1419 W 5th St · Anderson, IN 46016

$69,900

2 bd · 1.5 ba · 1,676 sqft · SingleFamily public records · 9 Days on market

Built 1902 5,676 sqft lot $42/sqft · 13% below area Est $100k · 30% 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

Lender foreclosure; seller disclosure not applicable. Formal LR has brick hearth with gas connection - no firep lace. Kitchen has brick floor & wood cabinets. Family room is finished back porch and has a gas wall furnace. Upper level loft and bedroom have hardwood floors. Home needs updated floor coverings. Older siding and window s.

Key facts

• Piece of history
• Classic details
• Detached garage

Tags

• ORIGINAL HARDWOOD FLOORS
• CLASSIC DETAILS
• SPACIOUS LIVING AREAS
• DETACHED GARAGE
• PIECE OF HISTORY

Property features AI

Exterior

• Parking: Detached garage (1 car, approximately 256 sq ft)
• Utilities: Public water; Municipal sewer connected; Electricity connected (100 amp service); Natural gas connected; Solid waste service available
• Home design: Single family residence; Two levels
• Construction: Wood siding exterior; Block foundation
• Exterior features: Covered patio/porch; Lot smaller than 1/4 acre

Interior

• Kitchen: Electric oven; Refrigerator; Water heater
• Bedrooms: Three bedrooms total — two on the main level and one on the upper level; Bonus room on the upper level
• Flooring: Hardwood floors
• Bathrooms: One full bathroom; One half bathroom (main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Hardwood floors; Unfinished basement; Sump pump
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $418 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Cap rate 13.5% 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: Anderson High School (math 21% / reading 51%, grade F, #261 of 369 statewide, top 71%, 1,790 students, 76% FRL).
• Zoned-school proficiency averages 36% at this address vs 19% district-wide (+17 pts) — the actual schools serving this property are materially stronger than the Anderson Community School Corporation average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+7.9%/yr); 188 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 38% 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 $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.
• At projected returns (-3.0% appreciation + 7.9% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 26y ago; this cycle's ask has dropped $15k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $58k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1902 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $69,900

Questions for the listing agent

1. Built in 1902 — 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: 1.63% ✓
• Cap rate: 13.47%
• Cash-on-cash: 25.65%
• DSCR: 2.14
• GRM: 5.1

CMA / ARV

• ARV (median comp): $100,439
• List price: $69,900
• Delta: -30.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1329 W 3rd St	0.15mi	2/1.0	1,752 (+4%)	2mo	$105,000	$60	82
1120 W 9th St	0.30mi	3/1.0 (+1)	1,824 (+9%)	2mo	$125,000	$69	63
912 W 1st St	0.45mi	2/1.0	1,554 (-7%)	4mo	$108,000	$69	62
904 W 6th St	0.37mi	3/1.0 (+1)	1,556 (-7%)	6mo	$102,000	$66	59
1107 W 3rd St	0.26mi	3/2.0 (+1)	1,456 (-13%)	2mo	$155,000	$106	57
1019 W 9th St	0.36mi	3/2.0 (+1)	1,830 (+9%)	5mo	$95,000	$52	57
711 Madison Ave	0.31mi	3/2.0 (+1)	1,506 (-10%)	7mo	$135,000	$90	56
1201 Arrow Ave	0.52mi	3/1.0 (+1)	1,621 (-3%)	10mo	$66,000	$41	55
1209 Nichol Ave	0.50mi	2/1.0	1,428 (-15%)	2mo	$23,750	$17	49
324 W 7th St	0.73mi	3/2.0 (+1)	1,753 (+5%)	10mo	$175,000	$100	43
343 W 6th St	0.68mi	2/1.0	1,908 (+14%)	4mo	$130,000	$68	39
1314 Arrow Ave	0.61mi	3/1.0 (+1)	1,476 (-12%)	12mo	$103,000	$70	35

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: 24.7%
• Equity multiple: 2.08×
• Total profit: $21,196
• Equity at exit: $10,422

10-year hold

• IRR: 35.4%
• Equity multiple: 5.06×
• Total profit: $79,455
• 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 46016

• Home prices YoY: -3.5%
• Rents YoY: 7.9%
• Active inventory: 188
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,138 high
• Mortgage (P&I): −$367
• Tax from tax record: −$85 /mo · $1,024/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $418

Break-even live

Break-even rent $609

Max offer price $69,900

Occupancy floor 58%

Sensitivity live

Price	-10% $458	-5% $438	+0% $418	+5% $399	+10% $379
Rent	-10% $328	-5% $373	+0% $418	+5% $463	+10% $508
Rate	-1.0pp $454	-0.5pp $436	base $418	+0.5pp $400	+1.0pp $382

