105 Willow Ln · Anderson, IN 46012

$169,900

3 bd · 1.0 ba · 936 sqft · SingleFamily public records · 21 Days on market

Built 1960 0.26 ac lot

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Why this score? — see what drove the D 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 +15.5/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• Schools +3.5/10.0
• 1% rule +3.2/10.0
• Rent growth +3.0/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3 bedroom, 1 1/2 bath home is in immaculate condition! The home features a very large driveway and parking area, a new 20x10storage building, a newer above ground pool, and a fenced back yard. Recent improvements include a new roof, new plumbing fixtures, new light fixtures, newer appliances, refurbished hardwood floors, newer 200 am electrical service, new flooring, a ring doorbell and security light, new garage door and opener, and an amazingly refinished garage! The home has a large kitchen and living area as well. Don't miss it!

Key facts

• Pretty cabinetry
• 20 x 10 storage shed
• Newer appliances

Tags

• REFURBISHED HARDWOOD FLOORS
• OVERSIZED FRONT PICTURE WINDOW
• PRETTY CABINETRY
• NEWER APPLIANCES
• FULLY FENCED YARD
• 20 X 10 STORAGE SHED

Property features AI

Finance

• Other: Property type: Residential; Property subtype: Single Family Residence; Lot setting: Rural subdivision
• HOA & community: Not a low-maintenance lifestyle community

Exterior

• Parking: Attached garage; 2 garage spaces; Asphalt driveway; Garage door opener; Guest parking
• Security: Smoke detector(s)
• Utilities: Private water source; Septic sewage disposal
• Home design: Single family residence; One level
• Construction: Brick construction; Block foundation
• Exterior features: Storage shed; Full chain link fence

Interior

• Kitchen: Dishwasher; Electric oven; Refrigerator; Microwave; Eat-in kitchen
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Hardwood floors; Eat-in kitchen; Woodwork stained or painted; Smoke detector(s)
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $68 ($813/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (18.0% below list).
• Recommended offer: $139k (18.0% 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: crime D-, amenities F, commute F.
• Frankton-Lapel Community Schools (rural): math 39% / reading 41% proficiency, ranked #131 of 301 in IN (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Frankton Elementary School (math 43% / reading 31%, grade F, #550 of 994 statewide, top 57%, 806 students, 51% FRL); Lapel Middle School (math 37% / reading 43%, grade F, #120 of 330 statewide, top 37%, 336 students, 32% FRL); Frankton Jr-Sr High School (math 31% / reading 47%, grade F, #235 of 369 statewide, top 65%, 778 students, 46% FRL) — zoned schools average 43% FRL vs 27% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.8%/yr); 162 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k 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 21 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $135k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $139,311 (18.0% below list)

Questions for the listing agent

1. Built in 1960 — 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. 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?
6. 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.
7. 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.
8. 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: 0.82% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.71%
• DSCR: 1.08
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $73,008
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4773 N State Road 9	0.52mi	2/1.0 (-1)	872 (-7%)	24mo	$68,000	$78	39

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: -14.8%
• Equity multiple: 0.48×
• Total profit: $-24,919
• Equity at exit: $25,333

10-year hold

• IRR: -8.1%
• Equity multiple: 0.52×
• Total profit: $-22,964
• Equity at exit: $14,690

Cash invested: $47,572 (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: 162
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,393 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$71 /mo · $853/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $68

Break-even live

Break-even rent $1,307

Max offer price $169,900

Occupancy floor 90%

Sensitivity live

Price	-10% $164	-5% $116	+0% $68	+5% $20	+10% $-28
Rent	-10% $-42	-5% $13	+0% $68	+5% $123	+10% $178
Rate	-1.0pp $153	-0.5pp $111	base $68	+0.5pp $24	+1.0pp $-21

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-02
   status $169,900 Pending 21 DOM
2. 2026-06-01
   days on market $169,900 Active 21 DOM
3. 2026-05-31
   days on market $169,900 Active 20 DOM
4. 2026-05-27
   status Active
5. 2026-05-27
   price $174,500
6. 2026-03-14
   historical
7. 2026-02-27
   status Active
8. 2026-02-06
   status Pending
9. 2026-02-05
   listed $179,900 Active
10. 2021-04-15
    soldstatus $135,000 Closed 543-char remark

    Show marketing remark (543 chars)

    This 3 bedroom, 1 1/2 bath home is in immaculate condition! The home features a very large driveway and parking area, a new 20x10storage building, a newer above ground pool, and a fenced back yard. Recent improvements include a new roof, new plumbing fixtures, new light fixtures, newer appliances, refurbished hardwood floors, newer 200 am electrical service, new flooring, a ring doorbell and security light, new garage door and opener, and an amazingly refinished garage! The home has a large kitchen and living area as well. Don't miss it!

