1027 W 11th St · Anderson, IN 46016

$108,000

2 bd · 1.0 ba · 878 sqft · SingleFamily public records · 259 Days on market

Built 1898 5,460 sqft lot $123/sqft · 79% above area Est $109k · at est.

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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 +14.6/30.0
• ARV discount +7.9/15.0
• DSCR +4.5/10.0
• Rent growth +4.5/5.0
• 1% rule +3.6/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment opportunity! 4 bedrooms, 2 baths, great layout! This property is within walking distance to downtown, close to restaurants and the skate park & splash pad!

Key facts

• Close to restaurants
• Splash pad
• Skate park

Tags

• WALKING DISTANCE TO DOWNTOWN
• CLOSE TO RESTAURANTS
• SKATE PARK
• SPLASH PAD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $108k.

Deal economics

• At list price, monthly cash flow is $26 ($307/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 $92k (14.5% below list).
• Recommended offer: $92k (14.5% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 31% 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 $747 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 259 days — a 12% lower offer ($95k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y ago; this cycle's ask has dropped $22k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1898 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $92,366 (14.5% below list)

Questions for the listing agent

1. It's been on market 259 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1898 — 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: 0.86% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.01%
• DSCR: 1.05
• GRM: 9.7

CMA / ARV

• ARV (median comp): $108,950
• List price: $108,000
• Delta: -0.87%
• 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
710 Henry St	0.32mi	3/1.0 (+1)	864 (-2%)	5mo	$108,900	$126	73
1211 W 3rd St	0.54mi	3/1.0 (+1)	896 (+2%)	4mo	$28,000	$31	63
1423 Halford St	0.70mi	3/1.0 (+1)	864 (-2%)	2mo	$68,000	$79	58
1924 Morton St	0.69mi	2/1.0	858 (-2%)	8mo	$109,900	$128	58
1830 Nichol Ave	0.59mi	2/1.0	943 (+7%)	4mo	$55,000	$58	57
1632 W 17th St	0.57mi	2/1.0	840 (-4%)	12mo	$38,000	$45	56
1640 W 7th St	0.52mi	2/1.0	810 (-8%)	12mo	$98,500	$122	53
1308 W 6th St	0.38mi	3/2.0 (+1)	964 (+10%)	15mo	$149,900	$155	44
506 W 2nd St	0.72mi	3/1.0 (+1)	964 (+10%)	2mo	$58,500	$61	43
810 W 2nd St	0.65mi	3/1.0 (+1)	936 (+7%)	13mo	$115,000	$123	42
1436 W 5th St	0.49mi	3/1.0 (+1)	975 (+11%)	14mo	$143,000	$147	42
408 W 4th St	0.64mi	2/1.0	982 (+12%)	11mo	$40,000	$41	42

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: -9.6%
• Equity multiple: 0.63×
• Total profit: $-11,127
• Equity at exit: $16,103

10-year hold

• IRR: 5.2%
• Equity multiple: 1.46×
• Total profit: $13,961
• Equity at exit: $9,338

Cash invested: $30,240 (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: 9.7×

Monthly cashflow live

• Estimated rent: $924 high
• Mortgage (P&I): −$566
• Tax from tax record: −$93 /mo · $1,113/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $26

