2619 Meridian St · Anderson, IN 46016

$100,000

4 bd · 2.0 ba · 1,652 sqft · SingleFamily public records · 117 Days on market

Built 1890 7,200 sqft lot $61/sqft · 8% above area Est $121k · 17% 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 +27.2/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +7.4/10.0
• 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

Come check out this home with a great layout and plenty of space, ideal for a small DIY project or the perfect opportunity for investors.

Key facts

• 7,200 sq ft lot
• 2 garage spots
• Built 1890

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $286 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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 fast (+7.9%/yr); 188 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 184 units permitted in Madison County in 2024 (0 in 5+ unit buildings).
• This rent runs 41% 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y ago; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $100k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $91,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — 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. 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.
8. 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.
9. 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: 1.24% ✓
• Cap rate: 9.72%
• Cash-on-cash: 12.25%
• DSCR: 1.55
• GRM: 6.7

CMA / ARV

• ARV (median comp): $121,074
• List price: $100,000
• Delta: -17.41%
• 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
2111 Central Ave	0.40mi	3/1.0 (-1)	1,611 (-2%)	2mo	$77,000	$48	66
2119 Central Ave	0.39mi	4/2.5	1,508 (-9%)	1mo	$152,900	$101	64
2025 George St	0.68mi	4/1.0	1,658 (+0%)	3mo	$144,900	$87	62
2627 Chase St	0.24mi	4/2.0	1,844 (+12%)	10mo	$90,677	$49	61
725 E 27th St	0.52mi	3/1.0 (-1)	1,596 (-3%)	2mo	$55,000	$34	59
2924 Main St	0.24mi	3/1.0 (-1)	1,809 (+10%)	10mo	$124,000	$69	56
2430 Walnut St	0.38mi	3/1.0 (-1)	1,764 (+7%)	8mo	$70,000	$40	56
2011 Mckinley St	0.74mi	3/2.0 (-1)	1,694 (+2%)	1mo	$115,000	$68	55
2127 George St	0.63mi	3/1.5 (-1)	1,736 (+5%)	9mo	$31,000	$18	48
707 W 22nd St	0.59mi	3/1.0 (-1)	1,784 (+8%)	6mo	$82,000	$46	45
118 Haverhill Dr	0.74mi	3/2.0 (-1)	1,512 (-8%)	8mo	$149,000	$99	40
2012 George St	0.71mi	3/1.5 (-1)	1,827 (+11%)	11mo	$120,000	$66	33

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: 7.3%
• Equity multiple: 1.30×
• Total profit: $8,398
• Equity at exit: $14,910

10-year hold

• IRR: 20.5%
• Equity multiple: 3.13×
• Total profit: $59,765
• Equity at exit: $8,646

Cash invested: $28,000 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,237 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $286

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 72%

Sensitivity live

Price	-10% $355	-5% $321	+0% $286	+5% $251	+10% $217
Rent	-10% $188	-5% $237	+0% $286	+5% $335	+10% $384
Rate	-1.0pp $336	-0.5pp $311	base $286	+0.5pp $260	+1.0pp $234

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
228 E 29th St Anderson, IN	3.0	2.0	1440	$1,295	$0.90	5d	1	0.24mi
2627 Chase St Anderson, IN	3.0	1.0	1050	$850	$0.81	18d	1	0.26mi
2233 Fairview St Anderson, IN	3.0	1.5	1452	$1,195	$0.82	24d	1	0.51mi
229 W 19th St Anderson, IN	3.0	1.0	1200	$1,000	$0.83	44d	1	0.55mi
1318 E 28th St Anderson, IN	3.0	1.0	1280	$1,300	$1.02	13d	1	0.88mi
120 W 10th St Anderson, IN	1.0–3.0	1.0	1066	$1,150	$1.08	2d	1	1.14mi
1222 Nichol Ave Unit 1 Anderson, IN	5.0	1.0	1350	$1,195	$0.89	17d	1	1.30mi
921 W 9th St Anderson, IN	3.0	2.0	1611	$1,375	$0.85	24d	1	1.33mi
1121 Victory Ct Anderson, IN	3.0	1.0	2053	$1,295	$0.63	22d	1	1.39mi

Listing history 15 events

1. 2026-05-10
   status Pending 137-char remark

   Show marketing remark (137 chars)

   Come check out this home with a great layout and plenty of space, ideal for a small DIY project or the perfect opportunity for investors.

