106 E Oak St · Anderson, IN 46012

$89,900

2 bd · 1.0 ba · 1,055 sqft · SingleFamily public records · 3 Days on market

Built 1949 6,650 sqft lot Est $121k · 26% 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 +29.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• 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

Turn the key and move into this 2 bedroom bungalow beauty. Home offers a newer roof, windows and mechanicals which make for stress free living. Living room shine with newer carpet. Spacious eat-in kitchen is bright and cheery. Laundry room is a great mud room. Open wood deck in the fenced back yard is complete with a gas grill. Storage shed for lawn equipment. You will be surprised of the full basement. The basement has a play room and a bonus room. Immediate possession.

Key facts

• 6,650 sq ft lot
• Built 1949
• Listed 3 days

Property features AI

Exterior

• Utilities: Public water; Municipal sewer connected; Trash service available
• Home design: Single-family residence; One level; Residential property type
• Construction: Vinyl siding; Block foundation; Full basement
• Exterior features: Lot approximately 0.15 acres (under 1/4 acre)

Interior

• Kitchen: Electric oven; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Woodwork stained or painted; Basement present (full, block foundation)
• Laundry & utility: Washer; Dryer; Main-level laundry (8x17)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 10.7% 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: 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 (+1.8%/yr); 159 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $622 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.
• At projected returns (-3.0% appreciation + 1.8% rent growth), your $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 23y 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 $54k; list at $90k implies a 66% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,900

Questions for the listing agent

1. Built in 1949 — 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. 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.
6. 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.
7. 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: 1.27% ✓
• Cap rate: 10.75%
• Cash-on-cash: 15.91%
• DSCR: 1.71
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $121,325
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2102 Crystal St	0.59mi	3/1.0 (+1)	1,046 (-1%)	4mo	$125,000	$120	63
1611 Poplar St	0.18mi	2/1.0	896 (-15%)	5mo	$103,000	$115	62
2018 Poplar St	0.53mi	3/1.0 (+1)	1,036 (-2%)	8mo	$100,000	$97	61
718 Hawthorne Ave	0.62mi	3/1.0 (+1)	1,073 (+2%)	6mo	$175,000	$163	58
530 Hawthorne Ave	0.54mi	3/1.0 (+1)	1,008 (-4%)	8mo	$129,000	$128	55
2031 Poplar St	0.54mi	2/1.0	1,024 (-3%)	20mo	$75,000	$73	53
1621 Indiana Ave	0.38mi	2/1.0	1,205 (+14%)	9mo	$65,000	$54	52
1827 Lowell Ave	0.70mi	3/1.0 (+1)	1,066 (+1%)	14mo	$145,000	$136	48
305 W Vinyard St	0.34mi	3/1.0 (+1)	925 (-12%)	12mo	$119,900	$130	48
2003 Crystal St	0.50mi	2/2.0	1,197 (+14%)	6mo	$21,500	$18	45
2108 Silver St	0.61mi	2/1.0	918 (-13%)	8mo	$98,400	$107	43
2213 Lafayette St	0.73mi	3/1.0 (+1)	1,156 (+10%)	3mo	$129,900	$112	43

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: 5.5%
• Equity multiple: 1.21×
• Total profit: $5,340
• Equity at exit: $13,404

10-year hold

• IRR: 13.9%
• Equity multiple: 2.06×
• Total profit: $26,598
• Equity at exit: $7,773

Cash invested: $25,172 (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: 159
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,141 high
• Mortgage (P&I): −$471
• Tax from tax record: −$59 /mo · $705/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $334

