5012 Helmuth Ave · Evansville, IN 47715

$110,000

2 bd · 1.5 ba · 1,153 sqft · SingleFamily public records · 2 Days on market

Built 1953 6,300 sqft lot Est $209k · 47% under ↓ 12% 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 +25.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 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

Spacious brick ranch on Evansville’s east side offering strong upside with added finished basement square footage. Main level features a large living area, functional kitchen layout, and solid bones throughout, while the partially finished basement provides additional living space ideal for a second living area, bedrooms, or flex use. Home sits in an established neighborhood and offers a great opportunity for buyers looking to add value with cosmetic updates. Conveniently located near shopping, dining, and major roadways, this property is perfect for investors, renovators, or owner-occupants looking to build equity.

Key facts

• Finished basement
• Cosmetic updates
• Brick ranch

Tags

• BRICK RANCH
• FINISHED BASEMENT
• ESTABLISHED NEIGHBORHOOD
• ADDITIONAL LIVING SPACE
• COSMETIC UPDATES

Property features AI

Finance

• Other: Residential property listed by Paradigm Realty Solutions

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence (site-built); One story
• Construction: Brick construction
• Exterior features: Lot dimensions approximately 60 x 105; Lot zoning R-1 One-Family Residence; Lot features: Other; Subdivision: Reynold Terrace; Directions available

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom; 2 main-level bathrooms
• Heating & cooling: Central air conditioning; Natural gas heating
• Interior features: Finished basement; Total of 8 rooms
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $241 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 8.9% 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: Caze Elementary School (math 17% / reading 17%, grade F, #837 of 994 statewide, top 86%, 393 students, 79% FRL); Mcgary Middle School (math 8% / reading 15%, grade F, #311 of 330 statewide, top 94%, 351 students, 81% FRL); William Henry Harrison High School (math 29% / reading 54%, grade F, #211 of 369 statewide, top 58%, 1,158 students, 61% FRL) — zoned schools average 73% FRL vs 50% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 23% at this address vs 40% district-wide (-16 pts) — the specific schools serving this property underperform the Evansville Vanderburgh School Corporation average; the district grade overstates school quality for this exact location.
• Market conditions: 181 active listings in the ZIP; 15 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 $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $110,000

Questions for the listing agent

1. Built in 1953 — 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: 8.92%
• Cash-on-cash: 9.39%
• DSCR: 1.42
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $208,693
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2422 Filly Dr	0.33mi	3/2.0 (+1)	1,176 (+2%)	3mo	$239,000	$203	72
4537 Greencove Ave	0.40mi	3/2.0 (+1)	1,172 (+2%)	2mo	$202,400	$173	70
1907 S Green River Rd	0.18mi	3/1.0 (+1)	1,266 (+10%)	6mo	$139,900	$111	63
2819 Promise St	0.65mi	3/1.0 (+1)	1,176 (+2%)	1mo	$174,750	$149	59
5717 Lincoln Pointe Blvd	0.45mi	3/2.0 (+1)	1,240 (+8%)	1mo	$240,000	$194	59
1909 Seasons Ridge Blvd	0.66mi	3/2.0 (+1)	1,139 (-1%)	8mo	$220,000	$193	53
4550 Sweetser Ave	0.34mi	3/1.0 (+1)	1,014 (-12%)	6mo	$184,500	$182	52
1733 Burdette Ave	0.53mi	3/1.0 (+1)	1,056 (-8%)	6mo	$180,000	$170	49
1818 Seasons Ridge Dr	0.71mi	3/2.0 (+1)	1,188 (+3%)	10mo	$215,000	$181	47
5928 Crossfield Dr	0.58mi	2/2.0	1,003 (-13%)	8mo	$150,000	$150	42
1913 Jeanette Ave	0.74mi	3/1.0 (+1)	999 (-13%)	3mo	$108,000	$108	34
1726 Seasons Ridge Blvd	0.73mi	3/2.0 (+1)	1,323 (+15%)	7mo	$240,000	$181	28

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: -2.2%
• Equity multiple: 0.92×
• Total profit: $-2,519
• Equity at exit: $16,401

10-year hold

• IRR: 7.5%
• Equity multiple: 1.56×
• Total profit: $17,395
• Equity at exit: $9,511

Cash invested: $30,800 (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 47715

• Active inventory: 181
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,143 high
• Mortgage (P&I): −$577
• Tax from tax record: −$39 /mo · $470/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $241

