2300 W 8th St · Anderson, IN 46016

$119,900

3 bd · 1.0 ba · 881 sqft · SingleFamily public records · 47 Days on market

Built 1941 9,322 sqft lot $136/sqft · 35% above area Est $178k · 33% under

---

Why this score? — see what drove the C- 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 +18.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• Rent growth +4.5/5.0
• 1% rule +3.7/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This inviting 2-bedroom home blends everyday comfort with a touch of unique history. Inside, you'll find a spacious layout highlighted by a large bathroom designed for relaxation and convenience. A built-in laundry chute adds a practical, time-saving feature that makes daily living just a little easier. The property also includes a 2-car garage, offering plenty of room for parking, storage, or even a workshop space. Step outside to a generously sized backyard-perfect for entertaining, gardening, or enjoying quiet evenings in your own private outdoor retreat. For baseball enthusiasts, this home holds a special connection: Carl Erskine, the legendary Brooklyn/Los Angeles Dodgers pitcher from Anderson, once lived here- adding a rare and meaningful piece of history to the property! With its blend of comfort, functionality, and a story to tell, this home is truly one of a kind!

Key facts

• Large bathroom
• 9,322 sq ft lot
• 2 garage spots

Tags

• LARGE BATHROOM
• BUILT-IN LAUNDRY CHUTE
• GENEROUSLY SIZED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $113 ($1k/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 $105k (12.6% below list).
• Recommended offer: $105k (12.6% 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; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 35% 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 $829 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.
• At projected returns (-3.0% appreciation + 7.9% rent growth), your $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,782 (12.6% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.87% ✗
• Cap rate: 7.42%
• Cash-on-cash: 4.03%
• DSCR: 1.18
• GRM: 9.5

CMA / ARV

• ARV (median comp): $177,922
• List price: $119,900
• Delta: -32.61%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1423 Halford St	0.54mi	3/1.0	864 (-2%)	2mo	$68,000	$79	70
710 Henry St	0.67mi	3/1.0	864 (-2%)	5mo	$108,900	$126	61
1830 Nichol Ave	0.45mi	2/1.0 (-1)	943 (+7%)	4mo	$55,000	$58	59
1640 W 7th St	0.42mi	2/1.0 (-1)	810 (-8%)	12mo	$98,500	$122	52
1402 Walton St	0.46mi	2/1.0 (-1)	820 (-7%)	16mo	$40,000	$49	49
1525 W 5th St	0.57mi	2/1.0 (-1)	861 (-2%)	21mo	$115,000	$134	47
1430 Walton St	0.50mi	3/1.0	988 (+12%)	13mo	$127,500	$129	45
2308 W 16th St	0.56mi	2/1.0 (-1)	756 (-14%)	3mo	$91,500	$121	43
1436 W 5th St	0.62mi	3/1.0	975 (+11%)	14mo	$143,000	$147	42
2120 Sheffield Ave	0.70mi	2/1.0 (-1)	931 (+6%)	13mo	$109,000	$117	42
1308 W 6th St	0.72mi	3/2.0	964 (+9%)	15mo	$149,900	$155	34
1330 W 9th St	0.68mi	2/1.0 (-1)	980 (+11%)	18mo	$92,000	$94	30

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: -5.3%
• Equity multiple: 0.79×
• Total profit: $-6,905
• Equity at exit: $17,877

10-year hold

• IRR: 8.9%
• Equity multiple: 1.82×
• Total profit: $27,519
• Equity at exit: $10,367

Cash invested: $33,572 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,048 high
• Mortgage (P&I): −$629
• Tax from tax record: −$36 /mo · $436/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $113

