Off-Market Portfolio — Anderson, IN

Anderson 5-Pack: Four SFRs Plus a Triplex, One Absentee Seller

A bundled off-market real estate opportunity in Anderson, Indiana — four single-family rentals and one triplex, sold together by an out-of-state trust. Current gross rents sit at $3,175/mo against a market gross of $7,250/mo, a straight line to cash flow for buyers who move first.

5 Properties | ~6,290 Sqft Total Living Area | Built 1895–1950 | Combined ARV $856K–$860K

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Package Financials

Key Numbers at a Glance

Comp-based valuations from 12-month PropWire CMAs, plus current and stabilized cash flow for the full 5-property package.

Total ARV $856K–$860K

NOI (Current) $18K–$20K

NOI (Market) $58K–$61K

Cap Rate (Market) Mid-Teens

Annual Gross (Market) ~$87,000

Est. Expenses $26K–$29K

Total Rehab $62K–$124K

Financing Fit DSCR / Private / Creative

Individual Properties

Five Doors, Five Value-Add Stories

Condition notes pulled directly from February 2026 inspection photos and seller disclosures. Every property in this Anderson, Indiana bundle carries its own upside lever — from a quick cosmetic turn to a triplex attic conversion.

SFR

234 W 4th St

3 Bed / 1 Bath | 1,128 Sqft | Built 1915 | Lot 5,184 Sqft

ARV $186,120

Current Rent$625/mo (MTM)

Market Rent$1,000/mo

Rehab Est.$11K–$23K

Light–moderate rehab, tenant-occupied. Exterior shows older siding and a brick porch; interior is dated and dark with worn flooring and older kitchen/bath finishes. No major structural issues noted in photos.

Seller-funded update: full pest extermination for roaches/bedbugs is being paid by the seller ahead of closing — deep clean and cosmetics unlock market rent quickly.

SFR

1830 Halford St

~2 Bed | 720 Sqft | Built 1940 | Lot 5,079 Sqft

ARV $101,520

Current Rent$700/mo (Lease to ~3/27)

Market Rent$1,000/mo

Rehab Est.$7K–$14K

Light rehab with solid bones. Roof, siding, and foundation show typical wear with some peeling and a yard that needs cleanup. Interior family room is dated with older paneling and carpet; ceiling repairs are visible.

Focus: cosmetics and exterior refresh for stronger curb appeal and the rent bump to market.

SFR

1832 Halford St

2 Bed / 1 Bath | 924 Sqft | Built 1927 | Lot 5,080 Sqft

ARV $131,208

Current Rent$700/mo (MTM)

Market Rent$1,000/mo

Rehab Est.$9K–$18K

Light rehab, very similar profile to the adjacent 1830 Halford. Siding, foundation, and roof show typical age-related wear that needs attention for marketability. Interior finishes are dated throughout.

Sits directly next to 1830 Halford — an excellent pair for a bundled management or tenant strategy.

Exterior of 2214 Fletcher St, Anderson, IN triplex

SOLD

2214 Fletcher St — Triplex

1,758 Sqft | Built 1895 | Lot 6,192 Sqft

ARV $242,604

Current Rent$0 (Being Positioned)

Market Rent$3,000/mo Total

Rehab Est.$18K–$35K

Moderate value-add with a lite-conversion angle — the highest upside in the package. Good overall condition with recent seller investment. The unfinished attic carries a carpeted floor, sloped ceilings, and a window, a strong candidate for a finished bedroom or office.

Seller-funded update: seller recently spent $4,400 on plumbing replacement and installed a new sub pump ahead of closing.

SFR

2437 Pearl St

3 Bed / 1.5 Bath | 1,680 Sqft | Built 1950 | Lot 4,752 Sqft

ARV $198,240

Current Rent$1,150/mo (Lease to ~3/27)

Market Rent$1,250/mo

Rehab Est.$17K–$34K

Light rehab, largest floor plan in the package. Family room shows dated carpet, darker walls and ceilings, and older finishes. Kitchen is functional with cabinets and a fridge but needs a refresh. No major red flags in the overall condition.

Standard cosmetic package — paint, flooring, trim, bath update, landscaping — supports market rent and works for a long-term hold or an easy resale.

Value-Add Strategy & Market

Where the Upside Comes From

Anderson's affordable and workforce housing corridor is short on updated, clean inventory — a favorable setup for value-add hold, BRRRR, or wholesale-to-investor strategies.

Portfolio-Wide Value-Add Levers

Full cosmetics across the package: paint, flooring, and trim on every unit.
Kitchen and bath refreshes to support market-rent positioning.
Landscaping and curb-appeal work at all five addresses.
Finishing unfinished space at the Fletcher St triplex — attic and basement potential for added bedrooms.
Pest treatment and deep clean already funded by the seller at 234 W 4th St.
Minor mechanical repairs where needed; no major structural flags noted across the pack.

Request The Full Package

Move First on the Anderson 5-Pack

This bundle moves fast — one absentee seller, five doors, and a documented path from $3,175/mo to $7,250/mo in gross rents. Submit your info and Acquire JDF will follow up with full underwriting, photos, and access to the rest of our off-market real estate and wholesale deals Indiana inventory.

Direct access to our cash buyer network and current off-market inventory.
Creative deal structure options for qualified buyers and partners.
Real estate mentorship and deal-flow conversations for active investors.