Break-even live

Break-even rent $838

Max offer price $110,000

Occupancy floor 74%

Sensitivity live

Price	-10% $303	-5% $272	+0% $241	+5% $210	+10% $179
Rent	-10% $151	-5% $196	+0% $241	+5% $286	+10% $331
Rate	-1.0pp $296	-0.5pp $269	base $241	+0.5pp $212	+1.0pp $183

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1900 Pueblo Pass Evansville, IN	2.0–3.0	1.5	1081	$899	$0.83	15d	5	0.26mi
4689 Covert Ave Unit 4629 Evansville, IN	2.0	1.0	725	$775	$1.07	15d	1	0.45mi
1621 Burdette Ave Evansville, IN	2.0	1.0	720	$1,050	$1.46	22d	1	0.60mi
5301 Stonehedge Dr Evansville, IN	1.0–2.0	1.0–2.0	914	$1,170	$1.28	15d	19	0.63mi
1100 Erie Ave Evansville, IN	1.0–3.0	1.0–2.0	962	$1,188	$1.23	22d	2	0.85mi
1165 Shiloh Sq Evansville, IN	1.0–2.0	1.0–2.0	907	$1,145	$1.26	15d	15	0.86mi
1411 Jeanette Ave Unit 1411 Evansville, IN	3.0	1.5	1210	$1,195	$0.99	22d	1	0.92mi
3700 Justus Ct Evansville, IN	1.0–2.0	1.0–2.0	790	$975	$1.23	22d	1	0.99mi
1320 Lee Ct Evansville, IN	1.0–4.0	1.0–1.5	1007	$1,032	$1.03	15d	36	1.06mi
950 S Hebron Ave Apt 301 Evansville, IN	2.0	1.0	1088	$1,900	$1.75	22d	1	1.11mi
815 Erie Ave Evansville, IN	1.0–2.0	1.0–2.5	1038	$1,349	$1.30	15d	17	1.15mi
700 Chateau Dr Evansville, IN	2.0	1.0	825	$695	$0.84	15d	2	1.36mi
3951 Bellemeade Ave Unit D Evansville, IN	2.0	1.0	825	$1,100	$1.33	22d	1	1.38mi
2947 Ravenswood Dr Unit 2927 Evansville, IN	2.0	1.0	1150	$975	$0.85	22d	1	1.39mi
1713 Hawthorne Ave Evansville, IN	3.0	2.0	1204	$1,395	$1.16	22d	1	1.40mi

Listing history 10 events

1. 2026-06-02
   status $110,000 Pending 2 DOM
2. 2026-06-01
   days on market $110,000 Active 2 DOM
3. 2026-05-31
   days on marketlisting id $110,000 Active 1 DOM
4. 2026-05-19
   price $119,000
5. 2026-05-12
   price $121,000
6. 2026-05-05
   price $123,000
7. 2026-04-28
   price $125,500
8. 2026-04-21
   price $130,000
9. 2026-04-13
   price $132,500
10. 2026-03-27
    listed $134,900 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: $470 · $39/mo
• Projected year-2 tax: $703 · $59/mo
• Expected delta: +$232/yr (+$19/mo · 49.5%)

ⓘ 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 3% 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: $13,714
• − Mortgage interest: −$6,162
• − Property taxes: −$470
• − Insurance: −$550
• − Repairs & maintenance: −$1,097
• − Management: −$1,097
• − Depreciation: −$3,200
• Taxable income: $1,138
• Est. tax owed @ 24.0%: −$273
• After-tax cash flow: $2,619/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): 29,280
• Household income: $60,897
• Rent vs Own: 50.4% rent · 49.6% own
• Severe rent burden: 1652.0

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 (74%)
• Race & ethnicity: White 74% Black 13% Hispanic / Latino 6% Two or more races 4% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 3% Romanian 2% Italian 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 93% English-only · Spanish 4% Chinese 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: ▼ -113.01%
• Current HPI: 195.7299
• 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

-11.8% since first listed

7 events — show timeline

• 2026-05-19 Price Changed $119,000 IRMLS
• 2026-05-12 Price Changed $121,000 IRMLS
• 2026-05-05 Price Changed $123,000 IRMLS
• 2026-04-28 Price Changed $125,500 IRMLS
• 2026-04-21 Price Changed $130,000 IRMLS
• 2026-04-13 Price Changed $132,500 IRMLS
• 2026-03-27 Listed $134,900 IRMLS

Property tax history

-15.3%/yr

Latest (2024): $470 · -80.9% YoY. Source: county tax records.