1434 E 31st St · Anderson, IN 46016

$109,900

2 bd · 1.0 ba · 731 sqft · SingleFamily public records · 40 Days on market

Built 1941 4,620 sqft lot $150/sqft · 134% above area Est $94k · 17% over

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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).

• Cash flow +8.2/30.0
• Rent growth +4.5/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +2.1/10.0
• Schools +1.6/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 BEDROOM, 1 BATH BUNGALOW. FULL BASEMENT WITH LAUNDRY, FULLY FENCED IN. THIS IS A FANNIE MAE HOMEPATH PROPERTY. PURCHASE THIS PROPERTY FOR AS LITTLE AS 3% DOWN! THIS PROPERTY IS APPROVED FOR HOMEPATH MORTGAGE FINANCING. PROPERTY TO BE SOLD "AS-IS". ALL OFFERS SUBJECT TO CORP/INVESTOR APPROVAL AND CONTINGENT OF SIGNED SELLERS ADDENDUMS. INFORMATION DEEMED ACCURATE BUT NOT GUARANTEED.

Key facts

• Recent updates
• Full basement
• Fenced-in backyard

Tags

• FULL BASEMENT
• FENCED-IN BACKYARD
• DETACHED GARAGE
• RECENT UPDATES

Property features AI

Finance

• Other: Property on approximately 0.11 acre (< 1/4 acre); Approximately 1,462 total building area with finished basement space

Exterior

• Parking: Detached 2-car garage (approx. 400 sq ft)
• Utilities: Public water; Municipal sewer
• Home design: Single-family residence; One level
• Construction: Vinyl siding; Block foundation
• Exterior features: Chain link full fence

Interior

• Kitchen: Gas oven; Range hood; Refrigerator
• Bedrooms: 2 bedrooms on the main level; 2 total bedrooms
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating (natural gas); No central air
• Interior features: Breakfast bar; Eat-in kitchen; Partially finished basement
• Laundry & utility: Laundry located in the basement; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $-103 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $92k (16.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $78k (29.1% below list).
• Recommended offer: $78k (29.1% 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 fast (+7.9%/yr); 185 active listings in the ZIP; 11 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 $760 of loan paydown is wiped out by about $3k 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 40 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $15k; list at $110k implies a 633% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $77,961 (29.1% 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 40 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1941 — 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: 0.71% ✗
• Cap rate: 5.17%
• Cash-on-cash: -4.01%
• DSCR: 0.82
• GRM: 11.7

CMA / ARV

• ARV (median comp): $94,082
• List price: $109,900
• Delta: 16.81%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1423 E 30th St	0.03mi	2/1.0	769 (+5%)	22mo	$90,500	$118	72
3127 E Lynn St	0.27mi	2/1.0	814 (+11%)	11mo	$53,000	$65	60
3507 Columbus Ave	0.50mi	2/1.0	832 (+14%)	4mo	$60,000	$72	50
1912 E 38th St	0.65mi	2/1.0	720 (-2%)	21mo	$56,500	$78	50
3402 Canaday Dr	0.69mi	2/1.0	792 (+8%)	23mo	$125,000	$158	35

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: -18.1%
• Equity multiple: 0.34×
• Total profit: $-20,359
• Equity at exit: $16,386

10-year hold

• IRR: -3.2%
• Equity multiple: 0.74×
• Total profit: $-7,987
• Equity at exit: $9,502

Cash invested: $30,772 (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: 11.7×

Monthly cashflow live

• Estimated rent: $780 high
• Mortgage (P&I): −$576
• Tax from tax record: −$97 /mo · $1,160/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$164
• Net cashflow: $-103

Break-even live

Break-even rent $910

Max offer price $91,723

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3614 Columbus Ave Anderson, IN	1.0	1.0	553	$725	$1.31	14d	1	0.53mi
2233 E Lynn St Anderson, IN	1.0	1.0	700	$695	$0.99	1d	1	0.67mi
328 E 31st St Anderson, IN	1.0	1.0	600	$750	$1.25	43d	1	0.72mi
702 E 23rd St Anderson, IN	1.0	1.0	560	$595	$1.06	14d	1	0.77mi
2002 Jefferson St Unit 3 Anderson, IN	1.0	2.0	725	$600	$0.83	43d	1	0.94mi
1719 Johnson Ave Anderson, IN	1.0	1.0	616	$824	$1.34	43d	1	1.01mi
1710 Jefferson St Apt 2 Anderson, IN	2.0	1.0	550	$950	$1.73	43d	1	1.08mi
2408 Brown St Apt B Anderson, IN	1.0	1.0	500	$850	$1.70	23d	1	1.23mi
2527 Chase St Anderson, IN	1.0	1.0	400	$650	$1.62	43d	1	1.27mi
1807 Meridian St Apt 4 Anderson, IN	2.0	1.0	475	$725	$1.53	43d	1	1.33mi
221 E 13th St Anderson, IN	1.0	1.0	595	$995	$1.67	14d	1	1.47mi

