1934 Ohio Ave · Anderson, IN 46016

$58,900

2 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 23 Days on market

Built 1929 0.50 ac lot Est $77k · 24% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Nice 2 Bdrm 1 Bath brick ranch features Lg Living rm, formal dinning rm, eat-in kitchen. New vinyl floor in bathroom. Full unfinished basement plus 2 car att garage. New gas hot water, base board furnace. New electrical box & wiring. Newer roof. Ready to move in. Extra nice for the price. Great investment potential.

Key facts

• Easy access
• Full basement
• Brick home

Tags

• FULL BASEMENT
• BRICK HOME
• ADDITIONAL STORAGE
• CONVENIENT LOCATION
• EASY ACCESS

Property features AI

Exterior

• Parking: Attached 2-car garage (504 sq ft)
• Utilities: Public water; Municipal sewer connected
• Home design: Single-family residence; One level
• Construction: Brick construction; Block foundation
• Exterior features: Half- to one-acre lot (0.5 acre)

Interior

• Kitchen: No appliances included
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Baseboard and hot water heating; Central air conditioning
• Interior features: Attic access; Finished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $365 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($977 rent vs $59k).
• Recommended offer: $58k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.7% 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 fast (+7.9%/yr); 185 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); 44% 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 33% 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 $407 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 $16k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 18y ago; this cycle's ask has dropped $4k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $59k implies a 96% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $58,016 (1.5% below list)

Questions for the listing agent

1. Built in 1929 — 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: 1.66% ✓
• Cap rate: 13.72%
• Cash-on-cash: 26.53%
• DSCR: 2.18
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $77,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1611 Johnson Ave	0.30mi	2/1.0	1,104 (-1%)	2mo	$25,000	$23	82
1612 Cincinnati Ave	0.32mi	3/1.5 (+1)	1,080 (-4%)	4mo	$57,000	$53	68
2334 Walnut St	0.64mi	2/1.0	1,136 (+1%)	1mo	$55,000	$48	67
1525 Home Ave	0.56mi	2/1.0	1,209 (+8%)	5mo	$137,000	$113	57
2911 E Lynn St	0.71mi	2/1.0	1,092 (-2%)	8mo	$70,000	$64	56
717 E 27th St	0.68mi	2/1.0	1,092 (-2%)	12mo	$74,900	$69	54
1541 Walnut St	0.63mi	3/1.0 (+1)	1,032 (-8%)	0mo	$47,398	$46	52
1022 Tousey St	0.58mi	3/2.0 (+1)	1,076 (-4%)	9mo	$118,000	$110	50
1911 Pearl St	0.67mi	3/1.0 (+1)	1,112 (-1%)	20mo	$85,000	$76	46
1040 Alhambra Dr	0.69mi	2/1.0	1,204 (+8%)	19mo	$62,000	$51	39
2628 Pitt St	0.51mi	3/2.0 (+1)	1,243 (+11%)	23mo	$129,900	$105	30
1228 Cincinnati Ave	0.69mi	3/1.0 (+1)	979 (-13%)	23mo	$108,900	$111	23

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: 25.8%
• Equity multiple: 2.14×
• Total profit: $18,720
• Equity at exit: $8,782

10-year hold

• IRR: 36.3%
• Equity multiple: 5.19×
• Total profit: $69,102
• Equity at exit: $5,093

Cash invested: $16,492 (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: 5.0×

Monthly cashflow live

• Estimated rent: $977 high
• Mortgage (P&I): −$309
• Tax est. 1.5%: −$74 /mo · $884/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $365

