$74
• − Repairs & maintenance: −$1,111
• − Management: −$1,111
• − Depreciation: −$433
• Taxable income: $10,099
• Est. tax owed @ 24.0%: −$2,424
• After-tax cash flow: $7,312/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

-75.1% since first listed

3 events — show timeline

• 2026-05-28 Listed $14,900 MIBOR as Distributed by MLS Grid
• 2003-10-24 Sold (MLS) $58,700 MIBOR as Distributed by MLS Grid
• 2003-07-25 Listed $59,900 MIBOR as Distributed by MLS Grid

Property tax history

+3.8%/yr

Latest (2024): $1,409 · +8.5% YoY. Source: county tax records.