1319 Oakley St · Evansville, IN 47710

$82,475

1 bd · 1.0 ba · 799 sqft · SingleFamily public records · 63 Days on market

Built 1909 2,178 sqft lot Est $67k · 23% over

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Why this score? — see what drove the C- 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 +25.1/30.0
• 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
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

This house is a part of a package deal. These are all tenant occupied rental properties that are professionally managed. The photos are when the property was vacant to keep the privacy of the tenants. The following houses are for sale for a total price of $339,900.00 | 720 E Florida St, Evansville, IN - Rented at $795/m | 1550 S Morton Ave, Evansville, IN - Rented at $950/m | 1319 Oakley St, Evansville, IN - Rented at $1150/m | 1309 N Fourth Ave, Evansville, IN - Rented at $900/m | Total Rent - $3,795/m These are all Single Family homes where the tenants are responsible for all utilities.

Key facts

• 2,178 sq ft lot
• Built 1909
• Listed 63 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence; Site-built home; 2 stories
• Construction: Aluminum siding
• Exterior features: Level lot

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom; Main level bathroom
• Heating & cooling: Central air conditioning; Natural gas forced air heating
• Interior features: 7 total rooms; Partial basement
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $181 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($860 rent vs $82k).
• Recommended offer: $78k (6.0% below list) — sets the bar for market timing.
• 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: Delaware Elementary School (math 22% / reading 16%, grade F, #829 of 994 statewide, top 84%, 338 students, 90% FRL); North Junior High School (math 44% / reading 57%, grade C, #43 of 330 statewide, top 14%, 929 students, 42% FRL); North High School (math 57% / reading 74%, grade B, #29 of 369 statewide, top 8%, 1,674 students, 35% FRL).
• Market conditions: 88 active listings in the ZIP; 22 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $570 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Watch-outs: built in 1909 — 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 $77,526 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1909 — 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: 1.04% ✓
• Cap rate: 8.93%
• Cash-on-cash: 9.42%
• DSCR: 1.42
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $67,116
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1031 N Third Ave	0.29mi	1/1.0	777 (-3%)	6mo	$65,000	$84	77
916 Edgar St	0.26mi	2/1.0 (+1)	832 (+4%)	4mo	$27,000	$32	73
524 W Louisiana Ave	0.14mi	2/1.0 (+1)	750 (-6%)	9mo	$45,000	$60	70
318 W Florida St	0.25mi	2/1.0 (+1)	756 (-5%)	6mo	$101,000	$134	69
1109 W Georgia St	0.33mi	1/1.0	848 (+6%)	15mo	$10,000	$12	62
322 W Tennessee St	0.24mi	2/1.0 (+1)	864 (+8%)	14mo	$19,000	$22	58
15 E Tennessee St	0.58mi	2/1.0 (+1)	752 (-6%)	10mo	$93,500	$124	50
1317 N 3rd Ave	0.22mi	2/1.0 (+1)	915 (+14%)	14mo	$100,000	$109	49
16 W Tennessee St	0.48mi	2/1.0 (+1)	894 (+12%)	10mo	$119,000	$133	45
217 E Eichel Ave	0.73mi	2/1.0 (+1)	760 (-5%)	11mo	$102,000	$134	44
215 E Florida St	0.72mi	2/1.0 (+1)	742 (-7%)	12mo	$56,000	$75	39
1527 W Dresden St	0.75mi	2/1.0 (+1)	720 (-10%)	8mo	$24,000	$33	37

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: -2.1%
• Equity multiple: 0.92×
• Total profit: $-1,852
• Equity at exit: $12,297

10-year hold

• IRR: 7.5%
• Equity multiple: 1.57×
• Total profit: $13,126
• Equity at exit: $7,131

Cash invested: $23,093 (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: 8.0×

Monthly cashflow live

• Estimated rent: $860 high
• Mortgage (P&I): −$433
• Tax from tax record: −$32 /mo · $380/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $181

Break-even live

Break-even rent $631

Max offer price $82,475

Occupancy floor 74%

Sensitivity live

Price	-10% $228	-5% $205	+0% $181	+5% $158	+10% $135
Rent	-10% $113	-5% $147	+0% $181	+5% $215	+10% $249
Rate	-1.0pp $223	-0.5pp $202	base $181	+0.5pp $160	+1.0pp $138

