3624 Columbus Ave · Anderson, IN 46013

$139,900

2 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 50 Days on market

Built 1920 6,098 sqft lot $125/sqft · 87% above area Est $142k · at est.

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Why this score? — see what drove the F 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 +9.8/30.0
• ARV discount +8.2/15.0
• Livability +3.0/5.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready! 3-bedroom, 1-bath home with a versatile loft, sitting room and an enclosed porch. Step inside to bright, inviting spaces filled with natural light, updated vinyl plank flooring, and a beautifully refreshed kitchen featuring modern finishes, stainless steel appliances and ample cabinet space. The welcoming front sitting room is the perfect place to start your mornings with coffee, unwind in the evenings, or gather with family and friends while creating memories that will last for years to come. The side porch adds even more charm-ideal for relaxing after a long day, enjoying fresh air, decorating for the seasons, or spending special moments with loved ones. The spacious loft offers endless possibilities-perfect for a fourth sleeping area, home office, playroom, or cozy retreat. Whether you're starting a new chapter or simply looking for extra room, this home is ready for making memories that will last a lifetime. Enjoy being just minutes from parks, walking trails, schools, shopping centers, restaurants, coffee shops, and everyday essentials. Nearby entertainment, fitness centers, and local events provide something for everyone to enjoy year-round. With quick access to major roads and highways, commuting to work or exploring surrounding areas is simple and convenient. Motivated sellers, bring your best offer! Schedule a showing today!

Key facts

• Enclosed porch
• Ample cabinet space
• Side porch

Tags

• ENCLOSED PORCH
• REFRESHED KITCHEN
• STAINLESS STEEL APPLIANCES
• AMPLE CABINET SPACE
• SIDE PORCH

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-89 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $124k (11.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $101k (28.1% below list).
• Recommended offer: $101k (28.1% below list) — sets the bar for 1% rule.

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: 151 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $967 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 50 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $62k; list at $140k implies a 126% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $100,626 (28.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.72% ✗
• Cap rate: 5.53%
• Cash-on-cash: -2.74%
• DSCR: 0.88
• GRM: 11.6

CMA / ARV

• ARV (median comp): $142,251
• List price: $139,900
• Delta: -1.65%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3626 St. Charles St	0.13mi	3/1.0 (+1)	1,118 (-0%)	14mo	$143,500	$128	77
423 E 37th St	0.36mi	2/1.0	1,020 (-9%)	3mo	$132,000	$129	66
3711 Burton Pl	0.38mi	3/1.0 (+1)	1,224 (+9%)	2mo	$116,000	$95	60
2911 E Lynn St	0.61mi	2/1.0	1,092 (-2%)	8mo	$70,000	$64	60
826 E 31st St	0.51mi	2/1.0	1,056 (-6%)	8mo	$132,500	$125	60
1640 Monica Ln	0.51mi	2/1.0	1,023 (-9%)	3mo	$142,900	$140	60
1615 E 44th St	0.68mi	2/2.0	1,185 (+6%)	2mo	$180,000	$152	53
318 Elva St	0.43mi	3/1.5 (+1)	1,224 (+9%)	9mo	$110,000	$90	50
2926 Jefferson St	0.62mi	3/1.0 (+1)	1,196 (+7%)	8mo	$108,000	$90	48
225 E 36th St	0.49mi	3/1.0 (+1)	1,008 (-10%)	12mo	$123,000	$122	45
1901 Alhambra Dr	0.68mi	2/1.0	954 (-15%)	0mo	$147,000	$154	43
10 W 41st St	0.69mi	3/2.0 (+1)	960 (-14%)	5mo	$141,000	$147	31

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -20.9%
• Equity multiple: 0.28×
• Total profit: $-28,400
• Equity at exit: $20,860

10-year hold

• IRR: -14.3%
• Equity multiple: 0.18×
• Total profit: $-32,207
• Equity at exit: $12,096

Cash invested: $39,172 (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 46013

• Home prices YoY: -26.9%
• Active inventory: 151
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,006 high
• Mortgage (P&I): −$734
• Tax from tax record: −$92 /mo · $1,109/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $-89

