2702 Tamra Ln · Anderson, IN 46012

$189,900

3 bd · 1.0 ba · 1,536 sqft · SingleFamily public records · 9 Days on market

Built 1964 0.29 ac lot $124/sqft · at area comps Est $205k · 7% under

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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 +13.5/30.0
• ARV discount +10.7/15.0
• DSCR +4.1/10.0
• Rent growth +3.0/5.0
• Livability +3.0/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Country living without the drive, this 3 bedroom ranch with two full baths offers lots of space in a rural neighborhood. Beautiful glowing hardwoods throughout, updated kitchen cabinets, and super-sized family room with its wood burning stove all work together to offer a wonderfully charming home. Enjoy relaxing on the large front porch, screened porch or pergola covered deck in the back yard. Huge mini-barn is outfitted with heat and electricity and could be the perfect workshop.

Key facts

• Screened in porch
• Wood deck
• Playset

Tags

• BRICK RANCH
• WOOD BURNING STOVE
• SCREENED IN PORCH
• WOOD DECK
• FIRE PIT
• PLAYSET

Property features AI

Finance

• Other: Property sits on approximately 0.29 acre (1/4–1/2 acre)

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Septic sewer
• Home design: Single family residence; One story
• Construction: Brick construction; Crawl space foundation
• Exterior features: Covered porch; Deck; Screened porch; Fire pit; Playset; Storage shed; Full yard fencing; Mature trees; Rural subdivision setting

Interior

• Kitchen: Gas oven; Range hood; Refrigerator; Eat-in kitchen layout
• Bedrooms: 3 bedrooms (all on main level)
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Hot water heating; Wood stove; Window air conditioning units
• Interior features: Attic access; Eat-in kitchen; Laundry in garage; Free standing fireplace
• Laundry & utility: Washer; Dryer; Sump pump

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $8 ($94/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (21.7% below list).
• Recommended offer: $149k (21.7% below list) — sets the bar for 1% rule.

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 (+1.8%/yr); 162 active listings in the ZIP; 184 units permitted in Madison County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($58k/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 $1k of loan paydown is wiped out by about $6k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 13y 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.

Recommended offer $148,773 (21.7% below list)

Questions for the listing agent

1. Built in 1964 — 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: 0.78% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.18%
• DSCR: 1.01
• GRM: 10.6

CMA / ARV

• ARV (median comp): $204,611
• List price: $189,900
• Delta: -7.19%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2702 Tamra Ln	0.00mi	3/2.0	1,728 (+12%)	1mo	$195,000	$113	75
2703 Marsha Dr	0.03mi	3/2.0	1,372 (-11%)	3mo	$154,900	$113	74
1623 Sherwood Dr	0.41mi	3/1.0	1,499 (-2%)	14mo	$160,500	$107	65
2626 Marsha Dr	0.07mi	3/1.5	1,380 (-10%)	17mo	$205,000	$149	64
2625 Marsha Dr	0.03mi	3/1.5	1,359 (-12%)	17mo	$200,000	$147	63
2208 E Cross St	0.48mi	3/2.0	1,679 (+9%)	5mo	$232,900	$139	54
2429 Melody Ln	0.63mi	2/1.5 (-1)	1,633 (+6%)	0mo	$84,900	$52	52
2428 Lake Dr	0.65mi	3/2.0	1,515 (-1%)	22mo	$215,000	$142	45
2728 Catalina Dr	0.65mi	3/2.0	1,494 (-3%)	22mo	$235,000	$157	42
1495 E 240 N	0.68mi	3/1.5	1,686 (+10%)	11mo	$250,000	$148	40
1618 Northcrest Dr	0.53mi	3/2.0	1,742 (+13%)	20mo	$199,900	$115	32
1911 N Rangeline Rd	0.64mi	3/2.0	1,760 (+15%)	12mo	$265,000	$151	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 · 1.82% rent growth · sell at horizon

5-year hold

• IRR: -17.3%
• Equity multiple: 0.40×
• Total profit: $-32,085
• Equity at exit: $28,315

