710 E 6th St · Anderson, IN 46012

$69,900

2 bd · 1.0 ba · 733 sqft · SingleFamily public records · 16 Days on market

Built 1900 3,049 sqft lot $95/sqft · at area comps Est $71k · at est.

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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 +25.8/30.0
• DSCR +8.6/10.0
• ARV discount +8.2/15.0
• 1% rule +6.8/10.0
• 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

Unlock the potential of this Anderson property with seller financing available—making it easier than ever to invest or renovate on your terms. With a flexible seller and a price point that leaves room for value-add improvements, this home is ready for your vision. The house is vacant and primed for updates, offering a blank canvas for those looking to customize or build equity. Don't miss your chance to secure a property with both upside and creative purchase options.

Key facts

• 3,049 sq ft lot
• Garage
• Built 1900

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence, site-built; One story; 51 x 62 lot dimensions
• Construction: Asphalt and vinyl siding exterior
• Exterior features: Level lot

Interior

• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central air; No listed heating system
• Interior features: Basement with crawl space (unfinished); Six total rooms
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $169 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($825 rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.2% 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: Tenth Street Elementary School (math 13% / reading 10%, grade F, #904 of 994 statewide, top 91%, 462 students, 89% FRL); Highland Middle School (math 9% / reading 22%, grade F, #293 of 330 statewide, top 90%, 914 students, 81% FRL); Anderson High School (math 21% / reading 51%, grade F, #261 of 369 statewide, top 71%, 1,790 students, 76% FRL).
• Market conditions: Rents rising (+1.8%/yr); 159 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; 184 units permitted in Madison County in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($58k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 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.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,851 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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: 1.18% ✓
• Cap rate: 9.19%
• Cash-on-cash: 10.35%
• DSCR: 1.46
• GRM: 7.1

CMA / ARV

• ARV (median comp): $71,000
• List price: $69,900
• Delta: -21.42%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1411 Home Ave	0.53mi	3/1.0 (+1)	810 (+10%)	2mo	$71,000	$88	51

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: -2.1%
• Equity multiple: 0.92×
• Total profit: $-1,532
• Equity at exit: $10,422

10-year hold

• IRR: 6.3%
• Equity multiple: 1.44×
• Total profit: $8,680
• Equity at exit: $6,044

Cash invested: $19,572 (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 46012

• Home prices YoY: -18.6%
• Rents YoY: 1.8%
• Active inventory: 159
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $825 high
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$173
• Net cashflow: $169

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 75%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
830 E 7th St Anderson, IN	2.0	1.0	456	$750	$1.64	44d	1	0.09mi
919 E 6th St Apt 2 Anderson, IN	1.0	1.0	700	$625	$0.89	24d	1	0.13mi
613 College Dr Unit C Anderson, IN	1.0	1.0	500	$900	$1.80	15d	1	0.13mi
917 E 8th St Unit 2 Anderson, IN	2.0	1.0	550	$825	$1.50	7d	1	0.20mi
915 High St Unit 915 1/2 Anderson, IN	1.0	1.0	600	$650	$1.08	44d	1	0.29mi
414 Wheeler Ave Apt B Anderson, IN	1.0	1.0	600	$650	$1.08	44d	1	0.41mi
602 Meridian St Unit 608 A Anderson, IN	1.0	1.0	650	$750	$1.15	24d	1	0.48mi
221 E 13th St Anderson, IN	1.0	1.0	595	$995	$1.67	15d	1	0.58mi
428 Delaware St Anderson, IN	1.0	1.0	425	$775	$1.82	24d	1	0.62mi
1317 Main St Anderson, IN	2.0	1.0	750	$800	$1.07	44d	1	0.67mi
336 W 6th St Anderson, IN	1.0	1.0	450	$625	$1.39	44d	1	0.75mi
1710 Jefferson St Apt 2 Anderson, IN	2.0	1.0	550	$950	$1.73	44d	1	0.77mi
1829 E 8th St Anderson, IN	1.0–3.0	1.0	810	$1,025	$1.27	24d	9	0.78mi
1719 Johnson Ave Anderson, IN	1.0	1.0	616	$824	$1.34	44d	1	0.79mi
530 Alhambra Dr Anderson, IN	1.0–2.0	1.0	879	$1,100	$1.25	44d	1	0.83mi
519 W 2nd St Anderson, IN	1.0	1.0	650	$800	$1.23	44d	1	0.90mi
702 W 5th St Unit 3 Anderson, IN	1.0	1.0	392	$675	$1.72	44d	1	0.93mi
2002 Jefferson St Unit 3 Anderson, IN	1.0	2.0	725	$600	$0.83	44d	1	0.93mi
1807 Meridian St Apt 4 Anderson, IN	2.0	1.0	475	$725	$1.53	44d	1	0.96mi
803 1/2 W 9th St Anderson, IN	1.0	1.0	600	$525	$0.88	44d	1	1.01mi
924 W 5th St Unit 928 Anderson, IN	1.0	1.0	600	$600	$1.00	44d	1	1.13mi
925 W 5th St Unit 1 Anderson, IN	1.0	1.0	617	$775	$1.26	16d	1	1.13mi
702 E 23rd St Anderson, IN	1.0	1.0	560	$595	$1.06	15d	1	1.13mi
2233 E Lynn St Anderson, IN	1.0	1.0	700	$695	$0.99	2d	1	1.14mi
924 W 5th St Unit 924 Anderson, IN	1.0	1.0	750	$600	$0.80	24d	1	1.14mi
2412 E 7th St Anderson, IN	2.0	1.0	600	$895	$1.49	2d	1	1.14mi
213 Madison Ave Anderson, IN	1.0	1.0	600	$650	$1.08	44d	1	1.18mi
215 S Madison Ave Anderson, IN	1.0	1.0	600	$650	$1.08	44d	1	1.19mi
1712 Fairview St Unit 1712 Anderson, IN	1.0	1.0	450	$695	$1.54	24d	1	1.20mi
1010 W 2nd St Unit 1 Anderson, IN	1.0	1.0	724	$925	$1.28	24d	1	1.21mi
1020 W 5th St Unit 1022 Anderson, IN	1.0	1.0	550	$750	$1.36	44d	1	1.22mi
1312 W 8th St Unit 1308H Anderson, IN	1.0	1.0	750	$999	$1.33	15d	1	1.35mi
2408 Brown St Apt B Anderson, IN	1.0	1.0	500	$850	$1.70	24d	1	1.39mi