Break-even live

Break-even rent $1,119

Max offer price $124,106

Occupancy floor —

Sensitivity live

Price	-10% $-10	-5% $-50	+0% $-89	+5% $-129	+10% $-169
Rent	-10% $-169	-5% $-129	+0% $-89	+5% $-50	+10% $-10
Rate	-1.0pp $-19	-0.5pp $-54	base $-89	+0.5pp $-126	+1.0pp $-163

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
812 Mellen Dr Unit 814 Anderson, IN	2.0	1.0	924	$950	$1.03	0d	1	0.51mi
4415 Columbus Ave Apt 15 Anderson, IN	2.0	1.0	800	$800	$1.00	0d	1	0.52mi
3009 E Lynn St Unit 1 Anderson, IN	3.0	1.0	1000	$875	$0.88	21d	1	0.55mi
4426 Mellen Ct Anderson, IN	2.0	1.0	899	$900	$1.00	3d	1	0.58mi
1501 E 31st St Anderson, IN	2.0	1.0	840	$1,199	$1.43	21d	1	0.59mi
3006 Noble St Anderson, IN	2.0	1.0	1064	$995	$0.94	9d	1	0.60mi
2916 Noble St Anderson, IN	1.0	1.0	1132	$750	$0.66	0d	1	0.66mi
3000 Fletcher St Unit 3000 Anderson, IN	2.0	1.0	800	$650	$0.81	45d	1	0.72mi
1626 Lora St Anderson, IN	3.0	2.0	1352	$1,295	$0.96	45d	1	0.74mi
1232 E 28th St Anderson, IN	2.0	2.0	795	$950	$1.19	45d	1	0.75mi
1318 E 28th St Anderson, IN	3.0	1.0	1280	$1,300	$1.02	13d	1	0.76mi
228 E 29th St Anderson, IN	3.0	2.0	1440	$1,295	$0.90	5d	1	0.80mi
4015 Haverhill Dr Anderson, IN	3.0	2.0	884	$1,100	$1.24	45d	1	0.87mi
3021 Delaware St Anderson, IN	2.0	1.0	1154	$1,150	$1.00	9d	1	0.95mi
4021 Brown St Anderson, IN	2.0	1.0	1320	$975	$0.74	9d	1	0.98mi
2625 Main St Anderson, IN	2.0	1.0	988	$895	$0.91	25d	1	0.98mi
2233 E Lynn St Anderson, IN	1.0	1.0	700	$695	$0.99	0d	1	1.09mi
2904 Lincoln St Anderson, IN	2.0	1.0	864	$875	$1.01	0d	1	1.13mi
2627 Chase St Anderson, IN	3.0	1.0	1050	$850	$0.81	19d	1	1.19mi
2023 McKinley St Anderson, IN	2.0	1.0	1500	$950	$0.63	45d	1	1.24mi
2820 Fairview St Unit A Anderson, IN	2.0	1.0	850	$895	$1.05	45d	1	1.26mi
2002 Jefferson St Unit 3 Anderson, IN	1.0	2.0	725	$600	$0.83	45d	1	1.29mi
2111 Central Ave Anderson, IN	3.0	1.0	1026	$1,250	$1.22	45d	1	1.29mi
5514 Arbor Dr Anderson, IN	1.0–2.0	1.0	723	$830	$1.15	12d	3	1.30mi
417 E 55th St Anderson, IN	2.0	1.0	724	$1,100	$1.52	23d	1	1.34mi
2324 Chase St Anderson, IN	2.0	1.0	783	$895	$1.14	0d	1	1.35mi
2446 Morton St Anderson, IN	2.0	1.0	1093	$1,250	$1.14	0d	1	1.35mi
2442 Morton St Anderson, IN	2.0	1.0	862	$1,125	$1.31	25d	1	1.36mi
1726-1728 Walnut St Anderson, IN	2.0	2.0	900	$995	$1.11	3d	1	1.45mi

