1207 E 11th St · Anderson, IN 46012

$130,000

4 bd · 1.0 ba · 1,304 sqft · MultiFamily public records · 81 Days on market

Built 1955 4,200 sqft lot $100/sqft · 52% above area

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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 +29.5/30.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Welcome investor or savvy home-owner! With two units, this duplex is ready to add to your portfolio or move into one side and generate income with the other side. The 1207 side is a 1 bed 1 bath unit and the 1209 side is a 2 bed 1 bath side. The 1207 side is currently occupied and 1209 side is ready for move in. With a deep lot and quiet street, this makes for a great home for long term residents or peaceful savvy home-owner looking to offset living expenses or generate some additional income.

Key facts

• 4,200 sq ft lot
• Built 1955
• Listed 81 days

What this means for you Summary

Snapshot

• This is a 1×1bd/1ba + 1×2bd/1ba units multifamily listed at $130k.

Deal economics

• At list price, monthly cash flow is $37 ($448/yr) — positive. Per door: $19/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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; 14 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).
• This rent runs 34% of the median local income ($58k/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 $899 of loan paydown is wiped out by about $4k 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 81 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 26y ago; this cycle's ask has dropped $26k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.26% ✓
• Cap rate: 10.58%
• Cash-on-cash: 15.29%
• DSCR: 1.68
• GRM: 6.6

CMA / ARV

• ARV (median comp): $85,527
• List price: $130,000
• Delta: 52.00%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.82% rent growth · sell at horizon

5-year hold

• IRR: -16.0%
• Equity multiple: 0.44×
• Total profit: $-20,364
• Equity at exit: $19,383

10-year hold

• IRR: -10.3%
• Equity multiple: 0.41×
• Total profit: $-21,379
• Equity at exit: $11,240

Cash invested: $36,400 (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: 13.8×

Monthly cashflow live

• Estimated rent: $1,639 high
• Mortgage (P&I): −$682
• Tax from tax record: −$95 /mo · $1,140/yr
• Insurance: −$54
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $37

Break-even live

Break-even rent $1,592

Max offer price $130,000

Occupancy floor 93%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	1	1	$787
1× unit	2	1	$851
Total (2 units)			$1,639

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1829 E 8th St Anderson, IN	1.0–3.0	1.0	810	$1,250	$1.54	23d	9	0.44mi
219 E 13th St Anderson, IN	3.0	1.0	882	$1,000	$1.13	3d	1	0.66mi
120 W 10th St Anderson, IN	1.0–3.0	1.0	1066	$1,150	$1.08	1d	1	0.93mi
2111 Central Ave Anderson, IN	3.0	1.0	1026	$1,250	$1.22	43d	1	0.97mi
1318 E 28th St Anderson, IN	3.0	1.0	1280	$1,300	$1.02	11d	1	1.14mi
229 W 19th St Anderson, IN	3.0	1.0	1200	$1,000	$0.83	43d	1	1.16mi
510 W 5th St Anderson, IN	3.0	1.5	1617	$995	$0.62	43d	1	1.26mi
535 Woodlawn Dr Anderson, IN	4.0	1.5	1128	$1,295	$1.15	23d	1	1.30mi
506 W 2nd St Anderson, IN	3.0	1.0	964	$1,095	$1.14	23d	1	1.31mi
3009 E Lynn St Unit 1 Anderson, IN	3.0	1.0	1000	$875	$0.88	20d	1	1.32mi
228 E 29th St Anderson, IN	3.0	2.0	1440	$1,295	$0.90	4d	1	1.36mi
921 W 9th St Anderson, IN	3.0	2.0	1611	$1,375	$0.85	23d	1	1.44mi
618 W 22nd St Anderson, IN	3.0	1.0	900	$1,250	$1.39	43d	1	1.46mi
2233 Fairview St Anderson, IN	3.0	1.5	1452	$1,195	$0.82	23d	1	1.47mi

