1625 Walton St · Anderson, IN 46016

$69,000

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 43 Days on market

Built 1937 8,128 sqft lot $96/sqft · 9% below area Est $76k · 9% under

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Why this score? — see what drove the B- 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 +28.2/30.0
• ARV discount +11.7/15.0
• DSCR +10.0/10.0
• 1% rule +7.2/10.0
• Rent growth +4.5/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cozy two bedroom, one bath, some hardwood floors, one car detached garage. Good rental opportunity and priced to sell quickly."

Key facts

• 8,128 sq ft lot
• Garage
• Built 1937

Property features AI

Exterior

• Parking: Detached garage (1 car, approximately 240 sq ft); Guest street parking
• Utilities: Public water; Municipal sewer connected; Electricity connected; Natural gas connected
• Home design: Single-family residence; One story; Faces east
• Construction: Aluminum siding; Block foundation
• Exterior features: Covered patio/porch; No fence; Lot under 1/4 acre (approximately 0.19 acre)

Interior

• Kitchen: Gas oven; Refrigerator
• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central air
• Interior features: Eat-in kitchen; Utility room
• Laundry & utility: Washer/dryer connections in utility room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $220 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($845 rent vs $69k).
• Recommended offer: $67k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 6.5% in Anderson — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: Anderson High School (math 21% / reading 51%, grade F, #261 of 369 statewide, top 71%, 1,790 students, 76% FRL).
• Zoned-school proficiency averages 36% at this address vs 19% district-wide (+17 pts) — the actual schools serving this property are materially stronger than the Anderson Community School Corporation average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+7.9%/yr); 185 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 $477 of loan paydown is wiped out by about $2k 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 $19k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 26y 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.
• Current owner paid $6k; list at $69k implies a 1069% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $66,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1937 — 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: 1.22% ✓
• Cap rate: 10.11%
• Cash-on-cash: 13.64%
• DSCR: 1.61
• GRM: 6.8

CMA / ARV

• ARV (median comp): $76,190
• List price: $69,000
• Delta: -9.44%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1516 Fulton St	0.08mi	2/1.0	720 (0%)	3mo	$63,500	$88	94
1812 Halford St	0.19mi	2/1.0	720 (0%)	3mo	$50,000	$69	89
2308 W 16th St	0.09mi	2/1.0	756 (+5%)	3mo	$91,500	$121	85
1827 Fulton St	0.16mi	2/1.0	668 (-7%)	4mo	$94,900	$142	77
2310 Halford St	0.51mi	2/2.0	744 (+3%)	2mo	$150,000	$202	65
1902 Dewey St	0.19mi	2/1.0	672 (-7%)	23mo	$77,500	$115	61
1402 Walton St	0.17mi	2/1.0	820 (+14%)	16mo	$40,000	$49	56
2241 Nelle St	0.49mi	2/1.0	796 (+11%)	4mo	$66,500	$84	56
2312 Fulton St	0.50mi	3/1.0 (+1)	650 (-10%)	10mo	$35,000	$54	47

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: 8.9%
• Equity multiple: 1.37×
• Total profit: $7,152
• Equity at exit: $10,288

10-year hold

• IRR: 21.8%
• Equity multiple: 3.28×
• Total profit: $43,974
• Equity at exit: $5,966

Cash invested: $19,320 (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: 6.8×

Monthly cashflow live

• Estimated rent: $845 high
• Mortgage (P&I): −$362
• Tax from tax record: −$57 /mo · $687/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$177
• Net cashflow: $220

Break-even live

Break-even rent $567

Max offer price $69,000

Occupancy floor 69%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1621 Halford St Anderson, IN	1.0	1.0	440	$800	$1.82	43d	1	0.15mi
1621 Halford St Anderson, IN	1.0	1.0	440	$900	$2.05	4d	1	0.15mi
1807 Raible Ave Anderson, IN	1.0	1.0	503	$725	$1.44	23d	1	0.20mi
1614 W 18th St Anderson, IN	2.0	1.0	690	$975	$1.41	23d	1	0.44mi
1708 Euclid Dr Anderson, IN	2.0	1.0	732	$1,225	$1.67	43d	1	0.75mi
1708 W 7th St Anderson, IN	1.0	1.0	700	$1,000	$1.43	43d	1	0.77mi
1708 W 7th St Anderson, IN	1.0	1.0	700	$875	$1.25	19d	1	0.77mi
1708 W 7th St Anderson, IN	1.0	1.0	700	$875	$1.25	17d	1	0.77mi
1627 W 6th St Anderson, IN	2.0	1.0	650	$850	$1.31	23d	1	0.85mi
1312 W 8th St Unit 1308H Anderson, IN	1.0	1.0	750	$999	$1.33	14d	1	0.95mi
2208 Hendricks St Unit 3 Anderson, IN	1.0	1.0	585	$675	$1.15	43d	1	0.98mi
702 W 23rd St Anderson, IN	1.0	1.0	560	$595	$1.06	4d	1	1.08mi
1712 Fairview St Unit 1712 Anderson, IN	1.0	1.0	450	$695	$1.54	23d	1	1.10mi
1020 W 5th St Unit 1022 Anderson, IN	1.0	1.0	550	$750	$1.36	43d	1	1.15mi
803 1/2 W 9th St Anderson, IN	1.0	1.0	600	$525	$0.88	43d	1	1.16mi
925 W 5th St Unit 1 Anderson, IN	1.0	1.0	617	$775	$1.26	16d	1	1.19mi
924 W 5th St Unit 924 Anderson, IN	1.0	1.0	750	$600	$0.80	23d	1	1.21mi
924 W 5th St Unit 928 Anderson, IN	1.0	1.0	600	$600	$1.00	43d	1	1.21mi
215 S Madison Ave Anderson, IN	1.0	1.0	600	$650	$1.08	43d	1	1.30mi
213 Madison Ave Anderson, IN	1.0	1.0	600	$650	$1.08	43d	1	1.30mi
1010 W 2nd St Unit 1 Anderson, IN	1.0	1.0	724	$925	$1.28	23d	1	1.32mi
702 W 5th St Unit 3 Anderson, IN	1.0	1.0	392	$675	$1.72	43d	1	1.37mi
2527 Chase St Anderson, IN	1.0	1.0	400	$650	$1.62	43d	1	1.42mi
2408 Brown St Apt B Anderson, IN	1.0	1.0	500	$850	$1.70	23d	1	1.44mi
336 W 6th St Anderson, IN	1.0	1.0	450	$625	$1.39	43d	1	1.48mi