10-year hold

• IRR: -11.4%
• Equity multiple: 0.35×
• Total profit: $-34,563
• Equity at exit: $16,419

Cash invested: $53,172 (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 46012

• Home prices YoY: -18.6%
• Rents YoY: 1.8%
• Active inventory: 162
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,488 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$92 /mo · $1,110/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $8

Break-even live

Break-even rent $1,478

Max offer price $189,900

Occupancy floor 94%

Sensitivity live

Price	-10% $115	-5% $62	+0% $8	+5% $-46	+10% $-100
Rent	-10% $-110	-5% $-51	+0% $8	+5% $67	+10% $125
Rate	-1.0pp $103	-0.5pp $56	base $8	+0.5pp $-41	+1.0pp $-91

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-05-09
   status Pending 571-char remark
2. 2026-04-30
   listed $189,900 Active 571-char remark
3. 2016-05-06
   soldstatus $89,000 Sold 486-char remark

   Show marketing remark (486 chars)

   Country living without the drive, this 3 bedroom ranch with two full baths offers lots of space in a rural neighborhood. Beautiful glowing hardwoods throughout, updated kitchen cabinets, and super-sized family room with its wood burning stove all work together to offer a wonderfully charming home. Enjoy relaxing on the large front porch, screened porch or pergola covered deck in the back yard. Huge mini-barn is outfitted with heat and electricity and could be the perfect workshop.

4. 2016-04-25
   status Pending 486-char remark

   Show marketing remark (486 chars)

   Country living without the drive, this 3 bedroom ranch with two full baths offers lots of space in a rural neighborhood. Beautiful glowing hardwoods throughout, updated kitchen cabinets, and super-sized family room with its wood burning stove all work together to offer a wonderfully charming home. Enjoy relaxing on the large front porch, screened porch or pergola covered deck in the back yard. Huge mini-barn is outfitted with heat and electricity and could be the perfect workshop.

5. 2016-04-04
   historical Active with Contingency 486-char remark

   Show marketing remark (486 chars)

   Country living without the drive, this 3 bedroom ranch with two full baths offers lots of space in a rural neighborhood. Beautiful glowing hardwoods throughout, updated kitchen cabinets, and super-sized family room with its wood burning stove all work together to offer a wonderfully charming home. Enjoy relaxing on the large front porch, screened porch or pergola covered deck in the back yard. Huge mini-barn is outfitted with heat and electricity and could be the perfect workshop.

6. 2016-03-15
   listed $94,500 Active 486-char remark

   Show marketing remark (486 chars)

   Country living without the drive, this 3 bedroom ranch with two full baths offers lots of space in a rural neighborhood. Beautiful glowing hardwoods throughout, updated kitchen cabinets, and super-sized family room with its wood burning stove all work together to offer a wonderfully charming home. Enjoy relaxing on the large front porch, screened porch or pergola covered deck in the back yard. Huge mini-barn is outfitted with heat and electricity and could be the perfect workshop.

7. 2015-09-04
   soldstatus $95,000 Sold

   Show marketing remark (471 chars)

   Ready to buy? This is your home! Very affordable one-level brick ranch home in a quiet subdivision NE of Anderson. Beautiful hardwood floors. Enjoy, in winter, a large cozy family room with wood stove. An inviting screened-in porch with covered patio and outdoor fire pit for all of your summer family cookouts. Lots of cabinet space in kitchen with appliances included. Dining room with large picture window overlooking the covered front porch. You will love this home!

8. 2015-09-04
   soldstatus $95,000

   Show marketing remark (471 chars)

   Ready to buy? This is your home! Very affordable one-level brick ranch home in a quiet subdivision NE of Anderson. Beautiful hardwood floors. Enjoy, in winter, a large cozy family room with wood stove. An inviting screened-in porch with covered patio and outdoor fire pit for all of your summer family cookouts. Lots of cabinet space in kitchen with appliances included. Dining room with large picture window overlooking the covered front porch. You will love this home!

