706 Rose Dr · Newburgh, IN 47630

$239,000

3 bd · 2.0 ba · 1,728 sqft · SingleFamily public records · 112 Days on market

Built 1954 0.29 ac lot $138/sqft · at area comps Est $251k · at est. ↓ 13% since listing

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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 +15.5/30.0
• ARV discount +9.6/15.0
• Schools +4.9/10.0
• DSCR +4.8/10.0
• Rent growth +4.7/5.0
• Livability +4.0/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully updated 2 bedroom, 2 bath home located in a quiet neighborhood near downtown Newburgh, IN. The modern exterior features contemporary lighting and a welcoming covered front porch. The unique design of the home offers multiple living arrangement possibilities including a single family home, multi-generational home, duplex or Airbnb for income or investment opportunity with 1 bedroom on the main floor and an additional bedroom with kitchenette, full bath, and family room located in the walk out level. The main level of the home opens to the light-filled living space with vaulted, beamed ceilings and wood floors, flowing seamlessly into the spacious kitchen which has newer appliances, granite countertops, abundant cabinetry, tiled floor, and a breakfast bar open to the dining and living areas. Enjoy the peaceful backyard setting from the covered back porch overlooking the serene property, complete with a working well pump. The main level also includes a remodeled full bath with a walk-in shower and a spacious 17x12 bedroom featuring a separate dressing area and closet space. The lower walk-out level, accessible from the kitchen stairway and carport, adds versatility with a large family room, second bedroom, full bath, kitchenette, laundry closet with included washer and dryer, plus a utility/storage room. Outside, a large covered carport, exterior storage closet, and additional parking pad provides space for vehicles and lawn equipment. This move-in-ready home is a blend of modern updates with a touch of rustic for comfortable living. New roof and tankless water heater. Seller is providing 2-10 Home Warranty. There are no property tax exemptions currently on the home. Adjacent parcel 87-12-35-303-041.000-14 south of 706 Rose Drive is included in sale.

Key facts

• Covered front porch
• Modern exterior
• Wood floors

Tags

• MODERN EXTERIOR
• COVERED FRONT PORCH
• LIGHT FILLED LIVING ROOM
• VAULTED BEAMED CEILINGS
• WOOD FLOORS
• SPACIOUS KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $43 ($512/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 $195k (18.4% below list).
• Recommended offer: $195k (18.4% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.9% in Newburgh — 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 80/100 on livability (#21 in IN, #1,922 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Warrick County School Corporation (suburban): math 54% / reading 59% proficiency, ranked #24 of 301 in IN (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+8.7%/yr); 395 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 249 units permitted in Warrick County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Warrick County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($217k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $195,132 (18.4% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 18% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.82% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.76%
• DSCR: 1.08
• GRM: 10.2

CMA / ARV

• ARV (median comp): $250,964
• List price: $239,000
• Delta: -4.77%
• 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
5666 St. Catherine Ct	0.15mi	3/2.0	1,610 (-7%)	7mo	$219,500	$136	76
5645 Gardenia Dr	0.15mi	3/2.5	1,573 (-9%)	2mo	$258,204	$164	75
806 Treelane Dr	0.12mi	3/2.0	1,926 (+12%)	5mo	$254,000	$132	71
7833 Marywood Dr	0.52mi	3/2.0	1,702 (-2%)	3mo	$231,000	$136	71
5422 Park Dr	0.47mi	3/2.0	1,794 (+4%)	2mo	$253,600	$141	70
5610 Saint Catherine Ct	0.18mi	2/2.0 (-1)	1,936 (+12%)	2mo	$190,000	$98	65
7555 Upper Meadow Rd	0.40mi	3/2.0	1,600 (-7%)	7mo	$250,000	$156	64
720 Treelane Dr	0.15mi	3/2.0	1,485 (-14%)	8mo	$245,000	$165	63
519 Monroe St	0.69mi	3/2.0	1,774 (+3%)	3mo	$230,000	$130	61
912 Orchard Dr	0.26mi	2/1.0 (-1)	1,581 (-8%)	7mo	$224,900	$142	59
5144 Kenwood Dr	0.66mi	3/2.0	1,514 (-12%)	2mo	$262,500	$173	47
5366 Jeffries Ln	0.56mi	3/2.0	1,950 (+13%)	7mo	$250,000	$128	46

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -10.1%
• Equity multiple: 0.62×
• Total profit: $-25,761
• Equity at exit: $35,636

10-year hold

• IRR: 4.7%
• Equity multiple: 1.41×
• Total profit: $27,744
• Equity at exit: $20,664