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 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1212 W 5th St Anderson, IN	3.0	1.0	1252	$1,295	$1.03	13d	1	0.12mi
820 W 7th St Apt A Anderson, IN	2.0	2.0	1400	$1,200	$0.86	24d	1	0.42mi
921 W 9th St Anderson, IN	3.0	2.0	1611	$1,375	$0.85	24d	1	0.43mi
1121 Victory Ct Anderson, IN	3.0	1.0	2053	$1,295	$0.63	22d	1	0.46mi
1310 W 13th St Anderson, IN	2.0	1.0	1178	$895	$0.76	3d	1	0.55mi
510 W 5th St Anderson, IN	3.0	1.5	1617	$995	$0.62	44d	1	0.56mi
1502 Cedar St Anderson, IN	2.0	1.0	1104	$850	$0.77	44d	1	0.73mi
1404 Walton St Anderson, IN	3.0	1.0	1090	$995	$0.91	44d	1	0.83mi
120 W 10th St Anderson, IN	1.0–3.0	1.0	1066	$1,025	$0.96	2d	1	0.88mi
1532 Walton St Anderson, IN	3.0	1.0	1342	$1,100	$0.82	44d	1	0.92mi
229 W 19th St Anderson, IN	3.0	1.0	1200	$1,000	$0.83	44d	1	1.19mi
2233 Fairview St Anderson, IN	3.0	1.5	1452	$1,195	$0.82	24d	1	1.30mi
2916 W 12th St Anderson, IN	3.0	1.0	1271	$1,295	$1.02	44d	1	1.37mi
521 W Vinyard St Anderson, IN	3.0	2.0	1712	$1,495	$0.87	17d	1	1.42mi
706 University Blvd Anderson, IN	2.0	1.0	1250	$1,050	$0.84	3d	1	1.45mi

Listing history 13 events

1. 2026-05-14
   status Pending 306-char remark
2. 2026-05-07
   listed $84,900 Active 306-char remark
3. 2008-09-26
   historical 339-char remark

   Show marketing remark (339 chars)

   Lender foreclosure; seller disclosure not applicable. Formal LR has brick hearth with gas connection - no firep lace. Kitchen has brick floor & wood cabinets. Family room is finished back porch and has a gas wall furnace. Upper level loft and bedroom have hardwood floors. Home needs updated floor coverings. Older siding and window s.

4. 2008-06-20
   soldstatus $13,350 339-char remark

   Show marketing remark (339 chars)

   Lender foreclosure; seller disclosure not applicable. Formal LR has brick hearth with gas connection - no firep lace. Kitchen has brick floor & wood cabinets. Family room is finished back porch and has a gas wall furnace. Upper level loft and bedroom have hardwood floors. Home needs updated floor coverings. Older siding and window s.

5. 2007-10-05
   listed $15,900 339-char remark

   Show marketing remark (339 chars)

   Lender foreclosure; seller disclosure not applicable. Formal LR has brick hearth with gas connection - no firep lace. Kitchen has brick floor & wood cabinets. Family room is finished back porch and has a gas wall furnace. Upper level loft and bedroom have hardwood floors. Home needs updated floor coverings. Older siding and window s.

6. 2007-01-20
   historical
7. 2006-06-15
   listed $48,000
8. 2006-04-29
   historical
9. 2006-04-24
   listed $48,900
10. 2006-04-16
    soldstatus $47,000
11. 2005-04-29
    listed $27,400
12. 2001-04-19
    soldstatus $41,000
13. 2000-09-21
    listed $49,900

ⓘ 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: $1,024 · $85/mo
• Projected year-2 tax: $1,024 · $85/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 4/10 Moderate FEMA zone X (unshaded) · 24% 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: $13,661
• − Mortgage interest: −$3,915
• − Property taxes: −$1,024
• − Insurance: −$350
• − Repairs & maintenance: −$1,093
• − Management: −$1,093
• − Depreciation: −$2,033
• Taxable income: $4,153
• Est. tax owed @ 24.0%: −$997
• After-tax cash flow: $4,023/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

+16.2% since first listed

17 events — show timeline

• 2026-06-17 Sold (MLS) $58,000 MIBOR as Distributed by MLS Grid
• 2026-05-29 Pending — MIBOR as Distributed by MLS Grid
• 2026-05-27 Relisted — MIBOR as Distributed by MLS Grid
• 2026-05-27 Price Changed $69,900 MIBOR as Distributed by MLS Grid
• 2026-05-14 Pending — MIBOR as Distributed by MLS Grid
• 2026-05-07 Listed $84,900 MIBOR as Distributed by MLS Grid
• 2008-09-26 Listing Removed — MIBOR as Distributed by MLS Grid
• 2008-06-20 Sold (MLS) $13,350 MIBOR as Distributed by MLS Grid
• 2007-10-05 Listed $15,900 MIBOR as Distributed by MLS Grid
• 2007-01-20 Listing Removed — MIBOR as Distributed by MLS Grid
• 2006-06-15 Listed $48,000 MIBOR as Distributed by MLS Grid
• 2006-04-29 Listing Removed — MIBOR as Distributed by MLS Grid
• 2006-04-24 Listed $48,900 MIBOR as Distributed by MLS Grid
• 2006-04-16 Sold (MLS) $47,000 MIBOR as Distributed by MLS Grid
• 2005-04-29 Listed $27,400 MIBOR as Distributed by MLS Grid
• 2001-04-19 Sold (MLS) $41,000 MIBOR as Distributed by MLS Grid
• 2000-09-21 Listed $49,900 MIBOR as Distributed by MLS Grid

Property tax history

+4.4%/yr

Latest (2024): $1,024 · +8.8% YoY. Source: county tax records.