Listing history 20 events

1. 2026-06-18
   days on market $109,900 Active 40 DOM
2. 2026-06-17
   days on market $109,900 Active 39 DOM
3. 2026-06-16
   days on market $109,900 Active 38 DOM
4. 2026-06-15
   price $109,900 Active 37 DOM
5. 2026-06-15
   days on market $119,900 Active 37 DOM
6. 2026-06-13
   days on market $119,900 Active 35 DOM
7. 2026-06-09
   days on market $119,900 Active 31 DOM
8. 2026-06-08
   days on market $119,900 Active 30 DOM
9. 2026-06-07
   days on market $119,900 Active 29 DOM
10. 2026-06-05
    days on market $119,900 Active 26 DOM
11. 2026-06-03
    days on market $119,900 Active 25 DOM
12. 2026-06-02
    days on market $119,900 Active 24 DOM
13. 2026-06-01
    days on market $119,900 Active 23 DOM
14. 2026-05-31
    days on market $119,900 Active 22 DOM
15. 2026-05-09
    listed $119,900 Active 427-char remark
16. 2011-01-20
    historical 398-char remark

    Show marketing remark (398 chars)

    2 BEDROOM, 1 BATH BUNGALOW. FULL BASEMENT WITH LAUNDRY, FULLY FENCED IN. THIS IS A FANNIE MAE HOMEPATH PROPERTY. PURCHASE THIS PROPERTY FOR AS LITTLE AS 3% DOWN! THIS PROPERTY IS APPROVED FOR HOMEPATH MORTGAGE FINANCING. PROPERTY TO BE SOLD &quot;AS-IS&quot;. ALL OFFERS SUBJECT TO CORP/INVESTOR APPROVAL AND CONTINGENT OF SIGNED SELLERS ADDENDUMS. INFORMATION DEEMED ACCURATE BUT NOT GUARANTEED.

17. 2011-01-19
    soldstatus $15,000 398-char remark

    Show marketing remark (398 chars)

    2 BEDROOM, 1 BATH BUNGALOW. FULL BASEMENT WITH LAUNDRY, FULLY FENCED IN. THIS IS A FANNIE MAE HOMEPATH PROPERTY. PURCHASE THIS PROPERTY FOR AS LITTLE AS 3% DOWN! THIS PROPERTY IS APPROVED FOR HOMEPATH MORTGAGE FINANCING. PROPERTY TO BE SOLD &quot;AS-IS&quot;. ALL OFFERS SUBJECT TO CORP/INVESTOR APPROVAL AND CONTINGENT OF SIGNED SELLERS ADDENDUMS. INFORMATION DEEMED ACCURATE BUT NOT GUARANTEED.

18. 2010-12-14
    listed $12,500 398-char remark

    Show marketing remark (398 chars)

    2 BEDROOM, 1 BATH BUNGALOW. FULL BASEMENT WITH LAUNDRY, FULLY FENCED IN. THIS IS A FANNIE MAE HOMEPATH PROPERTY. PURCHASE THIS PROPERTY FOR AS LITTLE AS 3% DOWN! THIS PROPERTY IS APPROVED FOR HOMEPATH MORTGAGE FINANCING. PROPERTY TO BE SOLD &quot;AS-IS&quot;. ALL OFFERS SUBJECT TO CORP/INVESTOR APPROVAL AND CONTINGENT OF SIGNED SELLERS ADDENDUMS. INFORMATION DEEMED ACCURATE BUT NOT GUARANTEED.

19. 2005-07-29
    soldstatus $53,500

    Show marketing remark (236 chars)

    STOP PAYING RENT! CUTE 2 BR BUNGALOW IS JUST FOR YOU. ROOF '01, VINYL SIDING '02 * OPEN CONCEPT - GREAT RM/KITCHEN COMBO * EFFICIENT LIVING * BUILT-IN CABINETS IN GREAT ROOM * FULL BASEMENT W/LAUNDRY HOOK-UPS * FULLY FENCED BACK YARD.

20. 2005-04-12
    listed $54,500

    Show marketing remark (236 chars)

    STOP PAYING RENT! CUTE 2 BR BUNGALOW IS JUST FOR YOU. ROOF '01, VINYL SIDING '02 * OPEN CONCEPT - GREAT RM/KITCHEN COMBO * EFFICIENT LIVING * BUILT-IN CABINETS IN GREAT ROOM * FULL BASEMENT W/LAUNDRY HOOK-UPS * FULLY FENCED BACK YARD.

ⓘ 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: $1,160 · $97/mo
• Projected year-2 tax: $1,160 · $97/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: $9,355
• − Mortgage interest: −$6,156
• − Property taxes: −$1,160
• − Insurance: −$550
• − Repairs & maintenance: −$748
• − Management: −$748
• − Depreciation: −$3,197
• Taxable loss: −$3,204
• Est. tax savings @ 24.0%: +$769
• After-tax cash flow: $-466/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

+101.7% since first listed

7 events — show timeline

• 2026-06-15 Price Changed $109,900 MIBOR as Distributed by MLS Grid
• 2026-05-09 Listed $119,900 MIBOR as Distributed by MLS Grid
• 2011-01-20 Listing Removed — MIBOR as Distributed by MLS Grid
• 2011-01-19 Sold (MLS) $15,000 MIBOR as Distributed by MLS Grid
• 2010-12-14 Listed $12,500 MIBOR as Distributed by MLS Grid
• 2005-07-29 Sold (MLS) $53,500 MIBOR as Distributed by MLS Grid
• 2005-04-12 Listed $54,500 MIBOR as Distributed by MLS Grid

Property tax history

+4.6%/yr

Latest (2024): $1,160 · +8.7% YoY. Source: county tax records.