2722 Dakota Dr · Anderson, IN 46012

$139,900

3 bd · 1.0 ba · 792 sqft · SingleFamily public records · 3 Days on market

Built 1965 6,413 sqft lot $177/sqft · 5% above area Est $133k · 5% over

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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 +19.2/30.0
• DSCR +6.1/10.0
• ARV discount +5.1/15.0
• 1% rule +4.0/10.0
• Rent growth +3.0/5.0
• 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 this NE charming 2-bedroom, 1-bath bungalow in Indian Meadows! Step inside to find a spacious Living Room and tile floors throughout for easy maintenance. The updated Kitchen features beautiful cabinetry, plenty of counter space, a pantry, and stainless steel appliances that stay. Both bedrooms are generous in size, and the modern bathroom offers a stylish walk-in shower. Enjoy outdoor living under the covered front porch, or, in the privacy-fenced backyard, perfect for pets or entertaining, plus a 1-car detached garage for extra storage. Move-in ready and full of charm!

Key facts

• 6,413 sq ft lot
• Garage
• Built 1965

Property features AI

Exterior

• Parking: Detached garage (1 car) with garage door opener
• Security: Smoke detector(s)
• Utilities: Public water; Municipal sewer connected
• Home design: Single-family residence; Updated / remodeled; One story
• Construction: Vinyl siding; Slab foundation
• Exterior features: Covered patio; Patio; Chain link fence (full) with gate

Interior

• Kitchen: Dishwasher; Electric oven; Range hood; Refrigerator
• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bathroom with a full shower stall
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Attic access; Pantry
• Laundry & utility: Laundry closet / laundry room; Water softener (owned)

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 $151 ($2k/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 $127k (9.5% below list).
• Recommended offer: $127k (9.5% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 6.1% in Anderson — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (+1.8%/yr); 162 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 14y 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 $126,578 (9.5% below list)

Questions for the listing agent

1. Built in 1965 — 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: 0.90% ✗
• Cap rate: 7.59%
• Cash-on-cash: 4.62%
• DSCR: 1.21
• GRM: 9.2

CMA / ARV

• ARV (median comp): $132,834
• List price: $139,900
• Delta: 5.32%
• 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
2722 Dakota Dr	0.00mi	2/1.0 (-1)	792 (0%)	1mo	$137,000	$173	94
216 Seminole Dr	0.19mi	2/1.0 (-1)	800 (+1%)	2mo	$141,000	$176	83
2829 Dakota Dr	0.16mi	2/1.0 (-1)	792 (0%)	11mo	$118,000	$149	79
308 Mohawk St	0.21mi	2/1.0 (-1)	792 (0%)	12mo	$110,000	$139	75
2419 Crystal St	0.36mi	2/1.0 (-1)	780 (-2%)	1mo	$51,500	$66	75
2821 Dakota Dr	0.14mi	3/1.0	840 (+6%)	15mo	$115,000	$137	71
2608 Shawnee Dr	0.30mi	3/1.0	850 (+7%)	4mo	$110,000	$129	71
305 Mohawk St	0.24mi	2/1.0 (-1)	840 (+6%)	4mo	$119,500	$142	70
2125 State St	0.57mi	2/1.0 (-1)	780 (-2%)	5mo	$130,000	$167	62
2124 Poplar St	0.65mi	2/1.0 (-1)	804 (+2%)	2mo	$64,500	$80	60
2628 Crystal St	0.23mi	3/1.0	875 (+10%)	14mo	$99,900	$114	60
2328 Lafayette St	0.63mi	2/1.0 (-1)	720 (-9%)	1mo	$79,200	$110	49

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: -10.3%
• Equity multiple: 0.63×
• Total profit: $-14,601
• Equity at exit: $20,860

10-year hold

• IRR: -2.6%
• Equity multiple: 0.83×
• Total profit: $-6,512
• 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 46012

• Home prices YoY: -18.6%
• Rents YoY: 1.8%
• Active inventory: 162
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,266 high
• Mortgage (P&I): −$734
• Tax from tax record: −$57 /mo · $686/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $151

Break-even live

Break-even rent $1,075

Max offer price $139,900

Occupancy floor 83%

Sensitivity live

Price	-10% $230	-5% $190	+0% $151	+5% $111	+10% $72
Rent	-10% $51	-5% $101	+0% $151	+5% $201	+10% $251
Rate	-1.0pp $221	-0.5pp $186	base $151	+0.5pp $115	+1.0pp $78