Listing history 24 events

1. 2026-06-18
   days on market $130,000 Active 81 DOM
2. 2026-06-17
   days on market $130,000 Active 80 DOM
3. 2026-06-16
   days on market $130,000 Active 79 DOM
4. 2026-06-15
   days on market $130,000 Active 78 DOM
5. 2026-06-13
   pricedays on market $130,000 Active 76 DOM
6. 2026-06-09
   days on market $140,000 Active 72 DOM
7. 2026-06-08
   days on market $140,000 Active 71 DOM
8. 2026-06-07
   days on market $140,000 Active 70 DOM
9. 2026-06-05
   days on market $140,000 Active 67 DOM
10. 2026-06-03
    days on market $140,000 Active 66 DOM
11. 2026-06-02
    days on market $140,000 Active 65 DOM
12. 2026-06-01
    days on market $140,000 Active 64 DOM
13. 2026-05-31
    days on market $140,000 Active 63 DOM
14. 2026-04-29
    price $140,000 498-char remark

    Show marketing remark (498 chars)

    Welcome investor or savvy home-owner! With two units, this duplex is ready to add to your portfolio or move into one side and generate income with the other side. The 1207 side is a 1 bed 1 bath unit and the 1209 side is a 2 bed 1 bath side. The 1207 side is currently occupied and 1209 side is ready for move in. With a deep lot and quiet street, this makes for a great home for long term residents or peaceful savvy home-owner looking to offset living expenses or generate some additional income.

15. 2026-03-27
    listed $156,000 Active 498-char remark

    Show marketing remark (498 chars)

    Welcome investor or savvy home-owner! With two units, this duplex is ready to add to your portfolio or move into one side and generate income with the other side. The 1207 side is a 1 bed 1 bath unit and the 1209 side is a 2 bed 1 bath side. The 1207 side is currently occupied and 1209 side is ready for move in. With a deep lot and quiet street, this makes for a great home for long term residents or peaceful savvy home-owner looking to offset living expenses or generate some additional income.

16. 2025-02-26
    historical $850
17. 2025-02-26
    historical $850
18. 2025-01-04
    listed $850
19. 2024-11-27
    listed $775
20. 2024-05-30
    soldstatus $90,000 Closed 64-char remark

    Show marketing remark (64 chars)

    Duplex. Unit 1 1BR/1BA. Unit 2 2BR/1BA. Get income opportunity.

21. 2024-05-07
    status Pending 64-char remark

    Show marketing remark (64 chars)

    Duplex. Unit 1 1BR/1BA. Unit 2 2BR/1BA. Get income opportunity.

22. 2024-05-03
    listed $99,900 Active 64-char remark

    Show marketing remark (64 chars)

    Duplex. Unit 1 1BR/1BA. Unit 2 2BR/1BA. Get income opportunity.

23. 2000-09-28
    historical
24. 2000-03-28
    listed $63,900

ⓘ 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: $1,140 · $95/mo
• Projected year-2 tax: $1,140 · $95/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 8/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $19,668
• − Mortgage interest: −$7,282
• − Property taxes: −$1,140
• − Insurance: −$5,768
• − Repairs & maintenance: −$1,573
• − Management: −$1,573
• − Depreciation: −$3,782
• Taxable loss: −$1,451
• Est. tax savings @ 24.0%: +$348
• After-tax cash flow: $797/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

+119.1% since first listed

11 events — show timeline

• 2026-04-29 Price Changed $140,000 MIBOR as Distributed by MLS Grid
• 2026-03-27 Listed $156,000 MIBOR as Distributed by MLS Grid
• 2025-02-26 Rental Removed $850 APPFOLIO
• 2025-02-26 Rental Removed $850 APPFOLIO
• 2025-01-04 Listed for Rent $850 APPFOLIO
• 2024-11-27 Listed for Rent $775 APPFOLIO
• 2024-05-30 Sold (MLS) $90,000 MIBOR as Distributed by MLS Grid
• 2024-05-07 Pending — MIBOR as Distributed by MLS Grid
• 2024-05-03 Listed $99,900 MIBOR as Distributed by MLS Grid
• 2000-09-28 Listing Removed — MIBOR as Distributed by MLS Grid
• 2000-03-28 Listed $63,900 MIBOR as Distributed by MLS Grid

Property tax history

+4.0%/yr

Latest (2024): $1,140 · +6.8% YoY. Source: county tax records.