Listing history 25 events

1. 2026-06-18
   days on market $69,000 Active 43 DOM
2. 2026-06-17
   days on market $69,000 Active 42 DOM
3. 2026-06-16
   days on market $69,000 Active 41 DOM
4. 2026-06-15
   days on market $69,000 Active 40 DOM
5. 2026-06-13
   days on market $69,000 Active 38 DOM
6. 2026-06-09
   days on market $69,000 Active 34 DOM
7. 2026-06-08
   days on market $69,000 Active 33 DOM
8. 2026-06-07
   days on market $69,000 Active 32 DOM
9. 2026-06-05
   days on market $69,000 Active 29 DOM
10. 2026-06-03
    days on market $69,000 Active 28 DOM
11. 2026-06-02
    days on market $69,000 Active 27 DOM
12. 2026-06-01
    days on market $69,000 Active 26 DOM
13. 2026-05-31
    days on market $69,000 Active 25 DOM
14. 2026-05-06
    listed $69,000 Active 524-char remark
15. 2010-05-13
    historical 133-char remark

    Show marketing remark (133 chars)

    Cozy two bedroom, one bath, some hardwood floors, one car detached garage. Good rental opportunity and priced to sell quickly."

16. 2010-05-07
    soldstatus $5,900 133-char remark

    Show marketing remark (133 chars)

    Cozy two bedroom, one bath, some hardwood floors, one car detached garage. Good rental opportunity and priced to sell quickly."

17. 2010-03-12
    listed $7,900 133-char remark

    Show marketing remark (133 chars)

    Cozy two bedroom, one bath, some hardwood floors, one car detached garage. Good rental opportunity and priced to sell quickly."

18. 2007-07-17
    historical
19. 2006-07-19
    listed $42,900
20. 2005-10-13
    historical
21. 2005-04-21
    listed $38,500
22. 2001-02-02
    soldstatus $13,750
23. 2000-11-14
    listed $17,900
24. 2000-09-30
    historical
25. 2000-04-24
    listed $17,900

ⓘ 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: $687 · $57/mo
• Projected year-2 tax: $687 · $57/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: $10,138
• − Mortgage interest: −$3,865
• − Property taxes: −$687
• − Insurance: −$345
• − Repairs & maintenance: −$811
• − Management: −$811
• − Depreciation: −$2,007
• Taxable income: $1,612
• Est. tax owed @ 24.0%: −$387
• After-tax cash flow: $2,248/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

+285.5% since first listed

12 events — show timeline

• 2026-05-06 Listed $69,000 MIBOR as Distributed by MLS Grid
• 2010-05-13 Listing Removed — MIBOR as Distributed by MLS Grid
• 2010-05-07 Sold (MLS) $5,900 MIBOR as Distributed by MLS Grid
• 2010-03-12 Listed $7,900 MIBOR as Distributed by MLS Grid
• 2007-07-17 Listing Removed — MIBOR as Distributed by MLS Grid
• 2006-07-19 Listed $42,900 MIBOR as Distributed by MLS Grid
• 2005-10-13 Listing Removed — MIBOR as Distributed by MLS Grid
• 2005-04-21 Listed $38,500 MIBOR as Distributed by MLS Grid
• 2001-02-02 Sold (MLS) $13,750 MIBOR as Distributed by MLS Grid
• 2000-11-14 Listed $17,900 MIBOR as Distributed by MLS Grid
• 2000-09-30 Listing Removed — MIBOR as Distributed by MLS Grid
• 2000-04-24 Listed $17,900 MIBOR as Distributed by MLS Grid

Property tax history

+4.0%/yr

Latest (2024): $687 · +8.9% YoY. Source: county tax records.