2720 Seminole Ct · Anderson, IN 46012

$128,000

3 bd · 1.0 ba · 900 sqft · SingleFamily public records · 136 Days on market

Built 1954 9,900 sqft lot $142/sqft · at area comps Est $131k · at est.

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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 +19.9/30.0
• ARV discount +8.7/15.0
• DSCR +6.3/10.0
• 1% rule +4.9/10.0
• 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 MLS

This single-family residence presents an inviting home, ready for its new owner. The kitchen offers a delightful space to create culinary masterpieces, enhanced by the elegant touch of crown molding, making every meal preparation feel like a special occasion. In the bedroom, crown molding adds a touch of sophistication and charm, creating a peaceful retreat where you can unwind and recharge. The vinyl floor throughout is thought out for easier maintenance. This home offers three bedrooms and one full bathroom, thoughtfully arranged within approximately 900 square feet of living area. The residence also includes a laundry room, adding to the ease and convenience of daily life. The property rests on a generous 9900 square foot lot, providing ample outdoor space. Built in 1954, this home offers a blend of established charm and modern convenience.

Key facts

• Generous lot
• Laundry room
• Crown molding

Tags

• CROWN MOLDING
• VINYL FLOOR
• LAUNDRY ROOM
• GENEROUS LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $156 ($2k/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 $126k (1.2% below list).
• Recommended offer: $113k (12.0% below list) — sets the bar for market timing.

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; 16 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $885 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 136 days — a 12% lower offer ($113k) 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.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $112,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.99% ✗
• Cap rate: 7.75%
• Cash-on-cash: 5.21%
• DSCR: 1.23
• GRM: 8.4

CMA / ARV

• ARV (median comp): $131,439
• List price: $128,000
• Delta: -2.62%
• 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
2913 Dakota Dr	0.23mi	3/1.0	916 (+2%)	0mo	$140,000	$153	86
2608 Shawnee Dr	0.20mi	3/1.0	850 (-6%)	4mo	$110,000	$129	78
305 Mohawk St	0.18mi	2/1.0 (-1)	840 (-7%)	4mo	$119,500	$142	72
216 Seminole Dr	0.08mi	2/1.0 (-1)	800 (-11%)	2mo	$141,000	$176	71
2722 Dakota Dr	0.12mi	2/1.0 (-1)	792 (-12%)	1mo	$137,000	$173	69
2419 Crystal St	0.30mi	2/1.0 (-1)	780 (-13%)	1mo	$51,500	$66	58
308 Mohawk St	0.15mi	2/1.0 (-1)	792 (-12%)	12mo	$110,000	$139	58
2829 Dakota Dr	0.18mi	2/1.0 (-1)	792 (-12%)	11mo	$118,000	$149	58
2108 Silver St	0.69mi	2/1.0 (-1)	918 (+2%)	8mo	$98,400	$107	53
2413 Silver St	0.47mi	3/1.5	1,008 (+12%)	5mo	$131,500	$130	52
2124 Poplar St	0.60mi	2/1.0 (-1)	804 (-11%)	2mo	$64,500	$80	47
2125 State St	0.57mi	2/1.0 (-1)	780 (-13%)	5mo	$130,000	$167	42

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: -9.5%
• Equity multiple: 0.66×
• Total profit: $-12,322
• Equity at exit: $19,085

10-year hold

• IRR: -1.7%
• Equity multiple: 0.89×
• Total profit: $-3,943
• Equity at exit: $11,067

Cash invested: $35,840 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,265 high
• Mortgage (P&I): −$671
• Tax from tax record: −$119 /mo · $1,429/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $156

Break-even live

Break-even rent $1,068

Max offer price $128,000

Occupancy floor 83%

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: $32,000
• Closing costs: $3,840
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
235 W School St Unit 235 Anderson, IN	3.0	1.0	925	$1,200	$1.30	43d	1	0.54mi
1705 Lake Shore Dr Unit 1705G Anderson, IN	2.0	2.0	912	$1,229	$1.35	17d	1	1.01mi
1705 Lake Shore Dr Unit 1705A Anderson, IN	2.0	2.0	912	$1,277	$1.40	43d	1	1.01mi
1807 Lake Shore Dr Unit 1807K Anderson, IN	2.0	2.0	912	$1,344	$1.47	43d	1	1.05mi
1812 N Cross Lakes Cir Unit 1812AN Anderson, IN	2.0	2.0	912	$1,229	$1.35	43d	1	1.07mi
1808 N Cross Lakes Cir Unit 1808HN Anderson, IN	2.0	2.0	944	$1,177	$1.25	3d	1	1.08mi
1716 N Cross Lakes Cir Unit 1716KN Anderson, IN	2.0	2.0	912	$1,274	$1.40	23d	1	1.08mi
1912 N Cross Lakes Cir Unit 1912HN Anderson, IN	2.0	2.0	944	$1,174	$1.24	12d	1	1.12mi
1800 Cross Lakes Blvd Anderson, IN	1.0–2.0	1.0–2.0	847	$1,344	$1.59	1d	22	1.12mi
1805 S Cross Lakes Cir Unit 1805LS Anderson, IN	2.0	2.0	912	$1,294	$1.42	12d	1	1.14mi
1708 S Cross Lakes Cir Unit 1708ES Anderson, IN	2.0	2.0	944	$1,115	$1.18	43d	1	1.16mi
1812 S Cross Lakes Cir Unit 1812ES Anderson, IN	2.0	2.0	944	$1,115	$1.18	14d	1	1.17mi
1804 S Cross Lakes Cir Unit 1804DS Anderson, IN	2.0	2.0	944	$1,144	$1.21	43d	1	1.17mi
1904 S Cross Lakes Cir Unit 1904KS Anderson, IN	2.0	2.0	912	$1,183	$1.30	43d	1	1.18mi
1904 S Cross Lakes Cir Unit 1904LS Anderson, IN	2.0	2.0	912	$1,309	$1.44	43d	1	1.18mi
1321 Lafayette Ct Anderson, IN	3.0	1.5	962	$1,350	$1.40	10d	1	1.22mi