Break-even live

Break-even rent $891

Max offer price $108,000

Occupancy floor 92%

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: $27,000
• Closing costs: $3,240
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1222 Nichol Ave Unit 4 Anderson, IN	3.0	1.0	1000	$1,135	$1.14	7d	1	0.13mi
803 1/2 W 9th St Anderson, IN	1.0	1.0	600	$525	$0.88	43d	1	0.26mi
1502 Cedar St Anderson, IN	2.0	1.0	1104	$850	$0.77	43d	1	0.29mi
1312 W 8th St Unit 1308H Anderson, IN	1.0	1.0	750	$999	$1.33	14d	1	0.30mi
1312 W 8th St Unit 1332 F Anderson, IN	2.0	1.0	850	$979	$1.15	43d	1	0.30mi
925 W 5th St Unit 1 Anderson, IN	1.0	1.0	617	$775	$1.26	16d	1	0.40mi
1020 W 5th St Unit 1022 Anderson, IN	1.0	1.0	550	$750	$1.36	43d	1	0.41mi
924 W 5th St Unit 928 Anderson, IN	1.0	1.0	600	$600	$1.00	43d	1	0.42mi
924 W 5th St Unit 924 Anderson, IN	1.0	1.0	750	$600	$0.80	23d	1	0.42mi
1631 W 7th St Anderson, IN	3.0	1.0	900	$1,000	$1.11	43d	1	0.48mi
1616 W 16th St Anderson, IN	2.0	1.0	1038	$1,050	$1.01	43d	1	0.50mi
1627 W 6th St Anderson, IN	2.0	1.0	650	$850	$1.31	23d	1	0.51mi
1708 W 7th St Anderson, IN	1.0	1.0	700	$875	$1.25	17d	1	0.55mi
1708 W 7th St Anderson, IN	1.0	1.0	700	$875	$1.25	19d	1	0.55mi
1708 W 7th St Anderson, IN	1.0	1.0	700	$1,000	$1.43	43d	1	0.55mi
1123 Louise St Anderson, IN	2.0	1.0	850	$850	$1.00	43d	1	0.56mi
1640 W 17th St Anderson, IN	2.0	1.0	810	$895	$1.10	20d	1	0.57mi
215 S Madison Ave Anderson, IN	1.0	1.0	600	$650	$1.08	43d	1	0.57mi
213 Madison Ave Anderson, IN	1.0	1.0	600	$650	$1.08	43d	1	0.58mi
1614 W 18th St Anderson, IN	2.0	1.0	690	$975	$1.41	23d	1	0.59mi
1136 Irving Way Anderson, IN	2.0	1.0	900	$895	$0.99	21d	1	0.60mi
1010 W 2nd St Unit 1 Anderson, IN	1.0	1.0	724	$925	$1.28	23d	1	0.61mi
1010 W 2nd St Unit 3 Anderson, IN	3.0	1.0	1025	$1,125	$1.10	14d	1	0.61mi
1010 W 2nd St Unit 2 Anderson, IN	2.0	1.0	875	$1,025	$1.17	21d	1	0.61mi
120 W 10th St Anderson, IN	1.0–3.0	1.0	1066	$1,025	$0.96	1d	1	0.61mi
1529 W 2nd St Anderson, IN	3.0	1.0	884	$1,200	$1.36	23d	1	0.66mi
1720 Nelle St Anderson, IN	2.0	1.0	768	$1,100	$1.43	23d	1	0.68mi
519 W 2nd St Anderson, IN	1.0	1.0	650	$800	$1.23	43d	1	0.69mi
506 W 2nd St Anderson, IN	3.0	1.0	964	$1,095	$1.14	23d	1	0.72mi
2208 Hendricks St Unit 3 Anderson, IN	1.0	1.0	585	$675	$1.15	43d	1	0.76mi
2004 Arrow Ave Anderson, IN	2.0	1.0	816	$1,125	$1.38	23d	1	0.76mi
618 W 22nd St Anderson, IN	3.0	1.0	900	$1,250	$1.39	43d	1	0.77mi
1404 Walton St Anderson, IN	3.0	1.0	1090	$995	$0.91	43d	1	0.78mi
1317 Main St Anderson, IN	2.0	1.0	750	$800	$1.07	43d	1	0.79mi
602 Meridian St Apt C Anderson, IN	2.0	1.0	800	$900	$1.12	43d	1	0.81mi
602 Meridian St Unit 608 A Anderson, IN	1.0	1.0	650	$750	$1.15	23d	1	0.81mi
702 W 23rd St Anderson, IN	1.0	1.0	560	$595	$1.06	4d	1	0.82mi
2301 Sheridan St Anderson, IN	2.0	1.0	900	$950	$1.06	43d	1	0.84mi
219 E 13th St Anderson, IN	3.0	1.0	882	$1,000	$1.13	3d	1	0.90mi
2411 Hendricks St Anderson, IN	3.0	1.0	860	$1,000	$1.16	23d	1	0.91mi

