1219 Marshall Ave · Evansville, IN 47714

$60,000

2 bd · 1.0 ba · 1,186 sqft · SingleFamily public records · 113 Days on market

Built 1910 4,356 sqft lot ↓ 8% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.5/5.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits at 1219 Marshall Avenue in Evansville’s 47714 corridor. Built in 1910, this 2-bedroom, 1-bath home offers approximately 1,186 square feet of living space with a partial basement and detached outbuilding. The property features an enclosed front porch, wood-paneled living space with fireplace, and classic architectural elements reflective of its era. The layout provides multiple living areas and defined bedroom spaces, offering flexibility for renovation. Situated in Evansville’s central-east area, the property provides convenient access to mid-city amenities, retail corridors, and downtown employment centers. This property presents an accessible entry point for

Key facts

• Partial basement
• Detached outbuilding
• Enclosed front porch

Tags

• ENCLOSED FRONT PORCH
• WOOD PANELED LIVING SPACE
• FIREPLACE
• PARTIAL BASEMENT
• DETACHED OUTBUILDING
• MULTIPLE LIVING AREAS

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family site-built home; One-story
• Construction: Aluminum siding
• Exterior features: Level lot; Lot dimensions approximately 35 x 130

Interior

• Bedrooms: Total of 5 rooms (includes bedrooms and living spaces); Laundry on the main level
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Fireplace in the family room; Partial basement
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $458 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $55k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.5% 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: Harper Elementary School (math 32% / reading 27%, grade F, #697 of 994 statewide, top 73%, 337 students, 74% FRL); Washington Middle School (math 14% / reading 24%, grade F, #274 of 330 statewide, top 83%, 353 students, 70% FRL); New Tech Institute (math 34% / reading 74%, grade C-, #79 of 369 statewide, top 26%, 275 students, 40% FRL).
• Market conditions: Rents rising fast (+7.9%/yr); 191 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 7.9% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($55k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — 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 $54,600 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.74% ✓
• Cap rate: 15.45%
• Cash-on-cash: 32.71%
• DSCR: 2.46
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $162,482
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1425 Covert Ave	0.31mi	3/1.0 (+1)	1,183 (-0%)	1mo	$118,000	$100	79
1101 Ravenswood Dr	0.37mi	2/1.0	1,269 (+7%)	1mo	$155,000	$122	70
1809 Powell Ave	0.57mi	2/1.0	1,168 (-2%)	1mo	$185,000	$158	70
1114 S Englewood Ave	0.31mi	3/1.0 (+1)	1,108 (-7%)	2mo	$154,000	$139	68
1059 Waggoner Ave	0.50mi	2/2.0	1,150 (-3%)	2mo	$125,000	$109	66
1826 Madison Ave	0.47mi	3/1.0 (+1)	1,150 (-3%)	3mo	$157,400	$137	65
2120 Monroe Ave	0.75mi	2/1.0	1,152 (-3%)	2mo	$158,000	$137	59
1563 Marshall Ave	0.24mi	3/1.5 (+1)	1,338 (+13%)	3mo	$83,000	$62	58
1107 S Evans Ave	0.71mi	2/1.0	1,096 (-8%)	1mo	$100,000	$91	54
713 S Runnymeade Ave	0.60mi	2/1.0	1,056 (-11%)	1mo	$153,500	$145	53
1862 Marshall Ave	0.59mi	3/1.0 (+1)	1,302 (+10%)	3mo	$65,000	$50	49
1451 Bellemeade Ave	0.60mi	2/1.0	1,016 (-14%)	2mo	$215,000	$212	47

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 · 7.86% rent growth · sell at horizon

5-year hold

• IRR: 32.9%
• Equity multiple: 2.48×
• Total profit: $24,795
• Equity at exit: $8,946

10-year hold

• IRR: 42.4%
• Equity multiple: 5.97×
• Total profit: $83,425
• Equity at exit: $5,188

Cash invested: $16,800 (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 47714

• Rents YoY: 7.9%
• Active inventory: 191
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,045 high
• Mortgage (P&I): −$315
• Tax from tax record: −$28 /mo · $335/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $458

Break-even live

Break-even rent $465

Max offer price $60,000

Occupancy floor 51%

Sensitivity live

Price	-10% $492	-5% $475	+0% $458	+5% $441	+10% $424
Rent	-10% $375	-5% $417	+0% $458	+5% $499	+10% $541
Rate	-1.0pp $488	-0.5pp $473	base $458	+0.5pp $442	+1.0pp $427