Cash invested: $66,920 (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 47630

• Rents YoY: 8.7%
• Active inventory: 395
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,951 high
• Mortgage (P&I): −$1,253
• Tax from tax record: −$90 /mo · $1,084/yr
• Insurance: −$100
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $43

Break-even live

Break-even rent $1,897

Max offer price $239,000

Occupancy floor 93%

Sensitivity live

Price	-10% $178	-5% $110	+0% $43	+5% $-25	+10% $-93
Rent	-10% $-111	-5% $-34	+0% $43	+5% $120	+10% $197
Rate	-1.0pp $163	-0.5pp $103	base $43	+0.5pp $-19	+1.0pp $-82

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5200 E Timberwood Dr Newburgh, IN	4.0	3.0	1643	$2,200	$1.34	15d	1	0.58mi
5041 E Sherwood Dr Newburgh, IN	3.0	2.5	2077	$2,350	$1.13	15d	1	0.72mi
5033 IN-66 Newburgh, IN	3.0	2.5	1487	$2,100	$1.41	23d	1	0.98mi
8001 Alexandra Ln Newburgh, IN	3.0	1.5	1528	$1,395	$0.91	23d	1	0.99mi
402 W Jennings St Newburgh, IN	3.0	1.5	1508	$2,575	$1.71	45d	1	1.03mi
6888 Lexington Dr Newburgh, IN	3.0	2.0	1500	$1,450	$0.97	45d	1	1.30mi
8582 Lincoln Ave Newburgh, IN	2.0	2.0	1068	$1,344	$1.26	45d	1	1.49mi
8584 Lincoln Ave Newburgh, IN	3.0	2.0	1330	$1,549	$1.16	45d	1	1.49mi

Listing history 3 events

1. 2026-04-20
   price $239,000 1790-char remark

   Show marketing remark (1790 chars)

   Beautifully updated 2 bedroom, 2 bath home located in a quiet neighborhood near downtown Newburgh, IN. The modern exterior features contemporary lighting and a welcoming covered front porch. The unique design of the home offers multiple living arrangement possibilities including a single family home, multi-generational home, duplex or Airbnb for income or investment opportunity with 1 bedroom on the main floor and an additional bedroom with kitchenette, full bath, and family room located in the walk out level. The main level of the home opens to the light-filled living space with vaulted, beamed ceilings and wood floors, flowing seamlessly into the spacious kitchen which has newer appliances, granite countertops, abundant cabinetry, tiled floor, and a breakfast bar open to the dining and living areas. Enjoy the peaceful backyard setting from the covered back porch overlooking the serene property, complete with a working well pump. The main level also includes a remodeled full bath with a walk-in shower and a spacious 17x12 bedroom featuring a separate dressing area and closet space. The lower walk-out level, accessible from the kitchen stairway and carport, adds versatility with a large family room, second bedroom, full bath, kitchenette, laundry closet with included washer and dryer, plus a utility/storage room. Outside, a large covered carport, exterior storage closet, and additional parking pad provides space for vehicles and lawn equipment. This move-in-ready home is a blend of modern updates with a touch of rustic for comfortable living. New roof and tankless water heater. Seller is providing 2-10 Home Warranty. There are no property tax exemptions currently on the home. Adjacent parcel 87-12-35-303-041.000-14 south of 706 Rose Drive is included in sale.

2. 2026-02-16
   price $255,000 1790-char remark

   Show marketing remark (1790 chars)

   Beautifully updated 2 bedroom, 2 bath home located in a quiet neighborhood near downtown Newburgh, IN. The modern exterior features contemporary lighting and a welcoming covered front porch. The unique design of the home offers multiple living arrangement possibilities including a single family home, multi-generational home, duplex or Airbnb for income or investment opportunity with 1 bedroom on the main floor and an additional bedroom with kitchenette, full bath, and family room located in the walk out level. The main level of the home opens to the light-filled living space with vaulted, beamed ceilings and wood floors, flowing seamlessly into the spacious kitchen which has newer appliances, granite countertops, abundant cabinetry, tiled floor, and a breakfast bar open to the dining and living areas. Enjoy the peaceful backyard setting from the covered back porch overlooking the serene property, complete with a working well pump. The main level also includes a remodeled full bath with a walk-in shower and a spacious 17x12 bedroom featuring a separate dressing area and closet space. The lower walk-out level, accessible from the kitchen stairway and carport, adds versatility with a large family room, second bedroom, full bath, kitchenette, laundry closet with included washer and dryer, plus a utility/storage room. Outside, a large covered carport, exterior storage closet, and additional parking pad provides space for vehicles and lawn equipment. This move-in-ready home is a blend of modern updates with a touch of rustic for comfortable living. New roof and tankless water heater. Seller is providing 2-10 Home Warranty. There are no property tax exemptions currently on the home. Adjacent parcel 87-12-35-303-041.000-14 south of 706 Rose Drive is included in sale.