9. 2015-09-04
   listed $99,000

   Show marketing remark (471 chars)

   Ready to buy? This is your home! Very affordable one-level brick ranch home in a quiet subdivision NE of Anderson. Beautiful hardwood floors. Enjoy, in winter, a large cozy family room with wood stove. An inviting screened-in porch with covered patio and outdoor fire pit for all of your summer family cookouts. Lots of cabinet space in kitchen with appliances included. Dining room with large picture window overlooking the covered front porch. You will love this home!

10. 2015-08-17
    historical Contingent - Backup Pending Other

    Show marketing remark (471 chars)

    Ready to buy? This is your home! Very affordable one-level brick ranch home in a quiet subdivision NE of Anderson. Beautiful hardwood floors. Enjoy, in winter, a large cozy family room with wood stove. An inviting screened-in porch with covered patio and outdoor fire pit for all of your summer family cookouts. Lots of cabinet space in kitchen with appliances included. Dining room with large picture window overlooking the covered front porch. You will love this home!

11. 2015-07-28
    listed $99,000 Active

    Show marketing remark (471 chars)

    Ready to buy? This is your home! Very affordable one-level brick ranch home in a quiet subdivision NE of Anderson. Beautiful hardwood floors. Enjoy, in winter, a large cozy family room with wood stove. An inviting screened-in porch with covered patio and outdoor fire pit for all of your summer family cookouts. Lots of cabinet space in kitchen with appliances included. Dining room with large picture window overlooking the covered front porch. You will love this home!

12. 2013-08-20
    historical
13. 2013-08-20
    soldstatus $72,500
14. 2013-05-22
    listed $78,900

ⓘ 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: $1,110 · $92/mo
• Projected year-2 tax: $1,362 · $113/mo
• Expected delta: +$252/yr (+$21/mo · 22.7%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,853
• − Mortgage interest: −$10,637
• − Property taxes: −$1,110
• − Insurance: −$950
• − Repairs & maintenance: −$1,428
• − Management: −$1,428
• − Depreciation: −$5,524
• Taxable loss: −$3,225
• Est. tax savings @ 24.0%: +$774
• After-tax cash flow: $868/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): 20,855
• Household income: $58,041
• Rent vs Own: 32.3% rent · 67.7% own
• Severe rent burden: 987.0

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 5% Two or more races 4% Black 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 3% Serbian 2% Italian 1%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 96% 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: ▼ -61.16%
• Current HPI: 266.9819
• Rent YoY: ▲ 1.82%
• 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

+147.1% since first listed

15 events — show timeline

• 2026-05-29 Sold (MLS) $195,000 MIBOR as Distributed by MLS Grid
• 2026-05-09 Pending — MIBOR as Distributed by MLS Grid
• 2026-04-30 Listed $189,900 MIBOR as Distributed by MLS Grid
• 2016-05-06 Sold (MLS) $89,000 MIBOR as Distributed by MLS Grid
• 2016-04-25 Pending — MIBOR as Distributed by MLS Grid
• 2016-04-04 Contingent — MIBOR as Distributed by MLS Grid
• 2016-03-15 Listed $94,500 MIBOR as Distributed by MLS Grid
• 2015-09-04 Listed $99,000 IRMLS
• 2015-09-04 Sold (MLS) $95,000 IRMLS
• 2015-09-04 Sold (MLS) $95,000 MIBOR as Distributed by MLS Grid
• 2015-08-17 Contingent — MIBOR as Distributed by MLS Grid
• 2015-07-28 Listed $99,000 MIBOR as Distributed by MLS Grid
• 2013-08-20 Listing Removed — MIBOR as Distributed by MLS Grid
• 2013-08-20 Sold (MLS) $72,500 MIBOR as Distributed by MLS Grid
• 2013-05-22 Listed $78,900 MIBOR as Distributed by MLS Grid

Property tax history

+2.2%/yr

Latest (2024): $1,110 · +7.9% YoY. Source: county tax records.