Break-even live

Break-even rent $719

Max offer price $89,900

Occupancy floor 66%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1321 Lafayette Ct Anderson, IN	3.0	1.5	962	$1,350	$1.40	10d	1	0.27mi
220 W Willow St Anderson, IN	3.0	1.0	1200	$1,250	$1.04	1d	1	0.92mi
235 W School St Unit 235 Anderson, IN	3.0	1.0	925	$1,200	$1.30	43d	1	1.00mi
1705 Lake Shore Dr Unit 1705A Anderson, IN	2.0	2.0	912	$1,277	$1.40	43d	1	1.02mi
1705 Lake Shore Dr Unit 1705G Anderson, IN	2.0	2.0	912	$1,229	$1.35	17d	1	1.02mi
1705 Lake Shore Dr Unit 1705E Anderson, IN	1.0	1.0	758	$984	$1.30	23d	1	1.02mi
1716 N Cross Lakes Cir Unit 1716KN Anderson, IN	2.0	2.0	912	$1,274	$1.40	23d	1	1.03mi
706 University Blvd Anderson, IN	2.0	1.0	1250	$1,050	$0.84	2d	1	1.06mi
1800 Cross Lakes Blvd Anderson, IN	1.0–2.0	1.0–2.0	847	$1,344	$1.59	1d	22	1.06mi
1704 S Cross Lakes Cir Unit 1704DS Anderson, IN	1.0	1.0	750	$1,080	$1.44	10d	1	1.07mi
1704 S Cross Lakes Cir Unit 1704FS Anderson, IN	1.0	1.0	750	$1,130	$1.51	43d	1	1.07mi
1808 N Cross Lakes Cir Unit 1808HN Anderson, IN	2.0	2.0	944	$1,177	$1.25	3d	1	1.07mi
1708 S Cross Lakes Cir Unit 1708ES Anderson, IN	2.0	2.0	944	$1,115	$1.18	43d	1	1.09mi
1815 N Cross Lakes Cir Unit 1815HN Anderson, IN	1.0	1.0	750	$1,130	$1.51	23d	1	1.10mi
1812 N Cross Lakes Cir Unit 1812AN Anderson, IN	2.0	2.0	912	$1,229	$1.35	43d	1	1.10mi
506 W 2nd St Anderson, IN	3.0	1.0	964	$1,095	$1.14	23d	1	1.10mi
1807 Lake Shore Dr Unit 1807K Anderson, IN	2.0	2.0	912	$1,344	$1.47	43d	1	1.10mi
1805 S Cross Lakes Cir Unit 1805LS Anderson, IN	2.0	2.0	912	$1,294	$1.42	12d	1	1.11mi
1804 S Cross Lakes Cir Unit 1804DS Anderson, IN	2.0	2.0	944	$1,144	$1.21	43d	1	1.13mi
1812 S Cross Lakes Cir Unit 1812ES Anderson, IN	2.0	2.0	944	$1,115	$1.18	14d	1	1.17mi
1908 N Cross Lakes Cir Unit 1908DN Anderson, IN	1.0	1.0	758	$1,020	$1.35	43d	1	1.18mi
1912 N Cross Lakes Cir Unit 1912HN Anderson, IN	2.0	2.0	944	$1,174	$1.24	12d	1	1.19mi
1916 N Cross Lakes Cir Unit 1916DN Anderson, IN	1.0	1.0	758	$1,039	$1.37	14d	1	1.21mi
1916 N Cross Lakes Cir Unit 1916EN Anderson, IN	1.0	1.0	758	$973	$1.28	43d	1	1.21mi
1904 S Cross Lakes Cir Unit 1904KS Anderson, IN	2.0	2.0	912	$1,183	$1.30	43d	1	1.22mi
1904 S Cross Lakes Cir Unit 1904LS Anderson, IN	2.0	2.0	912	$1,309	$1.44	43d	1	1.22mi
1904 S Cross Lakes Cir Unit 1904CS Anderson, IN	1.0	1.0	750	$1,073	$1.43	43d	1	1.22mi
602 Meridian St Apt C Anderson, IN	2.0	1.0	800	$900	$1.12	43d	1	1.27mi
1010 W 2nd St Unit 2 Anderson, IN	2.0	1.0	875	$1,025	$1.17	21d	1	1.30mi
1010 W 2nd St Unit 3 Anderson, IN	3.0	1.0	1025	$1,125	$1.10	14d	1	1.30mi
1010 W 2nd St Unit 1 Anderson, IN	1.0	1.0	724	$925	$1.28	23d	1	1.30mi
919 E 6th St Apt 2 Anderson, IN	1.0	1.0	700	$625	$0.89	23d	1	1.33mi
924 W 5th St Unit 924 Anderson, IN	1.0	1.0	750	$600	$0.80	23d	1	1.43mi
1724 Greenwood Dr Anderson, IN	3.0	1.5	950	$1,025	$1.08	43d	1	1.44mi
820 W 7th St Apt A Anderson, IN	2.0	2.0	1400	$1,200	$0.86	23d	1	1.49mi
1023 E 8th St Unit 3 Anderson, IN	2.0	1.5	1200	$1,175	$0.98	7d	1	1.49mi

Listing history 5 events

1. 2026-06-19
   status $89,900 Pending 3 DOM
2. 2026-06-18
   days on market $89,900 Active 3 DOM
3. 2026-06-17
   days on market $89,900 Active 2 DOM
4. 2026-06-15
   remarks 481-char remark
5. 2026-06-15
   listed $89,900 Active 1 DOM

ⓘ 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: $705 · $59/mo
• Projected year-2 tax: $735 · $61/mo
• Expected delta: +$30/yr (+$2/mo · 4.2%)

ⓘ 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: $13,694
• − Mortgage interest: −$5,036
• − Property taxes: −$705
• − Insurance: −$450
• − Repairs & maintenance: −$1,095
• − Management: −$1,095
• − Depreciation: −$2,615
• Taxable income: $2,697
• Est. tax owed @ 24.0%: −$647
• After-tax cash flow: $3,359/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

+24.9% since first listed

11 events — show timeline

• 2026-06-15 Listed $89,900 MIBOR as Distributed by MLS Grid
• 2016-04-29 Sold (MLS) $54,000 MIBOR as Distributed by MLS Grid
• 2016-03-28 Pending — MIBOR as Distributed by MLS Grid
• 2016-03-03 Price Changed $58,000 MIBOR as Distributed by MLS Grid
• 2016-02-18 Price Changed $60,000 MIBOR as Distributed by MLS Grid
• 2016-02-03 Listed $62,000 MIBOR as Distributed by MLS Grid
• 2013-03-21 Listing Removed — MIBOR as Distributed by MLS Grid
• 2013-03-21 Sold (MLS) $47,000 MIBOR as Distributed by MLS Grid
• 2012-09-07 Listed $49,000 MIBOR as Distributed by MLS Grid
• 2004-01-30 Sold (MLS) $74,000 MIBOR as Distributed by MLS Grid
• 2003-11-19 Listed $72,000 MIBOR as Distributed by MLS Grid

Property tax history

+4.6%/yr

Latest (2024): $705 · +7.9% YoY. Source: county tax records.