231 Jackson St · Anderson, IN 46016

$139,900

3 bd · 1.0 ba · 1,510 sqft · SingleFamily public records · 64 Days on market

Built 1890 6,882 sqft lot $93/sqft · 146% above area

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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 +16.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Rent growth +4.5/5.0
• 1% rule +3.2/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Nicely renovated 3/1 with detached garage and basement storage! Several recent updates include new roof, gutters, siding and windows. Interior has all new flooring, fresh paint, updated mechanicals and new fixtures throughout. Move-in ready and waiting for its new owner! Come see today

Key facts

• New siding
• New gutters
• Basement storage

Tags

• DETACHED GARAGE
• BASEMENT STORAGE
• NEW ROOF
• NEW GUTTERS
• NEW SIDING
• NEW WINDOWS

Property features AI

Exterior

• Parking: Detached 2-car garage (approx. 324 garage sq ft)
• Utilities: Public water; Municipal sewer
• Home design: Single-family residence; One and one-half story
• Construction: Vinyl siding; Block foundation
• Exterior features: Lot under 1/4 acre (0.16 acre)

Interior

• Kitchen: Microwave with hood; Electric oven; Refrigerator
• Bedrooms: Three bedrooms total — one on the main level and two on the upper level
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Attic access; Unfinished basement
• Laundry & utility: Utility room in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $72 ($865/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 $114k (18.2% below list).
• Recommended offer: $114k (18.2% 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: 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: Eastside Elementary School (math 34% / reading 36%, grade F, #590 of 994 statewide, top 60%, 511 students, 77% 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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 38% 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 $967 of loan paydown is wiped out by about $4k 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 64 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 26y ago; this cycle's ask is 11092% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $114,453 (18.2% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — 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. 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: 0.82% ✗
• Cap rate: 6.91%
• Cash-on-cash: 2.21%
• DSCR: 1.10
• GRM: 10.2

CMA / ARV

• ARV (median comp): $68,813
• List price: $139,900
• Delta: 103.31%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
424 W 3rd St	0.26mi	4/1.0 (+1)	1,574 (+4%)	6mo	$50,000	$32	71
904 W 6th St	0.55mi	3/1.0	1,556 (+3%)	6mo	$102,000	$66	65
912 W 1st St	0.54mi	2/1.0 (-1)	1,554 (+3%)	4mo	$108,000	$69	62
711 Madison Ave	0.67mi	3/2.0	1,506 (-0%)	7mo	$135,000	$90	58
1107 W 3rd St	0.66mi	3/2.0	1,456 (-4%)	2mo	$155,000	$106	58
718 Ruddle Ave	0.60mi	3/1.5	1,630 (+8%)	0mo	$70,000	$43	56
803 Cottage Ave	0.75mi	3/2.0	1,479 (-2%)	2mo	$104,000	$70	56
708 Central Ave	0.64mi	3/1.0	1,618 (+7%)	9mo	$130,000	$80	51
503 Central Ave	0.56mi	2/2.0 (-1)	1,346 (-11%)	3mo	$110,000	$82	44
600 Alexandria Pike	0.58mi	2/1.0 (-1)	1,643 (+9%)	12mo	$135,000	$82	43
410 W 10th St	0.51mi	2/2.0 (-1)	1,350 (-11%)	14mo	$100,000	$74	38
1212 W 2nd St	0.74mi	3/1.0	1,728 (+14%)	19mo	$105,900	$61	25

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: -8.2%
• Equity multiple: 0.69×
• Total profit: $-12,250
• Equity at exit: $20,860

10-year hold

• IRR: 6.2%
• Equity multiple: 1.56×
• Total profit: $21,745
• Equity at exit: $12,096

Cash invested: $39,172 (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: 188
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,145 high
• Mortgage (P&I): −$734
• Tax from tax record: −$40 /mo · $482/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $72

Break-even live

Break-even rent $1,053

Max offer price $139,900

Occupancy floor 89%

Sensitivity live

Price	-10% $151	-5% $112	+0% $72	+5% $32	+10% $-7
Rent	-10% $-18	-5% $27	+0% $72	+5% $117	+10% $162
Rate	-1.0pp $143	-0.5pp $108	base $72	+0.5pp $36	+1.0pp $-1