3. 2026-02-01
   listed $275,000 Active 1790-char remark

   Show marketing remark (1790 chars)

   Beautifully updated 2 bedroom, 2 bath home located in a quiet neighborhood near downtown Newburgh, IN. The modern exterior features contemporary lighting and a welcoming covered front porch. The unique design of the home offers multiple living arrangement possibilities including a single family home, multi-generational home, duplex or Airbnb for income or investment opportunity with 1 bedroom on the main floor and an additional bedroom with kitchenette, full bath, and family room located in the walk out level. The main level of the home opens to the light-filled living space with vaulted, beamed ceilings and wood floors, flowing seamlessly into the spacious kitchen which has newer appliances, granite countertops, abundant cabinetry, tiled floor, and a breakfast bar open to the dining and living areas. Enjoy the peaceful backyard setting from the covered back porch overlooking the serene property, complete with a working well pump. The main level also includes a remodeled full bath with a walk-in shower and a spacious 17x12 bedroom featuring a separate dressing area and closet space. The lower walk-out level, accessible from the kitchen stairway and carport, adds versatility with a large family room, second bedroom, full bath, kitchenette, laundry closet with included washer and dryer, plus a utility/storage room. Outside, a large covered carport, exterior storage closet, and additional parking pad provides space for vehicles and lawn equipment. This move-in-ready home is a blend of modern updates with a touch of rustic for comfortable living. New roof and tankless water heater. Seller is providing 2-10 Home Warranty. There are no property tax exemptions currently on the home. Adjacent parcel 87-12-35-303-041.000-14 south of 706 Rose Drive is included in sale.

ⓘ 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: $1,084 · $90/mo
• Projected year-2 tax: $1,558 · $130/mo
• Expected delta: +$474/yr (+$39/mo · 43.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,416
• − Mortgage interest: −$13,388
• − Property taxes: −$1,084
• − Insurance: −$1,862
• − Repairs & maintenance: −$1,873
• − Management: −$1,873
• − Depreciation: −$6,953
• Taxable loss: −$3,617
• Est. tax savings @ 24.0%: +$868
• After-tax cash flow: $1,381/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: Warrick County School Corporation
• NCES district ID: 1812390
• Math proficiency: 54% ▼ -8.00%
• Reading proficiency: 59% ▼ -6.00%
• Median HH income: $62,801
• Composite: 49.38/100
• National rank: #2014
• State rank: #24 of 301 in IN

Livability — Newburgh

• Score: 80/100
• State rank: #21
• US rank: #1922

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newburgh, IN
• County: Warrick County · 39,818 people
• City population: 39,818
• Metro: Evansville, IN-KY
• Population (ZIP): 39,818
• Household income: $94,162
• Rent vs Own: 19.7% rent · 80.3% own
• Severe rent burden: 770.0

Population outlook (Warrick County) Hauer SSP2

• Today (2025): 66,569 people
• By 2030: 68,404 · +2.8%
• By 2040: 71,131 · +6.9%
• By 2050: 72,743 · +9.3%
• By 2075: 76,088 · +14.3%
• By 2100: 72,261 · +8.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 5% Black 3% Hispanic / Latino 3% Asian 3%
• Common ancestry: Italian 3% Lithuanian 2% Romanian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Warrick

• 2024 margin: Solid R (+30.2) · D 34.1% · R 64.3% · Other 1.5%
• 2008→2024 swing: -17.4pp toward R · 2008: -12.8pp · 2024: -30.2pp
• All cycles: 2024: R+30.2 2020: R+27.8 2016: R+33.9 2012: R+26.6 2008: R+12.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -187.44%
• Current HPI: 185.7643
• Rent YoY: ▲ 8.69%
• 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

-13.1% since first listed

3 events — show timeline

• 2026-04-20 Price Changed $239,000 IRMLS
• 2026-02-16 Price Changed $255,000 IRMLS
• 2026-02-01 Listed $275,000 IRMLS

Property tax history

+10.0%/yr

Latest (2024): $1,084 · +12.9% YoY. Source: county tax records.