920 Edgar St · Evansville, IN 47710

$154,900

4 bd · 1.0 ba · 1,024 sqft · SingleFamily public records · 53 Days on market

Built 1889 4,356 sqft lot

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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 +13.8/30.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3-4 bedroom 1 bath home with 2 car garage conveniently located near Deconness hospital, pharmacy & restaurants. Updates include brand new high efficiency Carrier hvac system, stainless steel appliances, replacement windows, ceiling fans and new laminate flooring. Laundry room/mudroom is located on the main floor. Privacy fenced back yard with covered back porch. There's an extra room in the rear of the home that can be used as a formal dining room or extra family room area. Brand new roof as of August 2016. Super clean and move in ready. Immediate possession. FHA & VA welcome.

Key facts

• Metal roof
• New doors
• New vinyl siding

Tags

• MAINTENANCE FREE EXTERIOR
• NEW VINYL SIDING
• METAL ROOF
• TOTALLY REMODELED INTERIOR
• NEW WINDOWS
• NEW DOORS

Property features AI

Finance

• Other: Property listed by Pinnacle Realty Group

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Site-built home; 2 stories
• Construction: Vinyl siding; Brick/mortar foundation; Metal roof; Built above grade living area approximately 1,792
• Exterior features: Level lot; Subdivision: Jacobsville; Lot dimensions approximately 26 x 162

Interior

• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central air conditioning; Natural gas forced-air heating
• Interior features: Basement present; 7 total rooms
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $14 ($163/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 $123k (20.5% below list).
• Recommended offer: $123k (20.5% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 508 units permitted in Vanderburgh County in 2024 (32 in 5+ unit buildings).
• This rent runs 31% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 53 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $43k; list at $155k implies a 260% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1889 — 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 $123,182 (20.5% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1889 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.80% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.38%
• DSCR: 1.02
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $56,320
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1216 Edgar St	0.19mi	3/1.0 (-1)	1,112 (+9%)	5mo	$29,000	$26	68
312 W Florida St	0.28mi	3/1.0 (-1)	1,057 (+3%)	14mo	$15,000	$14	65
1215 Harriet St	0.24mi	3/1.0 (-1)	1,116 (+9%)	7mo	$19,900	$18	63
1309 W Delaware St	0.57mi	3/1.0 (-1)	1,064 (+4%)	13mo	$118,000	$111	51
1219 Harriett St	0.26mi	3/2.0 (-1)	1,134 (+11%)	19mo	$75,000	$66	45
108 E Florida St	0.63mi	3/1.0 (-1)	984 (-4%)	17mo	$25,000	$25	45
1024 Read St	0.25mi	3/2.0 (-1)	1,118 (+9%)	24mo	$140,000	$125	44
901 N Lafayette Ave	0.71mi	3/2.0 (-1)	992 (-3%)	17mo	$35,000	$35	39
1407 W Maryland St	0.64mi	3/2.0 (-1)	1,098 (+7%)	18mo	$131,000	$119	34
410 N 4th Ave	0.51mi	3/2.0 (-1)	1,175 (+15%)	16mo	$65,000	$55	30

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: -15.7%
• Equity multiple: 0.44×
• Total profit: $-24,286
• Equity at exit: $23,096

10-year hold

• IRR: -7.4%
• Equity multiple: 0.53×
• Total profit: $-20,237
• Equity at exit: $13,393

Cash invested: $43,372 (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: 10.5×

Monthly cashflow live

• Estimated rent: $1,232 medium
• Mortgage (P&I): −$812
• Tax from tax record: −$83 /mo · $993/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $14

Break-even live

Break-even rent $1,215

Max offer price $154,900

Occupancy floor 94%

Sensitivity live

Price	-10% $101	-5% $57	+0% $14	+5% $-30	+10% $-74
Rent	-10% $-84	-5% $-35	+0% $14	+5% $62	+10% $111
Rate	-1.0pp $92	-0.5pp $53	base $14	+0.5pp $-27	+1.0pp $-67

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 E Eichel Ave Unit B Evansville, IN	4.0	2.0	1228	$1,257	$1.02	21d	1	0.68mi
1319 Uhlhorn St Evansville, IN	3.0	2.0	1424	$1,350	$0.95	14d	1	0.81mi
1900 W Indiana St Evansville, IN	3.0	1.0	960	$995	$1.04	21d	1	1.21mi
2102 W Delaware St Evansville, IN	3.0	1.0	1083	$925	$0.85	14d	1	1.26mi

Listing history 7 events

1. 2026-06-18
   days on market $154,900 Active 53 DOM
2. 2026-06-17
   days on market $154,900 Active 52 DOM
3. 2026-06-16
   days on market $154,900 Active 51 DOM
4. 2026-06-15
   pricestatusdays on market $154,900 Active 50 DOM
5. 2026-04-09
   listed $159,900 Active
6. 2017-04-17
   soldstatus $43,000 597-char remark

   Show marketing remark (597 chars)

   3-4 bedroom 1 bath home with 2 car garage conveniently located near Deconness hospital, pharmacy & restaurants. Updates include brand new high efficiency Carrier hvac system, stainless steel appliances, replacement windows, ceiling fans and new laminate flooring. Laundry room/mudroom is located on the main floor. Privacy fenced back yard with covered back porch. There's an extra room in the rear of the home that can be used as a formal dining room or extra family room area. Brand new roof as of August 2016. Super clean and move in ready. Immediate possession. FHA & VA welcome.

7. 2016-03-12
   listed $49,900 597-char remark

   Show marketing remark (597 chars)

   3-4 bedroom 1 bath home with 2 car garage conveniently located near Deconness hospital, pharmacy & restaurants. Updates include brand new high efficiency Carrier hvac system, stainless steel appliances, replacement windows, ceiling fans and new laminate flooring. Laundry room/mudroom is located on the main floor. Privacy fenced back yard with covered back porch. There's an extra room in the rear of the home that can be used as a formal dining room or extra family room area. Brand new roof as of August 2016. Super clean and move in ready. Immediate possession. FHA & VA welcome.

ⓘ 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: $993 · $83/mo
• Projected year-2 tax: $1,155 · $96/mo
• Expected delta: +$162/yr (+$14/mo · 16.3%)

ⓘ 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: $14,782
• − Mortgage interest: −$8,677
• − Property taxes: −$993
• − Insurance: −$774
• − Repairs & maintenance: −$1,183
• − Management: −$1,183
• − Depreciation: −$4,506
• Taxable loss: −$2,533
• Est. tax savings @ 24.0%: +$608
• After-tax cash flow: $771/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

+220.4% since first listed

3 events — show timeline

• 2026-04-09 Listed $159,900 IRMLS
• 2017-04-17 Sold (MLS) $43,000 IRMLS
• 2016-03-12 Listed $49,900 IRMLS

Property tax history

+10.8%/yr

Latest (2024): $993 · +14.0% YoY. Source: county tax records.