Listing history 26 events

1. 2026-06-21
   days on market $139,900 Active 50 DOM
2. 2026-06-18
   days on market $139,900 Active 47 DOM
3. 2026-06-17
   days on market $139,900 Active 46 DOM
4. 2026-06-16
   days on market $139,900 Active 45 DOM
5. 2026-06-15
   days on market $139,900 Active 44 DOM
6. 2026-06-13
   days on market $139,900 Active 42 DOM
7. 2026-06-09
   days on market $139,900 Active 38 DOM
8. 2026-06-08
   days on market $139,900 Active 37 DOM
9. 2026-06-07
   days on market $139,900 Active 36 DOM
10. 2026-06-05
    days on market $139,900 Active 33 DOM
11. 2026-06-03
    days on market $139,900 Active 32 DOM
12. 2026-06-02
    days on market $139,900 Active 31 DOM
13. 2026-06-01
    days on market $139,900 Active 30 DOM
14. 2026-05-31
    days on market $139,900 Active 29 DOM
15. 2026-05-16
    status Pending 1370-char remark

    Show marketing remark (1370 chars)

    Move-in ready! 3-bedroom, 1-bath home with a versatile loft, sitting room and an enclosed porch. Step inside to bright, inviting spaces filled with natural light, updated vinyl plank flooring, and a beautifully refreshed kitchen featuring modern finishes, stainless steel appliances and ample cabinet space. The welcoming front sitting room is the perfect place to start your mornings with coffee, unwind in the evenings, or gather with family and friends while creating memories that will last for years to come. The side porch adds even more charm-ideal for relaxing after a long day, enjoying fresh air, decorating for the seasons, or spending special moments with loved ones. The spacious loft offers endless possibilities-perfect for a fourth sleeping area, home office, playroom, or cozy retreat. Whether you're starting a new chapter or simply looking for extra room, this home is ready for making memories that will last a lifetime. Enjoy being just minutes from parks, walking trails, schools, shopping centers, restaurants, coffee shops, and everyday essentials. Nearby entertainment, fitness centers, and local events provide something for everyone to enjoy year-round. With quick access to major roads and highways, commuting to work or exploring surrounding areas is simple and convenient. Motivated sellers, bring your best offer! Schedule a showing today!

16. 2026-05-14
    price $139,900 1370-char remark

    Show marketing remark (1370 chars)

    Move-in ready! 3-bedroom, 1-bath home with a versatile loft, sitting room and an enclosed porch. Step inside to bright, inviting spaces filled with natural light, updated vinyl plank flooring, and a beautifully refreshed kitchen featuring modern finishes, stainless steel appliances and ample cabinet space. The welcoming front sitting room is the perfect place to start your mornings with coffee, unwind in the evenings, or gather with family and friends while creating memories that will last for years to come. The side porch adds even more charm-ideal for relaxing after a long day, enjoying fresh air, decorating for the seasons, or spending special moments with loved ones. The spacious loft offers endless possibilities-perfect for a fourth sleeping area, home office, playroom, or cozy retreat. Whether you're starting a new chapter or simply looking for extra room, this home is ready for making memories that will last a lifetime. Enjoy being just minutes from parks, walking trails, schools, shopping centers, restaurants, coffee shops, and everyday essentials. Nearby entertainment, fitness centers, and local events provide something for everyone to enjoy year-round. With quick access to major roads and highways, commuting to work or exploring surrounding areas is simple and convenient. Motivated sellers, bring your best offer! Schedule a showing today!

17. 2026-04-20
    listed $144,900 Active 1370-char remark

    Show marketing remark (1370 chars)

    Move-in ready! 3-bedroom, 1-bath home with a versatile loft, sitting room and an enclosed porch. Step inside to bright, inviting spaces filled with natural light, updated vinyl plank flooring, and a beautifully refreshed kitchen featuring modern finishes, stainless steel appliances and ample cabinet space. The welcoming front sitting room is the perfect place to start your mornings with coffee, unwind in the evenings, or gather with family and friends while creating memories that will last for years to come. The side porch adds even more charm-ideal for relaxing after a long day, enjoying fresh air, decorating for the seasons, or spending special moments with loved ones. The spacious loft offers endless possibilities-perfect for a fourth sleeping area, home office, playroom, or cozy retreat. Whether you're starting a new chapter or simply looking for extra room, this home is ready for making memories that will last a lifetime. Enjoy being just minutes from parks, walking trails, schools, shopping centers, restaurants, coffee shops, and everyday essentials. Nearby entertainment, fitness centers, and local events provide something for everyone to enjoy year-round. With quick access to major roads and highways, commuting to work or exploring surrounding areas is simple and convenient. Motivated sellers, bring your best offer! Schedule a showing today!

