3919 Claremont Ave · Evansville, IN 47712

$170,000

3 bd · 2.0 ba · 1,772 sqft · Manufactured public records · 30 Days on market

Built 2010 6,970 sqft lot Est $140k · 21% over

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Why this score? — see what drove the F 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 +14.7/30.0
• DSCR +4.5/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy the perfect blend of suburban comfort and city convenience—just minutes from everything the west side has to offer! Situated on Claremont Avenue, this home is within the Tekoppel, Helfrich Park and Reitz High School districts. This well-maintained 3-bedroom, 2-bath home offers 1,772 square feet and sits on a spacious corner lot. The fully fenced backyard features a 6-foot cedar privacy fence with dual entry gates and includes a utility shed. Inside, you’ll find a bright, open-concept layout connecting the living room and kitchen, offering great flow and flexibility for everyday living. The kitchen/dining combo provides abundant cabinet space, multiple drawers, and a center

Key facts

• Utility shed
• Dual entry gates
• Kitchen dining combo

Tags

• FULLY FENCED BACKYARD
• 6 FOOT CEDAR PRIVACY FENCE
• DUAL ENTRY GATES
• UTILITY SHED
• OPEN CONCEPT LAYOUT
• KITCHEN DINING COMBO

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking:
• Security:
• Utilities: Public water; Public sewer
• Home design: Manufactured home (residential); Single-story
• Construction: Vinyl siding; Built with crawl space foundation
• Exterior features: Deck; Shed(s); Level lot

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Electric range
• Bedrooms: Bedrooms located on the main level
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: Two full bathrooms, both on the main level
• Heating & cooling: Electric heating; Central air; Ceiling fan(s)
• Interior features: Walk-in closet(s); Ceiling fan(s); Eat-in kitchen; Primary bedroom on main level; Crawl space basement
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $42 ($510/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 $138k (18.5% below list).
• Recommended offer: $138k (18.5% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: Tekoppel Elementary School (math 42% / reading 33%, grade F, #543 of 994 statewide, top 55%, 445 students, 73% FRL); Helfrich Park Stem Academy (math 36% / reading 47%, grade F, #108 of 330 statewide, top 34%, 517 students, 52% FRL); Francis Joseph Reitz High School (math 45% / reading 68%, grade C, #70 of 369 statewide, top 19%, 1,280 students, 44% FRL).
• Market conditions: 137 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• 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 $138,468 (18.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
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: 0.81% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.07%
• DSCR: 1.05
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $139,988
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
300 S Werner Ave	0.15mi	4/2.0 (+1)	2,025 (+14%)	2mo	$160,000	$79	63

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: -14.6%
• Equity multiple: 0.48×
• Total profit: $-24,896
• Equity at exit: $25,348

10-year hold

• IRR: -6.0%
• Equity multiple: 0.61×
• Total profit: $-18,418
• Equity at exit: $14,698

Cash invested: $47,600 (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 47712

• Home prices YoY: -32.1%
• Active inventory: 137
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,385 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$89 /mo · $1,069/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $42

Break-even live

Break-even rent $1,331

Max offer price $170,000

Occupancy floor 92%

Sensitivity live

Price	-10% $139	-5% $91	+0% $42	+5% $-6	+10% $-54
Rent	-10% $-67	-5% $-12	+0% $42	+5% $97	+10% $152
Rate	-1.0pp $128	-0.5pp $86	base $42	+0.5pp $-2	+1.0pp $-46

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4002 Petes Ct Evansville, IN	3.0	2.0	1776	$1,600	$0.90	23d	1	0.72mi

Listing history 30 events

1. 2026-06-22
   days on market $170,000 Active 30 DOM
2. 2026-06-18
   days on market $170,000 Active 27 DOM
3. 2026-06-17
   days on market $170,000 Active 26 DOM
4. 2026-06-16
   days on market $170,000 Active 25 DOM
5. 2026-06-15
   days on market $170,000 Active 24 DOM
6. 2026-06-14
   days on market $170,000 Active 22 DOM
7. 2026-06-13
   days on market $170,000 Active 21 DOM
8. 2026-06-10
   days on market $170,000 Active 19 DOM
9. 2026-06-09
   days on market $170,000 Active 18 DOM
10. 2026-06-08
    days on market $170,000 Active 17 DOM
11. 2026-06-07
    days on market $170,000 Active 16 DOM
12. 2026-06-02
    days on market $170,000 Active 11 DOM
13. 2026-06-01
    days on market $170,000 Active 10 DOM
14. 2026-05-31
    days on market $170,000 Active 9 DOM
15. 2026-05-30
    days on market $170,000 Active 8 DOM
16. 2026-05-22
    listed $170,000 Active
17. 2026-04-29
    status Active
18. 2026-04-27
    status Pending
19. 2026-04-17
    listed $175,000 Active
20. 2022-11-15
    status Pending
21. 2022-10-21
    status Active
22. 2022-10-13
    status Pending
23. 2022-10-08
    status Active
24. 2022-09-23
    status Pending
25. 2022-09-09
    price $138,000
26. 2022-09-08
    status Active
27. 2022-08-29
    status Pending
28. 2022-07-06
    price $144,000
29. 2022-06-14
    listed $150,000 Active
30. 2016-11-07
    listed $113,500

ⓘ 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: $1,069 · $89/mo
• Projected year-2 tax: $1,257 · $105/mo
• Expected delta: +$188/yr (+$16/mo · 17.6%)

ⓘ 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 ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 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: $16,616
• − Mortgage interest: −$9,523
• − Property taxes: −$1,069
• − Insurance: −$850
• − Repairs & maintenance: −$1,329
• − Management: −$1,329
• − Depreciation: −$4,945
• Taxable loss: −$2,429
• Est. tax savings @ 24.0%: +$583
• After-tax cash flow: $1,093/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): 25,444
• Household income: $68,494
• Rent vs Own: 34.6% rent · 65.4% own
• Severe rent burden: 797.0

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 (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 2% Black 2% Asian 2%
• Common ancestry: Romanian 3% Lithuanian 2% Italian 1%
• Foreign-born: 2% · China, Canada
• Languages at home: 97% English-only · Spanish 1%

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: ▼ -101.86%
• Current HPI: 215.5153
• 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

+49.8% since first listed

15 events — show timeline

• 2026-05-22 Listed $170,000 IRMLS
• 2026-04-29 Relisted — IRMLS
• 2026-04-27 Pending — IRMLS
• 2026-04-17 Listed $175,000 IRMLS
• 2022-11-15 Pending — IRMLS
• 2022-10-21 Relisted — IRMLS
• 2022-10-13 Pending — IRMLS
• 2022-10-08 Relisted — IRMLS
• 2022-09-23 Pending — IRMLS
• 2022-09-09 Price Changed $138,000 IRMLS
• 2022-09-08 Relisted — IRMLS
• 2022-08-29 Pending — IRMLS
• 2022-07-06 Price Changed $144,000 IRMLS
• 2022-06-14 Listed $150,000 IRMLS
• 2016-11-07 Listed $113,500 IRMLS

Property tax history

-0.8%/yr

Latest (2024): $1,069 · -2.9% YoY. Source: county tax records.