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
510 W 5th St Anderson, IN	3.0	1.5	1617	$995	$0.62	45d	1	0.32mi
120 W 10th St Anderson, IN	1.0–3.0	1.0	1066	$1,150	$1.08	0d	1	0.45mi
820 W 7th St Apt A Anderson, IN	2.0	2.0	1400	$1,200	$0.86	25d	1	0.53mi
706 University Blvd Anderson, IN	3.0	2.0	1250	$1,050	$0.84	0d	1	0.60mi
921 W 9th St Anderson, IN	3.0	2.0	1611	$1,375	$0.85	25d	1	0.68mi
1212 W 5th St Anderson, IN	3.0	1.0	1252	$1,295	$1.03	14d	1	0.74mi
1023 E 8th St Unit 3 Anderson, IN	2.0	1.5	1200	$1,175	$0.98	0d	1	0.87mi
1023 E 8th St Unit 3 Anderson, IN	2.0	1.5	1200	$1,175	$0.98	9d	1	0.87mi
1310 W 13th St Anderson, IN	2.0	1.0	1178	$895	$0.76	4d	1	1.04mi
1502 Cedar St Anderson, IN	2.0	1.0	1104	$850	$0.77	45d	1	1.05mi
1121 Victory Ct Anderson, IN	3.0	1.0	2053	$1,195	$0.58	0d	1	1.06mi
229 W 19th St Anderson, IN	3.0	1.0	1200	$1,000	$0.83	45d	1	1.09mi
521 W Vinyard St Anderson, IN	3.0	2.0	1712	$1,495	$0.87	18d	1	1.18mi
2023 McKinley St Anderson, IN	2.0	1.0	1500	$950	$0.63	45d	1	1.35mi
2233 Fairview St Anderson, IN	3.0	1.5	1452	$1,195	$0.82	25d	1	1.38mi

Listing history 20 events

1. 2026-06-21
   days on market $139,900 Active 64 DOM
2. 2026-06-18
   days on market $139,900 Active 61 DOM
3. 2026-06-17
   days on market $139,900 Active 60 DOM
4. 2026-06-16
   days on market $139,900 Active 59 DOM
5. 2026-06-15
   days on market $139,900 Active 58 DOM
6. 2026-06-13
   days on market $139,900 Active 56 DOM
7. 2026-06-09
   days on market $139,900 Active 52 DOM
8. 2026-06-08
   days on market $139,900 Active 51 DOM
9. 2026-06-07
   days on market $139,900 Active 50 DOM
10. 2026-06-05
    days on market $139,900 Active 47 DOM
11. 2026-06-03
    days on market $139,900 Active 46 DOM
12. 2026-06-02
    days on market $139,900 Active 45 DOM
13. 2026-06-01
    days on market $139,900 Active 44 DOM
14. 2026-05-31
    days on market $139,900 Active 43 DOM
15. 2026-05-05
    price $144,900 290-char remark
16. 2026-04-17
    listed $149,900 Active 290-char remark
17. 2001-11-24
    historical
18. 2001-06-24
    historical
19. 2001-06-18
    listed $34,900
20. 2000-06-02
    listed $37,500

ⓘ 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: $482 · $40/mo
• Projected year-2 tax: $836 · $70/mo
• Expected delta: +$353/yr (+$29/mo · 73.3%)

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

Taxation est. · year 1

• Rental income: $13,734
• − Mortgage interest: −$7,837
• − Property taxes: −$482
• − Insurance: −$700
• − Repairs & maintenance: −$1,099
• − Management: −$1,099
• − Depreciation: −$4,070
• Taxable loss: −$1,551
• Est. tax savings @ 24.0%: +$372
• After-tax cash flow: $1,237/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

+273.1% since first listed

8 events — show timeline

• 2026-05-29 Price Changed $139,900 MIBOR as Distributed by MLS Grid
• 2026-05-28 Listed for Rent $1,250 SHOWMOJO
• 2026-05-05 Price Changed $144,900 MIBOR as Distributed by MLS Grid
• 2026-04-17 Listed $149,900 MIBOR as Distributed by MLS Grid
• 2001-11-24 Listing Removed — MIBOR as Distributed by MLS Grid
• 2001-06-24 Listing Removed — MIBOR as Distributed by MLS Grid
• 2001-06-18 Listed $34,900 MIBOR as Distributed by MLS Grid
• 2000-06-02 Listed $37,500 MIBOR as Distributed by MLS Grid

Property tax history

+2.7%/yr

Latest (2024): $482 · +7.3% YoY. Source: county tax records.