Listing history 24 events

1. 2026-06-18
   days on market $69,900 Active 16 DOM
2. 2026-06-17
   days on market $69,900 Active 15 DOM
3. 2026-06-16
   days on market $69,900 Active 14 DOM
4. 2026-06-15
   days on market $69,900 Active 13 DOM
5. 2026-06-13
   days on market $69,900 Active 11 DOM
6. 2026-06-09
   days on market $69,900 Active 7 DOM
7. 2026-06-08
   days on market $69,900 Active 6 DOM
8. 2026-06-07
   days on market $69,900 Active 5 DOM
9. 2026-06-05
   days on market $69,900 Active 2 DOM
10. 2026-06-03
    remarks 472-char remark
11. 2026-06-03
    pricedays on marketlisting id $69,900 Active 1 DOM
12. 2026-05-31
    days on market $55,790 Active 72 DOM
13. 2026-04-14
    price $55,790 178-char remark
14. 2026-04-09
    price $55,799 178-char remark
15. 2026-03-23
    price $55,899 178-char remark
16. 2026-03-20
    listed $55,900 Active 178-char remark
17. 2025-04-21
    status Pending
18. 2025-04-17
    historical
19. 2025-04-01
    price $55,000
20. 2025-04-01
    status Active
21. 2025-03-30
    historical
22. 2025-03-23
    status Active
23. 2025-03-17
    status Pending
24. 2025-03-11
    listed $64,900 Active

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 67% 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: $9,902
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$792
• − Management: −$792
• − Depreciation: −$2,033
• Taxable income: $970
• Est. tax owed @ 24.0%: −$233
• After-tax cash flow: $1,793/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

+7.7% since first listed

13 events — show timeline

• 2026-06-02 Listed $69,900 IRMLS
• 2026-04-14 Price Changed $55,790 IRMLS
• 2026-04-09 Price Changed $55,799 IRMLS
• 2026-03-23 Price Changed $55,899 IRMLS
• 2026-03-20 Listed $55,900 IRMLS
• 2025-04-21 Pending — MIBOR as Distributed by MLS Grid
• 2025-04-17 Listing Removed — MIBOR as Distributed by MLS Grid
• 2025-04-01 Price Changed $55,000 MIBOR as Distributed by MLS Grid
• 2025-04-01 Relisted — MIBOR as Distributed by MLS Grid
• 2025-03-30 Listing Removed — MIBOR as Distributed by MLS Grid
• 2025-03-23 Relisted — MIBOR as Distributed by MLS Grid
• 2025-03-17 Pending — MIBOR as Distributed by MLS Grid
• 2025-03-11 Listed $64,900 MIBOR as Distributed by MLS Grid