18. 2025-05-19
    soldstatus $62,000 Closed 526-char remark

    Show marketing remark (526 chars)

    Charming Fixer-Upper with Endless Potential! Perfect for first-time buyers, investors, or DIY enthusiasts looking to add their personal touch. With a spacious layout, bright living areas, and a sizable backyard, the potential is endless. Two bedrooms downstairs with 2 enclosed porches, upstairs can be converted into 2 bedrooms, or a 3rd bedroom and a den. Nestled in a convenient location near parks, shopping, and schools, this is the perfect investment for those ready to bring a vision to life. Schedule a showing today!

19. 2025-03-15
    status Pending 526-char remark

    Show marketing remark (526 chars)

    Charming Fixer-Upper with Endless Potential! Perfect for first-time buyers, investors, or DIY enthusiasts looking to add their personal touch. With a spacious layout, bright living areas, and a sizable backyard, the potential is endless. Two bedrooms downstairs with 2 enclosed porches, upstairs can be converted into 2 bedrooms, or a 3rd bedroom and a den. Nestled in a convenient location near parks, shopping, and schools, this is the perfect investment for those ready to bring a vision to life. Schedule a showing today!

20. 2025-02-10
    listed $84,900 Active 526-char remark

    Show marketing remark (526 chars)

    Charming Fixer-Upper with Endless Potential! Perfect for first-time buyers, investors, or DIY enthusiasts looking to add their personal touch. With a spacious layout, bright living areas, and a sizable backyard, the potential is endless. Two bedrooms downstairs with 2 enclosed porches, upstairs can be converted into 2 bedrooms, or a 3rd bedroom and a den. Nestled in a convenient location near parks, shopping, and schools, this is the perfect investment for those ready to bring a vision to life. Schedule a showing today!

21. 2023-12-22
    soldstatus $35,000 Closed
22. 2023-12-17
    status Pending
23. 2023-11-24
    price $39,999
24. 2023-10-27
    price $44,900
25. 2023-10-14
    price $49,950
26. 2023-09-25
    listed $55,000 Active

ⓘ 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: $1,109 · $92/mo
• Projected year-2 tax: $1,149 · $96/mo
• Expected delta: +$40/yr (+$3/mo · 3.6%)

ⓘ 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 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: $12,075
• − Mortgage interest: −$7,837
• − Property taxes: −$1,109
• − Insurance: −$700
• − Repairs & maintenance: −$966
• − Management: −$966
• − Depreciation: −$4,070
• Taxable loss: −$3,572
• Est. tax savings @ 24.0%: +$857
• After-tax cash flow: $-216/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): 19,073
• Household income: $49,310
• Rent vs Own: 34.8% rent · 65.2% own
• Severe rent burden: 612.0

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 (83%)
• Race & ethnicity: White 83% Two or more races 8% Black 7% Hispanic / Latino 3%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 1%
• Foreign-born: 0% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -86.70%
• Current HPI: 235.7485
• Rent YoY: —
• 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

+154.4% since first listed

12 events — show timeline

• 2026-05-16 Pending — MIBOR as Distributed by MLS Grid
• 2026-05-14 Price Changed $139,900 MIBOR as Distributed by MLS Grid
• 2026-04-20 Listed $144,900 MIBOR as Distributed by MLS Grid
• 2025-05-19 Sold (MLS) $62,000 MIBOR as Distributed by MLS Grid
• 2025-03-15 Pending — MIBOR as Distributed by MLS Grid
• 2025-02-10 Listed $84,900 MIBOR as Distributed by MLS Grid
• 2023-12-22 Sold (MLS) $35,000 MIBOR as Distributed by MLS Grid
• 2023-12-17 Pending — MIBOR as Distributed by MLS Grid
• 2023-11-24 Price Changed $39,999 MIBOR as Distributed by MLS Grid
• 2023-10-27 Price Changed $44,900 MIBOR as Distributed by MLS Grid
• 2023-10-14 Price Changed $49,950 MIBOR as Distributed by MLS Grid
• 2023-09-25 Listed $55,000 MIBOR as Distributed by MLS Grid

Property tax history

+14.4%/yr

Latest (2024): $1,109 · +7.7% YoY. Source: county tax records.