1314 Uhlhorn St · Evansville, IN 47710

$84,900

2 bd · 1.0 ba · 759 sqft · SingleFamily public records · 20 Days on market

Built 1919 9,583 sqft lot

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Why this score? — see what drove the C 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 +24.6/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This 2 bed, 1 bath home is loaded with charm and character and could be a wonderful starter home with additional updates. The home features a covered front porch fenced in backyard. Entering the home, you're greeted by the spacious living room with an abundance of natural light. The kitchen features a generous amount of cabinetry and access to the large backyard. There are two spacious bedrooms with access to the full hall bath with stand up shower. The fenced backyard also includes a detached garage. Home is currently tenant occupied, no longer vacant.

Key facts

• Covered front porch
• Fenced in backyard
• Spacious living room

Tags

• COVERED FRONT PORCH
• FENCED IN BACKYARD
• SPACIOUS LIVING ROOM
• ABUNDANCE OF NATURAL LIGHT
• GENEROUS AMOUNT OF CABINETRY
• ACCESS TO LARGE BACKYARD

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence (site-built); One story
• Construction: Vinyl siding
• Exterior features: Covered porch; Landscaped yard; Chain link fencing; Shingle roof

Interior

• Kitchen: Refrigerator; Electric range
• Bedrooms: 4 total rooms
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Natural gas forced air heating; Central air conditioning; 1 fireplace (no special features)
• Interior features: Eat-in kitchen; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $176 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($887 rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 4.6% in Evansville — 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 63/100 on livability (#416 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, commute F, employment D-.
• Evansville Vanderburgh School Corporation (urban): math 36% / reading 43% proficiency, ranked #153 of 301 in IN (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cedar Hall Community School (math 13% / reading 19%, grade F, #854 of 994 statewide, top 86%, 509 students, 93% FRL); Central High School (math 38% / reading 74%, grade C, #73 of 369 statewide, top 20%, 1,090 students, 52% FRL) — zoned schools average 72% FRL vs 50% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 88 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 508 units permitted in Vanderburgh County in 2024 (32 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $587 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,626 (1.5% below list)

Questions for the listing agent

1. Built in 1919 — 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 D-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 F 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. 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.
6. 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.
7. 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: 1.04% ✓
• Cap rate: 8.77%
• Cash-on-cash: 8.86%
• DSCR: 1.39
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $45,540
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1516 Uhlhorn St	0.17mi	2/1.0	784 (+3%)	9mo	$10,500	$13	79
1527 W Dresden St	0.22mi	2/1.0	720 (-5%)	8mo	$24,000	$33	75
1404 Cody St	0.26mi	2/1.0	658 (-13%)	1mo	$20,000	$30	65
1511 Dresden St	0.19mi	2/1.0	696 (-8%)	23mo	$40,000	$57	58
1031 N Third Ave	0.61mi	1/1.0 (-1)	777 (+2%)	6mo	$65,000	$84	58
524 W Louisiana Ave	0.75mi	2/1.0	750 (-1%)	9mo	$45,000	$60	55
916 Meyer Ave	0.74mi	2/1.0	784 (+3%)	17mo	$132,000	$168	46
1109 W Georgia St	0.39mi	1/1.0 (-1)	848 (+12%)	15mo	$10,000	$12	45
1301 W Missouri St	0.52mi	2/1.0	864 (+14%)	21mo	$60,000	$69	35
1320 N Second Ave	0.48mi	1/1.0 (-1)	872 (+15%)	17mo	$65,000	$75	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.9%
• Equity multiple: 0.89×
• Total profit: $-2,598
• Equity at exit: $12,659

10-year hold

• IRR: 6.8%
• Equity multiple: 1.51×
• Total profit: $12,039
• Equity at exit: $7,341

Cash invested: $23,772 (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 47710

• Home prices YoY: -29.7%
• Active inventory: 88
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $887 high
• Mortgage (P&I): −$445
• Tax from tax record: −$44 /mo · $533/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $176