Listing history 20 events

1. 2026-06-18
   days on market $108,000 Active 259 DOM
2. 2026-06-17
   days on market $108,000 Active 258 DOM
3. 2026-06-16
   days on market $108,000 Active 257 DOM
4. 2026-06-15
   days on market $108,000 Active 256 DOM
5. 2026-06-13
   days on market $108,000 Active 254 DOM
6. 2026-06-09
   days on market $108,000 Active 250 DOM
7. 2026-06-08
   days on market $108,000 Active 249 DOM
8. 2026-06-07
   days on market $108,000 Active 248 DOM
9. 2026-06-05
   days on market $108,000 Active 245 DOM
10. 2026-06-03
    days on market $108,000 Active 244 DOM
11. 2026-06-02
    days on market $108,000 Active 243 DOM
12. 2026-06-01
    days on market $108,000 Active 242 DOM
13. 2026-05-31
    days on market $108,000 Active 241 DOM
14. 2026-04-01
    status Active 170-char remark

    Show marketing remark (170 chars)

    Investment opportunity! 4 bedrooms, 2 baths, great layout! This property is within walking distance to downtown, close to restaurants and the skate park & splash pad!

15. 2026-03-31
    historical 170-char remark

    Show marketing remark (170 chars)

    Investment opportunity! 4 bedrooms, 2 baths, great layout! This property is within walking distance to downtown, close to restaurants and the skate park & splash pad!

16. 2026-02-25
    price $113,000 170-char remark

    Show marketing remark (170 chars)

    Investment opportunity! 4 bedrooms, 2 baths, great layout! This property is within walking distance to downtown, close to restaurants and the skate park & splash pad!

17. 2026-01-06
    price $120,000 170-char remark

    Show marketing remark (170 chars)

    Investment opportunity! 4 bedrooms, 2 baths, great layout! This property is within walking distance to downtown, close to restaurants and the skate park & splash pad!

18. 2025-10-01
    listed $130,000 Active 170-char remark

    Show marketing remark (170 chars)

    Investment opportunity! 4 bedrooms, 2 baths, great layout! This property is within walking distance to downtown, close to restaurants and the skate park & splash pad!

19. 2004-07-21
    historical
20. 2003-07-22
    listed $31,500

ⓘ 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: $1,113 · $93/mo
• Projected year-2 tax: $1,113 · $93/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
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,084
• − Mortgage interest: −$6,050
• − Property taxes: −$1,113
• − Insurance: −$540
• − Repairs & maintenance: −$887
• − Management: −$887
• − Depreciation: −$3,142
• Taxable loss: −$1,534
• Est. tax savings @ 24.0%: +$368
• After-tax cash flow: $675/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

+258.7% since first listed

7 events — show timeline

• 2026-04-01 Relisted — MIBOR as Distributed by MLS Grid
• 2026-03-31 Listing Removed — MIBOR as Distributed by MLS Grid
• 2026-02-25 Price Changed $113,000 MIBOR as Distributed by MLS Grid
• 2026-01-06 Price Changed $120,000 MIBOR as Distributed by MLS Grid
• 2025-10-01 Listed $130,000 MIBOR as Distributed by MLS Grid
• 2004-07-21 Listing Removed — MIBOR as Distributed by MLS Grid
• 2003-07-22 Listed $31,500 MIBOR as Distributed by MLS Grid

Property tax history

+7.3%/yr

Latest (2024): $1,113 · +9.4% YoY. Source: county tax records.