Break-even live

Break-even rent $515

Max offer price $58,900

Occupancy floor 58%

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: $14,725
• Closing costs: $1,767
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2233 E Lynn St Anderson, IN	1.0	1.0	700	$695	$0.99	1d	1	0.31mi
2023 McKinley St Anderson, IN	2.0	1.0	1500	$950	$0.63	43d	1	0.35mi
2002 Jefferson St Unit 3 Anderson, IN	1.0	2.0	725	$600	$0.83	43d	1	0.44mi
1726-1728 Walnut St Anderson, IN	2.0	2.0	900	$995	$1.11	2d	1	0.57mi
1318 E 28th St Anderson, IN	3.0	1.0	1280	$1,300	$1.02	12d	1	0.59mi
1232 E 28th St Anderson, IN	2.0	2.0	795	$950	$1.19	43d	1	0.59mi
1411 Home Ave Anderson, IN	3.0	1.0	810	$1,295	$1.60	23d	1	0.63mi
1045 Alhambra Dr Unit 6 Anderson, IN	2.0	1.5	900	$975	$1.08	23d	1	0.66mi
1829 E 8th St Anderson, IN	1.0–3.0	1.0	810	$1,025	$1.27	23d	9	0.73mi
1023 E 8th St Unit 3 Anderson, IN	2.0	1.5	1200	$1,175	$0.98	7d	1	0.77mi
3009 E Lynn St Unit 1 Anderson, IN	3.0	1.0	1000	$875	$0.88	20d	1	0.80mi
2111 Central Ave Anderson, IN	3.0	1.0	1026	$1,250	$1.22	43d	1	0.81mi
1501 E 31st St Anderson, IN	2.0	1.0	840	$1,199	$1.43	20d	1	0.82mi
219 E 13th St Anderson, IN	3.0	1.0	882	$1,000	$1.13	4d	1	0.86mi
3006 Noble St Anderson, IN	2.0	1.0	1064	$995	$0.94	7d	1	0.90mi
223 E 11th St Anderson, IN	2.0	1.0	800	$900	$1.12	43d	1	0.92mi
919 E 6th St Apt 2 Anderson, IN	1.0	1.0	700	$625	$0.89	23d	1	0.93mi
2505 E 10th St Anderson, IN	1.0–2.0	1.0	850	$949	$1.12	43d	2	0.95mi
1317 Main St Anderson, IN	2.0	1.0	750	$800	$1.07	43d	1	0.96mi
228 E 29th St Anderson, IN	3.0	2.0	1440	$1,295	$0.90	4d	1	0.99mi
530 Alhambra Dr Anderson, IN	1.0–2.0	1.0	879	$1,100	$1.25	43d	1	0.99mi
2625 Main St Anderson, IN	2.0	1.0	988	$895	$0.91	23d	1	0.99mi
3000 Fletcher St Unit 3000 Anderson, IN	2.0	1.0	800	$650	$0.81	43d	1	1.02mi
229 W 19th St Anderson, IN	3.0	1.0	1200	$1,000	$0.83	43d	1	1.14mi
2324 Chase St Anderson, IN	2.0	1.0	783	$950	$1.21	43d	1	1.17mi
706 University Blvd Anderson, IN	2.0	1.0	1250	$1,050	$0.84	2d	1	1.21mi
120 W 10th St Anderson, IN	1.0–3.0	1.0	1066	$1,025	$0.96	1d	1	1.22mi
602 Meridian St Apt C Anderson, IN	2.0	1.0	800	$900	$1.12	43d	1	1.26mi
2627 Chase St Anderson, IN	3.0	1.0	1050	$850	$0.81	17d	1	1.27mi
3021 Delaware St Anderson, IN	2.0	1.0	1154	$1,150	$1.00	7d	1	1.29mi
2442 Morton St Anderson, IN	2.0	1.0	862	$1,125	$1.31	23d	1	1.32mi
2233 Fairview St Anderson, IN	3.0	1.5	1452	$1,195	$0.82	23d	1	1.37mi
2904 Lincoln St Anderson, IN	2.0	1.0	864	$900	$1.04	43d	1	1.38mi
618 W 22nd St Anderson, IN	3.0	1.0	900	$1,250	$1.39	43d	1	1.39mi
2301 Sheridan St Anderson, IN	2.0	1.0	900	$950	$1.06	43d	1	1.44mi
2820 Fairview St Unit A Anderson, IN	2.0	1.0	850	$895	$1.05	43d	1	1.47mi

Listing history 20 events

1. 2026-06-19
   status $58,900 Pending 23 DOM
2. 2026-06-18
   days on market $58,900 Active 23 DOM
3. 2026-06-17
   remarks 478-char remark
4. 2026-06-17
   price $58,900 Active 22 DOM
5. 2026-06-17
   days on market $59,900 Active 22 DOM
6. 2026-06-16
   days on market $59,900 Active 21 DOM
7. 2026-06-15
   days on market $59,900 Active 20 DOM
8. 2026-06-13
   days on market $59,900 Active 18 DOM
9. 2026-06-09
   days on market $59,900 Active 14 DOM
10. 2026-06-08
    days on market $59,900 Active 13 DOM
11. 2026-06-07
    days on market $59,900 Active 12 DOM
12. 2026-06-05
    days on market $59,900 Active 9 DOM
13. 2026-06-03
    days on market $59,900 Active 8 DOM
14. 2026-06-02
    pricedays on market $59,900 Active 7 DOM
15. 2026-06-02
    price $60,500 Active 6 DOM
16. 2026-06-01
    days on market $62,500 Active 6 DOM
17. 2026-05-31
    days on market $62,500 Active 5 DOM
18. 2026-05-26
    listed $62,500 Active
19. 2008-09-29
    soldstatus $30,000 323-char remark

    Show marketing remark (323 chars)

    Nice 2 Bdrm 1 Bath brick ranch features Lg Living rm, formal dinning rm, eat-in kitchen. New vinyl floor in bathroom. Full unfinished basement plus 2 car att garage. New gas hot water, base board furnace. New electrical box & wiring. Newer roof. Ready to move in. Extra nice for the price. Great investment potential.

20. 2008-07-09
    listed $32,900 323-char remark

    Show marketing remark (323 chars)

    Nice 2 Bdrm 1 Bath brick ranch features Lg Living rm, formal dinning rm, eat-in kitchen. New vinyl floor in bathroom. Full unfinished basement plus 2 car att garage. New gas hot water, base board furnace. New electrical box & wiring. Newer roof. Ready to move in. Extra nice for the price. Great investment potential.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $11,720
• − Mortgage interest: −$3,299
• − Property taxes: −$884
• − Insurance: −$294
• − Repairs & maintenance: −$938
• − Management: −$938
• − Depreciation: −$1,713
• Taxable income: $3,654
• Est. tax owed @ 24.0%: −$877
• After-tax cash flow: $3,498/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

+90.0% since first listed

3 events — show timeline

• 2026-05-26 Listed $62,500 MIBOR as Distributed by MLS Grid
• 2008-09-29 Sold (MLS) $30,000 MIBOR as Distributed by MLS Grid
• 2008-07-09 Listed $32,900 MIBOR as Distributed by MLS Grid