11. 2021-03-08
    status Pending 543-char remark

    Show marketing remark (543 chars)

    This 3 bedroom, 1 1/2 bath home is in immaculate condition! The home features a very large driveway and parking area, a new 20x10storage building, a newer above ground pool, and a fenced back yard. Recent improvements include a new roof, new plumbing fixtures, new light fixtures, newer appliances, refurbished hardwood floors, newer 200 am electrical service, new flooring, a ring doorbell and security light, new garage door and opener, and an amazingly refinished garage! The home has a large kitchen and living area as well. Don't miss it!

12. 2021-03-07
    price $142,000 543-char remark

    Show marketing remark (543 chars)

    This 3 bedroom, 1 1/2 bath home is in immaculate condition! The home features a very large driveway and parking area, a new 20x10storage building, a newer above ground pool, and a fenced back yard. Recent improvements include a new roof, new plumbing fixtures, new light fixtures, newer appliances, refurbished hardwood floors, newer 200 am electrical service, new flooring, a ring doorbell and security light, new garage door and opener, and an amazingly refinished garage! The home has a large kitchen and living area as well. Don't miss it!

13. 2021-03-06
    listed $135,000 Active 543-char remark

    Show marketing remark (543 chars)

    This 3 bedroom, 1 1/2 bath home is in immaculate condition! The home features a very large driveway and parking area, a new 20x10storage building, a newer above ground pool, and a fenced back yard. Recent improvements include a new roof, new plumbing fixtures, new light fixtures, newer appliances, refurbished hardwood floors, newer 200 am electrical service, new flooring, a ring doorbell and security light, new garage door and opener, and an amazingly refinished garage! The home has a large kitchen and living area as well. Don't miss it!

14. 2013-01-18
    historical 336-char remark

    Show marketing remark (336 chars)

    Nice and affordable 3 bedroom, 1.5 bath brick home in popular Frankton School disctrict. Features large living room, big eat-in kitchen with lots of cabinets and storage. Newer furnace, nice hardwood floors in 3 bedrooms and living room under carpet, and nice fenced backyard and Florida Room. Convenient location, immediate possession.

15. 2013-01-17
    soldstatus $49,900 336-char remark

    Show marketing remark (336 chars)

    Nice and affordable 3 bedroom, 1.5 bath brick home in popular Frankton School disctrict. Features large living room, big eat-in kitchen with lots of cabinets and storage. Newer furnace, nice hardwood floors in 3 bedrooms and living room under carpet, and nice fenced backyard and Florida Room. Convenient location, immediate possession.

16. 2012-09-07
    listed $49,900 336-char remark

    Show marketing remark (336 chars)

    Nice and affordable 3 bedroom, 1.5 bath brick home in popular Frankton School disctrict. Features large living room, big eat-in kitchen with lots of cabinets and storage. Newer furnace, nice hardwood floors in 3 bedrooms and living room under carpet, and nice fenced backyard and Florida Room. Convenient location, immediate possession.

ⓘ 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: $853 · $71/mo
• Projected year-2 tax: $1,149 · $96/mo
• Expected delta: +$296/yr (+$25/mo · 34.7%)

ⓘ 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: $16,717
• − Mortgage interest: −$9,517
• − Property taxes: −$853
• − Insurance: −$850
• − Repairs & maintenance: −$1,337
• − Management: −$1,337
• − Depreciation: −$4,943
• Taxable loss: −$2,119
• Est. tax savings @ 24.0%: +$509
• After-tax cash flow: $1,321/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: Frankton-Lapel Community Schools
• NCES district ID: 1812880
• Math proficiency: 39% ▼ -9.00%
• Reading proficiency: 41% ▼ -10.00%
• Median HH income: $55,218
• Composite: 34.99/100
• National rank: #5050
• State rank: #131 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

• 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

+249.7% since first listed

13 events — show timeline

• 2026-05-27 Relisted — MIBOR as Distributed by MLS Grid
• 2026-05-27 Price Changed $174,500 MIBOR as Distributed by MLS Grid
• 2026-03-14 Listing Removed — MIBOR as Distributed by MLS Grid
• 2026-02-27 Relisted — MIBOR as Distributed by MLS Grid
• 2026-02-06 Pending — MIBOR as Distributed by MLS Grid
• 2026-02-05 Listed $179,900 MIBOR as Distributed by MLS Grid
• 2021-04-15 Sold (MLS) $135,000 MIBOR as Distributed by MLS Grid
• 2021-03-08 Pending — MIBOR as Distributed by MLS Grid
• 2021-03-07 Price Changed $142,000 MIBOR as Distributed by MLS Grid
• 2021-03-06 Listed $135,000 MIBOR as Distributed by MLS Grid
• 2013-01-18 Listing Removed — MIBOR as Distributed by MLS Grid
• 2013-01-17 Sold (MLS) $49,900 MIBOR as Distributed by MLS Grid
• 2012-09-07 Listed $49,900 MIBOR as Distributed by MLS Grid

Property tax history

-4.5%/yr

Latest (2024): $853 · +5.6% YoY. Source: county tax records.