Break-even live

Break-even rent $665

Max offer price $84,900

Occupancy floor 75%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1306 W Missouri St Evansville, IN	2.0	1.0	800	$950	$1.19	13d	1	0.52mi
1151 Diamond Pl Evansville, IN	1.0	1.0	700	$780	$1.11	20d	1	0.71mi
1008 Allens Ln Evansville, IN	2.0	1.0	1081	$750	$0.69	20d	1	0.84mi
32 W Tennessee St Evansville, IN	2.0	1.0	864	$925	$1.07	13d	1	1.02mi
2102 W Delaware St Evansville, IN	3.0	1.0	1083	$925	$0.85	13d	1	1.03mi
1018 Baker Ave Unit B Evansville, IN	1.0	1.0	800	$625	$0.78	20d	1	1.07mi
406 Edgar St Unit 1 Evansville, IN	1.0	1.0	530	$1,500	$2.83	20d	1	1.10mi
702 Fairway Dr Evansville, IN	1.0–2.0	1.0	800	$640	$0.80	20d	2	1.16mi
109 E Eichel Ave Unit A Evansville, IN	1.0	1.0	675	$745	$1.10	20d	1	1.20mi
1900 W Indiana St Evansville, IN	3.0	1.0	960	$995	$1.04	20d	1	1.25mi
610 N Main St Evansville, IN	2.0	1.0	751	$675	$0.90	20d	1	1.31mi
3321 N 12th Ave Evansville, IN	2.0	1.0	720	$1,250	$1.74	13d	1	1.32mi
1210 Vista Ct Unit 3959 Evansville, IN	2.0	1.0	814	$1,025	$1.26	20d	1	1.39mi
1210 Vista Ct Unit 3915 Evansville, IN	2.0	1.5	814	$1,050	$1.29	20d	1	1.39mi
1210 Vista Ct Unit 3901 Evansville, IN	1.0	1.0	567	$750	$1.32	20d	1	1.39mi
1210 Vista Ct Unit 3951 Evansville, IN	1.0	1.0	567	$795	$1.40	20d	1	1.39mi
200 N Main St Evansville, IN	2.0	1.0–2.0	857	$1,599	$1.86	13d	7	1.44mi
400 NW 5th St Unit 4 Evansville, IN	2.0	1.0	792	$725	$0.92	20d	1	1.45mi
500 Richardt Ave Evansville, IN	1.0	1.0	550	$700	$1.27	20d	1	1.46mi
706 Court St Evansville, IN	2.0	1.5	1100	$850	$0.77	20d	1	1.49mi

Listing history 15 events

1. 2026-06-18
   days on market $84,900 Active 20 DOM
2. 2026-06-17
   days on market $84,900 Active 19 DOM
3. 2026-06-16
   pricedays on market $84,900 Active 18 DOM
4. 2026-06-15
   days on market $94,900 Active 17 DOM
5. 2026-06-14
   days on market $94,900 Active 15 DOM
6. 2026-06-13
   days on market $94,900 Active 14 DOM
7. 2026-06-10
   days on market $94,900 Active 12 DOM
8. 2026-06-09
   days on market $94,900 Active 11 DOM
9. 2026-06-08
   days on market $94,900 Active 10 DOM
10. 2026-06-07
    days on market $94,900 Active 9 DOM
11. 2026-06-02
    days on market $94,900 Active 4 DOM
12. 2026-06-01
    days on market $94,900 Active 3 DOM
13. 2026-05-31
    days on market $94,900 Active 2 DOM
14. 2026-05-30
    remarks 559-char remark
15. 2026-05-30
    listed $94,900 Active 1 DOM

ⓘ 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: $533 · $44/mo
• Projected year-2 tax: $627 · $52/mo
• Expected delta: +$94/yr (+$8/mo · 17.7%)

ⓘ 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 5/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,642
• − Mortgage interest: −$4,756
• − Property taxes: −$533
• − Insurance: −$424
• − Repairs & maintenance: −$851
• − Management: −$851
• − Depreciation: −$2,470
• Taxable income: $756
• Est. tax owed @ 24.0%: −$182
• After-tax cash flow: $1,926/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: Evansville Vanderburgh School Corporation
• NCES district ID: 1803450
• Math proficiency: 36% ▼ -7.00%
• Reading proficiency: 43% ▼ -3.00%
• Median HH income: $43,270
• Composite: 33.41/100
• National rank: #5471
• State rank: #153 of 301 in IN

Livability — Evansville

• Score: 63/100
• State rank: #416
• US rank: #15047

Category grades

Amenities C Commute F Cost of living A+ Crime F Employment D- Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Evansville, IN
• County: Vanderburgh County · 146,793 people
• City population: 146,793
• Metro: Evansville, IN-KY
• Population (ZIP): 18,309
• Household income: $47,292
• Rent vs Own: 46.6% rent · 53.4% own
• Severe rent burden: 722.0

Population outlook (Vanderburgh County) Hauer SSP2

• Today (2025): 187,038 people
• By 2030: 188,907 · +1.0%
• By 2040: 190,272 · +1.7%
• By 2050: 188,871 · +1.0%
• By 2075: 180,751 · -3.4%
• By 2100: 163,015 · -12.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 7% Black 6% Hispanic / Latino 4%
• Common ancestry: Scotch-Irish 2% Lithuanian 1% Slovak 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Vanderburgh

• 2024 margin: R (+12.7) · D 43.0% · R 55.6% · Other 1.4%
• 2008→2024 swing: -15.1pp toward R · 2008: 2.5pp · 2024: -12.7pp
• All cycles: 2024: R+12.7 2020: R+9.6 2016: R+16.9 2012: R+10.8 2008: D+2.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -91.84%
• Current HPI: 217.586
• Rent YoY: —
• Metro: Evansville, IN-KY
• 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

1 event — show timeline

• 2026-05-29 Listed $94,900 IRMLS

Property tax history

-3.4%/yr

Latest (2024): $533 · +1.4% YoY. Source: county tax records.