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 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
235 W School St Unit 235 Anderson, IN	3.0	1.0	925	$1,200	$1.30	45d	1	0.63mi
1705 Lake Shore Dr Unit 1705G Anderson, IN	2.0	2.0	912	$1,229	$1.35	19d	1	0.93mi
1705 Lake Shore Dr Unit 1705A Anderson, IN	2.0	2.0	912	$1,277	$1.40	45d	1	0.93mi
1807 Lake Shore Dr Unit 1807K Anderson, IN	2.0	2.0	912	$1,344	$1.47	45d	1	0.98mi
1812 N Cross Lakes Cir Unit 1812AN Anderson, IN	2.0	2.0	912	$1,229	$1.35	45d	1	1.00mi
1808 N Cross Lakes Cir Unit 1808HN Anderson, IN	2.0	2.0	944	$1,177	$1.25	5d	1	1.00mi
1716 N Cross Lakes Cir Unit 1716KN Anderson, IN	2.0	2.0	912	$1,274	$1.40	25d	1	1.01mi
1912 N Cross Lakes Cir Unit 1912HN Anderson, IN	2.0	2.0	944	$1,174	$1.24	13d	1	1.03mi
1800 Cross Lakes Blvd Anderson, IN	1.0–2.0	1.0–2.0	847	$1,344	$1.59	0d	22	1.05mi
1805 S Cross Lakes Cir Unit 1805LS Anderson, IN	2.0	2.0	912	$1,294	$1.42	13d	1	1.06mi
1812 S Cross Lakes Cir Unit 1812ES Anderson, IN	2.0	2.0	944	$1,115	$1.18	16d	1	1.09mi
1708 S Cross Lakes Cir Unit 1708ES Anderson, IN	2.0	2.0	944	$1,115	$1.18	45d	1	1.09mi
1904 S Cross Lakes Cir Unit 1904KS Anderson, IN	2.0	2.0	912	$1,183	$1.30	45d	1	1.10mi
1904 S Cross Lakes Cir Unit 1904LS Anderson, IN	2.0	2.0	912	$1,309	$1.44	45d	1	1.10mi
1804 S Cross Lakes Cir Unit 1804DS Anderson, IN	2.0	2.0	944	$1,144	$1.21	45d	1	1.10mi
1321 Lafayette Ct Anderson, IN	3.0	1.5	962	$1,350	$1.40	12d	1	1.26mi

Listing history 8 events

1. 2026-05-02
   status Pending 728-char remark
2. 2026-04-29
   listed $139,900 Active 728-char remark
3. 2025-12-01
   soldstatus $130,000 Closed 588-char remark

   Show marketing remark (588 chars)

   Welcome to this NE charming 2-bedroom, 1-bath bungalow in Indian Meadows! Step inside to find a spacious Living Room and tile floors throughout for easy maintenance. The updated Kitchen features beautiful cabinetry, plenty of counter space, a pantry, and stainless steel appliances that stay. Both bedrooms are generous in size, and the modern bathroom offers a stylish walk-in shower. Enjoy outdoor living under the covered front porch, or, in the privacy-fenced backyard, perfect for pets or entertaining, plus a 1-car detached garage for extra storage. Move-in ready and full of charm!

4. 2025-10-24
   status Pending 588-char remark

   Show marketing remark (588 chars)

   Welcome to this NE charming 2-bedroom, 1-bath bungalow in Indian Meadows! Step inside to find a spacious Living Room and tile floors throughout for easy maintenance. The updated Kitchen features beautiful cabinetry, plenty of counter space, a pantry, and stainless steel appliances that stay. Both bedrooms are generous in size, and the modern bathroom offers a stylish walk-in shower. Enjoy outdoor living under the covered front porch, or, in the privacy-fenced backyard, perfect for pets or entertaining, plus a 1-car detached garage for extra storage. Move-in ready and full of charm!