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1500 S Harlan Ave Evansville, IN	2.0	1.0	712	$900	$1.26	15d	1	0.16mi
1505 Jackson Ave Evansville, IN	2.0	1.0	780	$995	$1.28	22d	1	0.19mi
1021 Jefferson Ave Evansville, IN	1.0	1.0	798	$795	$1.00	15d	1	0.39mi
1909 Taylor Ave Evansville, IN	2.0	1.0	700	$1,200	$1.71	15d	1	0.51mi
1133 Bayard Park Dr Unit B Evansville, IN	2.0	1.0	990	$800	$0.81	22d	1	0.54mi
1909 Plantation Ct Evansville, IN	2.0	1.0	780	$700	$0.90	22d	2	0.83mi
715 E Riverside Dr Evansville, IN	2.0	1.0	806	$895	$1.11	22d	1	0.85mi
1762 Spring Ct Evansville, IN	2.0	1.0	975	$1,450	$1.49	22d	1	0.87mi
1952 Colts Ln Evansville, IN	1.0–3.0	1.0	1146	$1,035	$0.90	22d	8	0.87mi
734 Bayard Park Dr Evansville, IN	3.0	2.0	1000	$1,425	$1.43	22d	1	0.91mi
605 Madison Ave Evansville, IN	2.0	1.0	1069	$1,375	$1.29	22d	1	0.91mi
2340 Sunburst Blvd Unit 2200-202 Evansville, IN	3.0	1.0	973	$1,050	$1.08	22d	1	1.07mi
2340 Sunburst Blvd Unit 2270-318 Evansville, IN	2.0	1.0	815	$900	$1.10	22d	1	1.07mi
507 S Evans Ave Evansville, IN	2.0	1.0	750	$795	$1.06	22d	1	1.11mi
304 S Grand Ave Evansville, IN	2.0	1.0	967	$955	$0.99	22d	1	1.16mi
2001 S Taft Ave Evansville, IN	3.0	2.0	1472	$1,000	$0.68	22d	1	1.21mi
210 S Weinbach Ave Evansville, IN	3.0	1.0	1080	$1,450	$1.34	22d	1	1.25mi
827 Judson St Evansville, IN	3.0	1.0	1008	$1,295	$1.28	15d	1	1.25mi
1421 SE 2nd St Unit A Evansville, IN	1.0	1.0	800	$695	$0.87	15d	1	1.26mi
900 S Saint James Blvd Evansville, IN	3.0	2.0	1118	$1,450	$1.30	22d	1	1.31mi
1321 E Indiana St Evansville, IN	2.0	1.0	964	$1,050	$1.09	15d	1	1.31mi
1303 E Indiana St Evansville, IN	2.0	1.0	975	$1,195	$1.23	15d	1	1.31mi
1415 E Indiana St Evansville, IN	2.0	1.0	814	$795	$0.98	15d	1	1.31mi
924 SE 6th St Unit A Evansville, IN	1.0	1.0	800	$875	$1.09	22d	1	1.33mi
2232 E Riverside Dr Evansville, IN	2.0	1.0	810	$1,200	$1.48	15d	1	1.33mi
17 Washington Ave Evansville, IN	2.0	1.0	882	$1,455	$1.65	22d	1	1.41mi
1604 Marbo Ave Evansville, IN	2.0	1.0	900	$1,095	$1.22	22d	1	1.42mi
1713 Hawthorne Ave Evansville, IN	3.0	2.0	1204	$1,395	$1.16	22d	1	1.42mi
8 E Blackford Ave Evansville, IN	1.0	1.0	750	$825	$1.10	22d	1	1.44mi
2947 Ravenswood Dr Unit 2927 Evansville, IN	2.0	1.0	1150	$975	$0.85	22d	1	1.45mi

Listing history 17 events

1. 2026-06-22
   days on market $60,000 Active 113 DOM
2. 2026-06-18
   days on market $60,000 Active 110 DOM
3. 2026-06-17
   days on market $60,000 Active 109 DOM
4. 2026-06-16
   days on market $60,000 Active 108 DOM
5. 2026-06-15
   days on market $60,000 Active 107 DOM
6. 2026-06-14
   days on market $60,000 Active 105 DOM
7. 2026-06-13
   days on market $60,000 Active 104 DOM
8. 2026-06-10
   days on market $60,000 Active 102 DOM
9. 2026-06-09
   days on market $60,000 Active 101 DOM
10. 2026-06-08
    days on market $60,000 Active 100 DOM
11. 2026-06-07
    days on market $60,000 Active 99 DOM
12. 2026-06-02
    days on market $60,000 Active 94 DOM
13. 2026-06-01
    days on market $60,000 Active 93 DOM
14. 2026-05-31
    days on market $60,000 Active 92 DOM
15. 2026-05-30
    days on market $60,000 Active 91 DOM
16. 2026-05-07
    price $60,000
17. 2026-02-26
    listed $65,000 Active

ⓘ 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: $335 · $28/mo
• Projected year-2 tax: $423 · $35/mo
• Expected delta: +$87/yr (+$7/mo · 26.1%)

ⓘ 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 (shaded) · 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 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,540
• − Mortgage interest: −$3,361
• − Property taxes: −$335
• − Insurance: −$300
• − Repairs & maintenance: −$1,003
• − Management: −$1,003
• − Depreciation: −$1,745
• Taxable income: $4,792
• Est. tax owed @ 24.0%: −$1,150
• After-tax cash flow: $4,346/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): 32,132
• Household income: $55,910
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 1394.0

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 (71%)
• Race & ethnicity: White 71% Black 17% Two or more races 6% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 92% English-only · Spanish 4% Other Asian/Pacific 1% French/Haitian/Cajun 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: ▼ -124.80%
• Current HPI: 211.1755
• Rent YoY: ▲ 7.86%
• 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

-7.7% since first listed

2 events — show timeline

• 2026-05-07 Price Changed $60,000 IRMLS
• 2026-02-26 Listed $65,000 IRMLS

Property tax history

+15.5%/yr

Latest (2024): $335 · +26.6% YoY. Source: county tax records.