Break-even live

Break-even rent $905

Max offer price $119,900

Occupancy floor 84%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1136 Irving Way Anderson, IN	2.0	1.0	900	$895	$0.99	21d	1	0.36mi
1123 Louise St Anderson, IN	2.0	1.0	850	$850	$1.00	43d	1	0.39mi
1404 Walton St Anderson, IN	3.0	1.0	1090	$995	$0.91	43d	1	0.45mi
1631 W 7th St Anderson, IN	3.0	1.0	900	$1,000	$1.11	43d	1	0.45mi
1627 W 6th St Anderson, IN	2.0	1.0	650	$850	$1.31	23d	1	0.48mi
1529 W 2nd St Anderson, IN	3.0	1.0	884	$1,200	$1.36	23d	1	0.65mi
1312 W 8th St Unit 1332 F Anderson, IN	2.0	1.0	850	$979	$1.15	43d	1	0.72mi
1616 W 16th St Anderson, IN	2.0	1.0	1038	$1,050	$1.01	43d	1	0.74mi
1720 Nelle St Anderson, IN	2.0	1.0	768	$1,100	$1.43	23d	1	0.75mi
1640 W 17th St Anderson, IN	2.0	1.0	810	$895	$1.10	20d	1	0.75mi
1222 Nichol Ave Unit 4 Anderson, IN	3.0	1.0	1000	$1,135	$1.14	7d	1	0.78mi
2705 Horton Dr Anderson, IN	3.0	1.0	936	$1,050	$1.12	20d	1	0.82mi
1614 W 18th St Anderson, IN	2.0	1.0	690	$975	$1.41	23d	1	0.83mi
2004 Arrow Ave Anderson, IN	2.0	1.0	816	$1,125	$1.38	23d	1	0.92mi
1708 Euclid Dr Anderson, IN	2.0	1.0	732	$1,225	$1.67	43d	1	0.95mi
1010 W 2nd St Unit 3 Anderson, IN	3.0	1.0	1025	$1,125	$1.10	14d	1	0.97mi
1010 W 2nd St Unit 2 Anderson, IN	2.0	1.0	875	$1,025	$1.17	21d	1	0.97mi
1502 Cedar St Anderson, IN	2.0	1.0	1104	$850	$0.77	43d	1	0.98mi
506 W 2nd St Anderson, IN	3.0	1.0	964	$1,095	$1.14	23d	1	1.29mi
2613 Louise St Anderson, IN	2.0	1.0	1096	$950	$0.87	21d	1	1.32mi
2719 Dewey St Anderson, IN	2.0	1.0	877	$1,150	$1.31	43d	1	1.37mi
2203 W 28th St Anderson, IN	3.0	1.0	1068	$1,000	$0.94	43d	1	1.39mi
618 W 22nd St Anderson, IN	3.0	1.0	900	$1,250	$1.39	43d	1	1.45mi
120 W 10th St Anderson, IN	1.0–3.0	1.0	1066	$1,150	$1.08	1d	1	1.46mi
2411 Hendricks St Anderson, IN	3.0	1.0	860	$1,000	$1.16	23d	1	1.46mi
2301 Sheridan St Anderson, IN	2.0	1.0	900	$950	$1.06	43d	1	1.47mi

Listing history 15 events

1. 2026-06-18
   days on market $119,900 Active 47 DOM
2. 2026-06-17
   days on market $119,900 Active 46 DOM
3. 2026-06-16
   days on market $119,900 Active 45 DOM
4. 2026-06-15
   days on market $119,900 Active 44 DOM
5. 2026-06-13
   pricedays on market $119,900 Active 42 DOM
6. 2026-06-09
   days on market $120,900 Active 38 DOM
7. 2026-06-08
   days on market $120,900 Active 37 DOM
8. 2026-06-07
   pricedays on market $120,900 Active 36 DOM
9. 2026-06-05
   days on market $124,900 Active 33 DOM
10. 2026-06-03
    days on market $124,900 Active 32 DOM
11. 2026-06-02
    days on market $124,900 Active 31 DOM
12. 2026-06-01
    days on market $124,900 Active 30 DOM
13. 2026-05-31
    days on market $124,900 Active 29 DOM
14. 2026-05-16
    status Pending 894-char remark

    Show marketing remark (894 chars)

    This inviting 2-bedroom home blends everyday comfort with a touch of unique history. Inside, you'll find a spacious layout highlighted by a large bathroom designed for relaxation and convenience. A built-in laundry chute adds a practical, time-saving feature that makes daily living just a little easier. The property also includes a 2-car garage, offering plenty of room for parking, storage, or even a workshop space. Step outside to a generously sized backyard-perfect for entertaining, gardening, or enjoying quiet evenings in your own private outdoor retreat. For baseball enthusiasts, this home holds a special connection: Carl Erskine, the legendary Brooklyn/Los Angeles Dodgers pitcher from Anderson, once lived here- adding a rare and meaningful piece of history to the property! With its blend of comfort, functionality, and a story to tell, this home is truly one of a kind!

15. 2026-04-21
    listed $124,900 Active 894-char remark

    Show marketing remark (894 chars)

    This inviting 2-bedroom home blends everyday comfort with a touch of unique history. Inside, you'll find a spacious layout highlighted by a large bathroom designed for relaxation and convenience. A built-in laundry chute adds a practical, time-saving feature that makes daily living just a little easier. The property also includes a 2-car garage, offering plenty of room for parking, storage, or even a workshop space. Step outside to a generously sized backyard-perfect for entertaining, gardening, or enjoying quiet evenings in your own private outdoor retreat. For baseball enthusiasts, this home holds a special connection: Carl Erskine, the legendary Brooklyn/Los Angeles Dodgers pitcher from Anderson, once lived here- adding a rare and meaningful piece of history to the property! With its blend of comfort, functionality, and a story to tell, this home is truly one of a kind!

ⓘ 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: $436 · $36/mo
• Projected year-2 tax: $728 · $61/mo
• Expected delta: +$292/yr (+$24/mo · 66.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 74% 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: $12,574
• − Mortgage interest: −$6,716
• − Property taxes: −$436
• − Insurance: −$600
• − Repairs & maintenance: −$1,006
• − Management: −$1,006
• − Depreciation: −$3,488
• Taxable loss: −$678
• Est. tax savings @ 24.0%: +$163
• After-tax cash flow: $1,515/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

2 events — show timeline

• 2026-05-16 Pending — MIBOR as Distributed by MLS Grid
• 2026-04-21 Listed $124,900 MIBOR as Distributed by MLS Grid

Property tax history

-3.2%/yr

Latest (2024): $436 · +10.0% YoY. Source: county tax records.