Listing history 20 events

1. 2026-06-18
   days on market $128,000 Active 136 DOM
2. 2026-06-17
   days on market $128,000 Active 135 DOM
3. 2026-06-16
   days on market $128,000 Active 134 DOM
4. 2026-06-15
   days on market $128,000 Active 133 DOM
5. 2026-06-13
   days on market $128,000 Active 131 DOM
6. 2026-06-09
   days on market $128,000 Active 127 DOM
7. 2026-06-08
   days on market $128,000 Active 126 DOM
8. 2026-06-07
   days on market $128,000 Active 125 DOM
9. 2026-06-05
   days on market $128,000 Active 122 DOM
10. 2026-06-03
    days on market $128,000 Active 121 DOM
11. 2026-06-02
    days on market $128,000 Active 120 DOM
12. 2026-06-01
    days on market $128,000 Active 119 DOM
13. 2026-05-31
    days on market $128,000 Active 118 DOM
14. 2026-02-27
    price $128,000 858-char remark

    Show marketing remark (858 chars)

    This single-family residence presents an inviting home, ready for its new owner. The kitchen offers a delightful space to create culinary masterpieces, enhanced by the elegant touch of crown molding, making every meal preparation feel like a special occasion. In the bedroom, crown molding adds a touch of sophistication and charm, creating a peaceful retreat where you can unwind and recharge. The vinyl floor throughout is thought out for easier maintenance. This home offers three bedrooms and one full bathroom, thoughtfully arranged within approximately 900 square feet of living area. The residence also includes a laundry room, adding to the ease and convenience of daily life. The property rests on a generous 9900 square foot lot, providing ample outdoor space. Built in 1954, this home offers a blend of established charm and modern convenience.

15. 2026-02-02
    listed $130,000 Active 858-char remark

    Show marketing remark (858 chars)

    This single-family residence presents an inviting home, ready for its new owner. The kitchen offers a delightful space to create culinary masterpieces, enhanced by the elegant touch of crown molding, making every meal preparation feel like a special occasion. In the bedroom, crown molding adds a touch of sophistication and charm, creating a peaceful retreat where you can unwind and recharge. The vinyl floor throughout is thought out for easier maintenance. This home offers three bedrooms and one full bathroom, thoughtfully arranged within approximately 900 square feet of living area. The residence also includes a laundry room, adding to the ease and convenience of daily life. The property rests on a generous 9900 square foot lot, providing ample outdoor space. Built in 1954, this home offers a blend of established charm and modern convenience.

16. 2025-10-08
    soldstatus $120,000 Closed 505-char remark

    Show marketing remark (505 chars)

    Charming three-bedroom, one-bath ranch featuring vinyl flooring throughout and a spacious layout. The large living room is filled with natural light, creating a warm and inviting atmosphere. The generous kitchen offers plenty of room for cooking and dining, with appliances included for your convenience. The updated bathroom is modern and functional. Step outside to enjoy the expansive, fully fenced backyard-perfect for relaxing, entertaining, or pets. This home is move-in ready and full of potential!

17. 2025-09-06
    status Pending 505-char remark

    Show marketing remark (505 chars)

    Charming three-bedroom, one-bath ranch featuring vinyl flooring throughout and a spacious layout. The large living room is filled with natural light, creating a warm and inviting atmosphere. The generous kitchen offers plenty of room for cooking and dining, with appliances included for your convenience. The updated bathroom is modern and functional. Step outside to enjoy the expansive, fully fenced backyard-perfect for relaxing, entertaining, or pets. This home is move-in ready and full of potential!

18. 2025-07-16
    listed $120,000 Active 505-char remark

    Show marketing remark (505 chars)

    Charming three-bedroom, one-bath ranch featuring vinyl flooring throughout and a spacious layout. The large living room is filled with natural light, creating a warm and inviting atmosphere. The generous kitchen offers plenty of room for cooking and dining, with appliances included for your convenience. The updated bathroom is modern and functional. Step outside to enjoy the expansive, fully fenced backyard-perfect for relaxing, entertaining, or pets. This home is move-in ready and full of potential!

19. 2023-10-28
    historical $1,095
20. 2023-10-05
    listed $1,095

ⓘ 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: $1,429 · $119/mo
• Projected year-2 tax: $1,429 · $119/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 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 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: $15,178
• − Mortgage interest: −$7,170
• − Property taxes: −$1,429
• − Insurance: −$640
• − Repairs & maintenance: −$1,214
• − Management: −$1,214
• − Depreciation: −$3,724
• Taxable loss: −$213
• Est. tax savings @ 24.0%: +$51
• After-tax cash flow: $1,918/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

+11589.5% since first listed

7 events — show timeline

• 2026-02-27 Price Changed $128,000 MIBOR as Distributed by MLS Grid
• 2026-02-02 Listed $130,000 MIBOR as Distributed by MLS Grid
• 2025-10-08 Sold (MLS) $120,000 MIBOR as Distributed by MLS Grid
• 2025-09-06 Pending — MIBOR as Distributed by MLS Grid
• 2025-07-16 Listed $120,000 MIBOR as Distributed by MLS Grid
• 2023-10-28 Rental Removed $1,095 APPFOLIO
• 2023-10-05 Listed for Rent $1,095 APPFOLIO

Property tax history

+5.0%/yr

Latest (2024): $1,429 · +8.3% YoY. Source: county tax records.