2. 2026-05-10
   price $100,000 137-char remark

   Show marketing remark (137 chars)

   Come check out this home with a great layout and plenty of space, ideal for a small DIY project or the perfect opportunity for investors.

3. 2026-03-27
   price $99,999 137-char remark

   Show marketing remark (137 chars)

   Come check out this home with a great layout and plenty of space, ideal for a small DIY project or the perfect opportunity for investors.

4. 2026-02-23
   price $100,000 137-char remark

   Show marketing remark (137 chars)

   Come check out this home with a great layout and plenty of space, ideal for a small DIY project or the perfect opportunity for investors.

5. 2026-02-20
   price $105,000 137-char remark

   Show marketing remark (137 chars)

   Come check out this home with a great layout and plenty of space, ideal for a small DIY project or the perfect opportunity for investors.

6. 2026-01-19
   price $110,000 137-char remark

   Show marketing remark (137 chars)

   Come check out this home with a great layout and plenty of space, ideal for a small DIY project or the perfect opportunity for investors.

7. 2026-01-16
   price $115,000 137-char remark

   Show marketing remark (137 chars)

   Come check out this home with a great layout and plenty of space, ideal for a small DIY project or the perfect opportunity for investors.

8. 2026-01-12
   listed $120,000 Active 137-char remark

   Show marketing remark (137 chars)

   Come check out this home with a great layout and plenty of space, ideal for a small DIY project or the perfect opportunity for investors.

9. 2009-01-10
   historical 271-char remark

   Show marketing remark (271 chars)

   Great 4-5 bedroom that has been remodeled. New porch,flooring, carpet, gutters, soffet & Fascia, new exterior doors, new garage door, new siding, kitchen in process of remodel with new counter tops to be installed. Lots of room and living space! Immediate possession.

10. 2008-02-15
    soldstatus $55,000 271-char remark

    Show marketing remark (271 chars)

    Great 4-5 bedroom that has been remodeled. New porch,flooring, carpet, gutters, soffet & Fascia, new exterior doors, new garage door, new siding, kitchen in process of remodel with new counter tops to be installed. Lots of room and living space! Immediate possession.

11. 2007-03-29
    listed $59,900 271-char remark

    Show marketing remark (271 chars)

    Great 4-5 bedroom that has been remodeled. New porch,flooring, carpet, gutters, soffet & Fascia, new exterior doors, new garage door, new siding, kitchen in process of remodel with new counter tops to be installed. Lots of room and living space! Immediate possession.

12. 2006-10-02
    soldstatus $20,000
13. 2006-05-19
    listed $22,500
14. 2002-03-29
    soldstatus $49,900
15. 2002-01-10
    listed $49,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,841
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,187
• − Management: −$1,187
• − Depreciation: −$2,909
• Taxable income: $1,956
• Est. tax owed @ 24.0%: −$469
• After-tax cash flow: $2,962/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

+100.4% since first listed

15 events — show timeline

• 2026-05-10 Pending — MIBOR as Distributed by MLS Grid
• 2026-05-10 Price Changed $100,000 MIBOR as Distributed by MLS Grid
• 2026-03-27 Price Changed $99,999 MIBOR as Distributed by MLS Grid
• 2026-02-23 Price Changed $100,000 MIBOR as Distributed by MLS Grid
• 2026-02-20 Price Changed $105,000 MIBOR as Distributed by MLS Grid
• 2026-01-19 Price Changed $110,000 MIBOR as Distributed by MLS Grid
• 2026-01-16 Price Changed $115,000 MIBOR as Distributed by MLS Grid
• 2026-01-12 Listed $120,000 MIBOR as Distributed by MLS Grid
• 2009-01-10 Listing Removed — MIBOR as Distributed by MLS Grid
• 2008-02-15 Sold (MLS) $55,000 MIBOR as Distributed by MLS Grid
• 2007-03-29 Listed $59,900 MIBOR as Distributed by MLS Grid
• 2006-10-02 Sold (MLS) $20,000 MIBOR as Distributed by MLS Grid
• 2006-05-19 Listed $22,500 MIBOR as Distributed by MLS Grid
• 2002-03-29 Sold (MLS) $49,900 MIBOR as Distributed by MLS Grid
• 2002-01-10 Listed $49,900 MIBOR as Distributed by MLS Grid

Property tax history

-38.4%/yr

Latest (2024): $5 · +0.0% YoY. Source: county tax records.