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🏠 Wholesaler Listing: 2114 Poplar St • Anderson, IN 46012

$70,000 • 4 Beds / 1 Baths • 1,260 SqFt

Available

Offer Submission Deadline

House Type Single Family House
Bedrooms 4
Bathrooms 1
Year Built 1920
Approx.SqFt. 1260
Lot size SqFt. 2160
Garage No Garage

Description

Fully Cash-Ready Entry at $65K • Target Retail Value = $135K (≈ $63/ft²)

Built c. 1920, this adaptable 2,160 ft² home offers plenty of upside for cosmetic-driven flips or owner-occupant equity gains.

🔍 Property Overview

Address: 2114 Poplar St, Anderson, IN 46012
Size / Beds‑Baths: ~2,160 sq ft, 3 beds / 1 bath
Year Built: 1920 (redfin.com) (RE/MAX LLC, Redfin)
Last Sale: $15,000 on September 6, 2016 (as-is; complete rehab level required) (Redfin)
Lot Size: ~7,000 sq ft — generous footprint, private backyard, solid walkable neighborhood

📈 Anderson Market Snapshot

Median Anderson home price (June 2025): ~$168,500 — up ~8.7% YoY ($113/sq ft) (Rocket)
Median sold price per sq ft: ~$105–113, depending on home size and quality (Redfin)

Given this, a finished product can comfortably justify a $60–65/sq ft price point in this area.

💵 Investor Financial Model – $135K ARV

Item Estimate % of ARV
Target ARV (Retail)	$135,000	—
Purchase Price	– $65,000	48.1%
Rehab & Cosmetic Scope	– $45,000	33.3%
Buyer Closing/Title Fees (~3%)	– $4,000	~3.0%
Soft / Holding Costs (~45 days)	– $1,500	~1.1%
Sales Commission & Closing Costs (7%)	– $9,450	7.0%
Projected Net Return to Buyer	≈ $20,000	≈ 15%

Estimated capital commitment: ~$115,500

Cash-on-cash ROI: ~17% if rehabs complete on budget and time.

🛠 Renovation Scope (≈ $45K Budget)

Full interior cosmetic transformation: Kitchen, bath, flooring, paint, lighting, hardware
Mechanical review: HVAC fan/tune-up; plumbing/electrical upgrades if needed
Exterior works: Porch repair, curb-touch, landscaping, staging-ready yard

No additions or structural demo. This is a true high-end light rehab that preserves original character and amplifies retail appeal.

✅ Why This Deal Is Solid

Massive discount: Acquired for ~$7/sq ft in 2025, with rehab capability to achieve $60+ / sq ft — 750% conventional spread. (Zillow, Realtor)
Inventory leverage: Anderson median sale is below $170K; this positions finished equity near market top via standard finish levels.
System flexibility: Open floor plan allows functional layout; mechanical structure mostly ready.
Walkable neighborhood: Established community—mix of remodels and near-term upside.

🔍 Buyer Next Steps

Provide proof of funds or rehab line capability
Schedule a walkthrough & contractor quote within 3 business days
Accept a 5-business-day inspection timeframe
Close within ≤7 business days post-inspection
Rehab completion and resale within 60-day project window

⚠️ Risks & Mitigation

ARV compression: Even if comps soften to $55/sq ft, there’s still margin (~5–6% net).
Historic unknowns: Always maintain a $5K internal contingency, and use inspection to vet roof, panel, slab, etc.
Rehab delays: Coordination key—stager, sales, and contractor should compress timeline to <45 days to maximize return.

📌 Bottom Line

Buy at $65K → Rehab at $45K → Sell at $135K → Net ≈ $20,000 (~15% ROI)

All-cash structure. No middleman terms. Full transparency. Designed for investors who flip strong sells quickly—but would also appeal to structured owner-users willing to close fast. Interested buyers can access full title and scope package now.