5. 2025-10-22
   listed $120,000 Active 588-char remark

   Show marketing remark (588 chars)

   Welcome to this NE charming 2-bedroom, 1-bath bungalow in Indian Meadows! Step inside to find a spacious Living Room and tile floors throughout for easy maintenance. The updated Kitchen features beautiful cabinetry, plenty of counter space, a pantry, and stainless steel appliances that stay. Both bedrooms are generous in size, and the modern bathroom offers a stylish walk-in shower. Enjoy outdoor living under the covered front porch, or, in the privacy-fenced backyard, perfect for pets or entertaining, plus a 1-car detached garage for extra storage. Move-in ready and full of charm!

6. 2012-11-19
   historical

   Show marketing remark (443 chars)

   INDIAN MEADOWS CREAM PUFF * THIS HOME IS FRESHLY PAINTED & MOVE-IN READY * CUTE 2 BEDROOM HOUSE, VERY WELL MAINTAINED * NEWER REPLACEMENT WINDOWS & ALL APPLIANCES * FRESHLY PAINTED * BATH HAS STEP-IN SHOWER W/2 BENCH SEATS * THIS HOME IS LOW MAINTENANCE * NICE SIZE & PRIVATE BACKYARD W/WOOD PRIVACY FENCE * LOVELY LANDSCAPING * 1 1/2 CAR GARAGE W/DOOR OPENER & PLENTY OF STORAGE * HOME WARRANTY AVAILABLE * DON'T MISS THIS ONE

7. 2012-11-16
   soldstatus $50,000

   Show marketing remark (443 chars)

   INDIAN MEADOWS CREAM PUFF * THIS HOME IS FRESHLY PAINTED & MOVE-IN READY * CUTE 2 BEDROOM HOUSE, VERY WELL MAINTAINED * NEWER REPLACEMENT WINDOWS & ALL APPLIANCES * FRESHLY PAINTED * BATH HAS STEP-IN SHOWER W/2 BENCH SEATS * THIS HOME IS LOW MAINTENANCE * NICE SIZE & PRIVATE BACKYARD W/WOOD PRIVACY FENCE * LOVELY LANDSCAPING * 1 1/2 CAR GARAGE W/DOOR OPENER & PLENTY OF STORAGE * HOME WARRANTY AVAILABLE * DON'T MISS THIS ONE

8. 2012-09-06
   listed $54,900

   Show marketing remark (443 chars)

   INDIAN MEADOWS CREAM PUFF * THIS HOME IS FRESHLY PAINTED & MOVE-IN READY * CUTE 2 BEDROOM HOUSE, VERY WELL MAINTAINED * NEWER REPLACEMENT WINDOWS & ALL APPLIANCES * FRESHLY PAINTED * BATH HAS STEP-IN SHOWER W/2 BENCH SEATS * THIS HOME IS LOW MAINTENANCE * NICE SIZE & PRIVATE BACKYARD W/WOOD PRIVACY FENCE * LOVELY LANDSCAPING * 1 1/2 CAR GARAGE W/DOOR OPENER & PLENTY OF STORAGE * HOME WARRANTY AVAILABLE * DON'T MISS THIS ONE

ⓘ 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: $686 · $57/mo
• Projected year-2 tax: $938 · $78/mo
• Expected delta: +$252/yr (+$21/mo · 36.7%)

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,189
• − Mortgage interest: −$7,837
• − Property taxes: −$686
• − Insurance: −$700
• − Repairs & maintenance: −$1,215
• − Management: −$1,215
• − Depreciation: −$4,070
• Taxable loss: −$533
• Est. tax savings @ 24.0%: +$128
• After-tax cash flow: $1,938/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

+149.5% since first listed

9 events — show timeline

• 2026-06-02 Sold (MLS) $137,000 MIBOR as Distributed by MLS Grid
• 2026-05-02 Pending — MIBOR as Distributed by MLS Grid
• 2026-04-29 Listed $139,900 MIBOR as Distributed by MLS Grid
• 2025-12-01 Sold (MLS) $130,000 MIBOR as Distributed by MLS Grid
• 2025-10-24 Pending — MIBOR as Distributed by MLS Grid
• 2025-10-22 Listed $120,000 MIBOR as Distributed by MLS Grid
• 2012-11-19 Listing Removed — MIBOR as Distributed by MLS Grid
• 2012-11-16 Sold (MLS) $50,000 MIBOR as Distributed by MLS Grid
• 2012-09-06 Listed $54,900 MIBOR as Distributed by MLS Grid

Property tax history

+2.1%/yr

Latest (2024): $686 · -4.0% YoY. Source: county tax records.