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: $20,619
• Closing costs: $2,474
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
32 W Tennessee St Evansville, IN	2.0	1.0	864	$925	$1.07	14d	1	0.41mi
1018 Baker Ave Unit B Evansville, IN	1.0	1.0	800	$625	$0.78	22d	1	0.43mi
406 Edgar St Unit 1 Evansville, IN	1.0	1.0	530	$1,500	$2.83	22d	1	0.58mi
1306 W Missouri St Evansville, IN	2.0	1.0	800	$950	$1.19	14d	1	0.59mi
109 E Eichel Ave Unit A Evansville, IN	1.0	1.0	675	$745	$1.10	22d	1	0.63mi
610 N Main St Evansville, IN	2.0	1.0	751	$675	$0.90	22d	1	0.67mi
200 N Main St Evansville, IN	2.0	1.0–2.0	857	$1,287	$1.50	14d	7	0.83mi
41 W Division St Unit 101 Evansville, IN	1.0	1.0	634	$1,100	$1.74	22d	1	0.93mi
41 W Division St Apt 200 Evansville, IN	2.0	2.0	1083	$1,500	$1.39	22d	1	0.93mi
706 Court St Evansville, IN	2.0	1.5	1100	$850	$0.77	22d	1	0.98mi
400 NW 5th St Unit 4 Evansville, IN	2.0	1.0	792	$725	$0.92	22d	1	0.99mi
500 Richardt Ave Evansville, IN	1.0	1.0	550	$700	$1.27	22d	1	1.08mi
1151 Diamond Pl Evansville, IN	1.0	1.0	700	$780	$1.11	22d	1	1.11mi
24 NW 6th St Apt 103 Evansville, IN	1.0	1.0	706	$1,300	$1.84	22d	1	1.17mi
1008 Allens Ln Evansville, IN	2.0	1.0	1081	$750	$0.69	22d	1	1.23mi
300 Main St Unit 1 D3 Evansville, IN	1.0	1.0	800	$2,000	$2.50	22d	1	1.30mi
329 Main St Evansville, IN	1.0–2.0	1.0–2.0	717	$1,050	$1.46	14d	1	1.30mi
702 Fairway Dr Evansville, IN	1.0–2.0	1.0	800	$640	$0.80	22d	2	1.37mi
2501 N Evans Ave Unit A Evansville, IN	2.0	1.0	856	$900	$1.05	22d	1	1.42mi
101 SE 2nd St Evansville, IN	1.0	1.0	530	$750	$1.42	14d	1	1.43mi
100 SE 1st St Evansville, IN	1.0–2.0	1.0–2.0	715	$1,120	$1.57	14d	17	1.45mi
820 Negley Ave Unit B Evansville, IN	1.0	1.0	575	$695	$1.21	22d	1	1.45mi

Listing history 19 events

1. 2026-06-18
   days on market $82,475 Active 63 DOM
2. 2026-06-17
   price $82,475 Active 62 DOM
3. 2026-06-17
   days on market $84,975 Active 62 DOM
4. 2026-06-16
   days on market $84,975 Active 61 DOM
5. 2026-06-15
   days on market $84,975 Active 60 DOM
6. 2026-06-14
   days on market $84,975 Active 58 DOM
7. 2026-06-13
   days on market $84,975 Active 57 DOM
8. 2026-06-10
   days on market $84,975 Active 55 DOM
9. 2026-06-09
   days on market $84,975 Active 54 DOM
10. 2026-06-08
    days on market $84,975 Active 53 DOM
11. 2026-06-07
    days on market $84,975 Active 52 DOM
12. 2026-06-02
    days on market $84,975 Active 47 DOM
13. 2026-06-01
    days on market $84,975 Active 46 DOM
14. 2026-05-31
    days on market $84,975 Active 45 DOM
15. 2026-05-30
    days on market $84,975 Active 44 DOM
16. 2026-04-17
    listed $84,975 Active
17. 2026-03-02
    historical $1,150
18. 2026-02-03
    price $1,150
19. 2026-01-26
    listed $995

ⓘ 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: $380 · $32/mo
• Projected year-2 tax: $540 · $45/mo
• Expected delta: +$161/yr (+$13/mo · 42.3%)

ⓘ 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: $10,326
• − Mortgage interest: −$4,620
• − Property taxes: −$380
• − Insurance: −$412
• − Repairs & maintenance: −$826
• − Management: −$826
• − Depreciation: −$2,399
• Taxable income: $862
• Est. tax owed @ 24.0%: −$207
• After-tax cash flow: $1,968/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

+7289.1% since first listed

4 events — show timeline

• 2026-04-17 Listed $84,975 IRMLS
• 2026-03-02 Rental Removed $1,150 APPFOLIO
• 2026-02-03 Price Changed $1,150 APPFOLIO
• 2026-01-26 Listed for Rent $995 APPFOLIO

Property tax history

+0.7%/yr

Latest (2024): $380 · +1.7% YoY. Source: county tax records.